5291 Campbellton Rd · South Fulton, GA 30331

$254,900

3 bd · 2.5 ba · 2,082 sqft · SingleFamily · 95 Days on market

Built 1978 0.75 ac lot $122/sqft · 22% below area Est $326k · 22% under

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +14.6/30.0
• Schools +4.5/10.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 4-sided brick home on .75 acres with no HOA in Atlanta! 5291 Campbellton Rd SW offers 3 bedrooms, 2.5 baths, hardwood floors, and a finished basement that adds flexible living space for a second den, office, media room, or recreation area. The spacious lot offers room to enjoy the outdoors, while the storage shed adds practical convenience. With solid construction, usable space, and fewer restrictions, this property presents a rare opportunity for buyers seeking flexibility, value, and room to grow.

Key facts

• 0.75 acre lot
• 2 parking spots
• Built 1978

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $59 ($705/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (9.6% below list).
• Recommended offer: $230k (9.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.6% in South Fulton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Fulton County (suburban): math 49% / reading 53% proficiency, ranked #12 of 174 in GA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.6%/yr); 487 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 44% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,421 (9.6% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.90% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.99%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

• ARV (median comp): $325,865
• List price: $254,900
• Delta: -21.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 Promenade Way SW	0.52mi	3/2.5	2,239 (+8%)	9mo	$237,000	$106	56
5317 Lakerock Dr SW	0.56mi	3/2.0	2,290 (+10%)	8mo	$331,000	$145	49
5055 Promenade Dr SW	0.70mi	3/2.5	1,948 (-6%)	13mo	$330,000	$169	46
1455 Elva Dr SW	0.61mi	4/2.0 (+1)	2,366 (+14%)	7mo	$308,000	$130	36
2010 SW Enon Pines Dr SW	0.74mi	3/2.0	2,274 (+9%)	18mo	$300,000	$132	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.63% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.46×
• Total profit: $-38,382
• Equity at exit: $38,006

10-year hold

• IRR: -7.2%
• Equity multiple: 0.55×
• Total profit: $-31,942
• Equity at exit: $22,039

Cash invested: $71,372 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 30331

• Home prices YoY: -34.2%
• Rents YoY: 2.6%
• Active inventory: 487
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,304 high
• Mortgage (P&I): −$1,337
• Tax est. 1.5%: −$319 /mo · $3,824/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $59

Break-even live

Break-even rent $2,230

Max offer price $254,900

Occupancy floor 92%

Sensitivity live

Price	-10% $235	-5% $147	+0% $59	+5% $-29	+10% $-117
Rent	-10% $-123	-5% $-32	+0% $59	+5% $150	+10% $241
Rate	-1.0pp $187	-0.5pp $124	base $59	+0.5pp $-7	+1.0pp $-74

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5209 Lakerock Dr SW Atlanta, GA	4.0	2.5	2798	$2,795	$1.00	6d	1	0.63mi
1524 Reel Lake Dr SW Atlanta, GA	3.0	2.5	1967	$2,400	$1.22	44d	1	0.81mi
4970 Promenade Dr SW Atlanta, GA	4.0	2.5	2250	$2,580	$1.15	0d	1	0.85mi
1288 Elva Dr SW Atlanta, GA	3.0	2.0	2112	$1,850	$0.88	44d	1	0.95mi
1475 Sand Bay Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	1155	$1,896	$1.64	0d	31	0.96mi
1255 Martinique Ct SW Atlanta, GA	4.0	2.5	2070	$2,556	$1.23	6d	1	1.09mi
4720 Edwina Ln SW Atlanta, GA	4.0	2.0	1400	$1,873	$1.34	3d	1	1.19mi
2495 Zane Dr SW Atlanta, GA	3.0	2.5	1450	$1,785	$1.23	0d	1	1.20mi
279 Faron Dr SW Atlanta, GA	4.0	2.5	2228	$2,730	$1.23	0d	1	1.21mi
267 Faron Dr SW Atlanta, GA	4.0	2.5	2361	$2,555	$1.08	23d	1	1.21mi
5980 Skylar Dr Atlanta, GA	3.0	2.5	1508	$2,550	$1.69	6d	1	1.28mi
5976 Skylar Dr Atlanta, GA	3.0	2.5	1508	$2,500	$1.66	44d	1	1.28mi
5320 Cascade Hills Cir SW Atlanta, GA	3.0	2.0	1473	$2,156	$1.46	44d	1	1.46mi
5786 Westchase St Atlanta, GA	3.0	2.5	1584	$2,020	$1.28	6d	1	1.47mi
5794 Westchase St Atlanta, GA	3.0	2.5	2088	$2,020	$0.97	0d	1	1.47mi

Listing history 17 events

1. 2026-06-21
   days on market $254,900 Active 95 DOM
2. 2026-06-18
   days on market $254,900 Active 92 DOM
3. 2026-06-17
   days on market $254,900 Active 91 DOM
4. 2026-06-16
   days on market $254,900 Active 90 DOM
5. 2026-06-15
   days on market $254,900 Active 89 DOM
6. 2026-06-13
   days on market $254,900 Active 87 DOM
7. 2026-06-09
   days on market $254,900 Active 83 DOM
8. 2026-06-08
   days on market $254,900 Active 82 DOM
9. 2026-06-07
   days on market $254,900 Active 81 DOM
10. 2026-06-04
    days on market $254,900 Active 78 DOM
11. 2026-06-03
    days on market $254,900 Active 77 DOM
12. 2026-06-01
    days on market $254,900 Active 75 DOM
13. 2026-05-31
    days on market $254,900 Active 74 DOM
14. 2026-03-18
    listed $254,900 Active 513-char remark

    Show marketing remark (513 chars)

    Charming 4-sided brick home on .75 acres with no HOA in Atlanta! 5291 Campbellton Rd SW offers 3 bedrooms, 2.5 baths, hardwood floors, and a finished basement that adds flexible living space for a second den, office, media room, or recreation area. The spacious lot offers room to enjoy the outdoors, while the storage shed adds practical convenience. With solid construction, usable space, and fewer restrictions, this property presents a rare opportunity for buyers seeking flexibility, value, and room to grow.

15. 2026-03-18
    listed $254,900 New 513-char remark

    Show marketing remark (513 chars)

    Charming 4-sided brick home on .75 acres with no HOA in Atlanta! 5291 Campbellton Rd SW offers 3 bedrooms, 2.5 baths, hardwood floors, and a finished basement that adds flexible living space for a second den, office, media room, or recreation area. The spacious lot offers room to enjoy the outdoors, while the storage shed adds practical convenience. With solid construction, usable space, and fewer restrictions, this property presents a rare opportunity for buyers seeking flexibility, value, and room to grow.

16. 2026-03-17
    historical $254,900 513-char remark

    Show marketing remark (513 chars)

    Charming 4-sided brick home on .75 acres with no HOA in Atlanta! 5291 Campbellton Rd SW offers 3 bedrooms, 2.5 baths, hardwood floors, and a finished basement that adds flexible living space for a second den, office, media room, or recreation area. The spacious lot offers room to enjoy the outdoors, while the storage shed adds practical convenience. With solid construction, usable space, and fewer restrictions, this property presents a rare opportunity for buyers seeking flexibility, value, and room to grow.

17. 2026-03-17
    historical $254,900 513-char remark

    Show marketing remark (513 chars)

    Charming 4-sided brick home on .75 acres with no HOA in Atlanta! 5291 Campbellton Rd SW offers 3 bedrooms, 2.5 baths, hardwood floors, and a finished basement that adds flexible living space for a second den, office, media room, or recreation area. The spacious lot offers room to enjoy the outdoors, while the storage shed adds practical convenience. With solid construction, usable space, and fewer restrictions, this property presents a rare opportunity for buyers seeking flexibility, value, and room to grow.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,651
• − Mortgage interest: −$14,278
• − Property taxes: −$3,824
• − Insurance: −$1,274
• − Repairs & maintenance: −$2,212
• − Management: −$2,212
• − Depreciation: −$7,415
• Taxable loss: −$3,565
• Est. tax savings @ 24.0%: +$856
• After-tax cash flow: $1,561/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Fulton County
• NCES district ID: 1302280
• Math proficiency: 49% ▼ -2.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $68,035
• Composite: 45.33/100
• National rank: #2640
• State rank: #12 of 174 in GA

Livability — South Fulton

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: South Fulton, GA
• County: Fulton County · 1,094,430 people
• City population: 127,674
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 62,567
• Household income: $62,623
• Rent vs Own: 46.8% rent · 53.2% own
• Severe rent burden: 3748.0

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 1,203,707 people
• By 2030: 1,299,706 · +8.0%
• By 2040: 1,488,256 · +23.6%
• By 2050: 1,664,580 · +38.3%
• By 2075: 2,036,072 · +69.2%
• By 2100: 2,222,402 · +84.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (94%)
• Race & ethnicity: Black 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Hispanic 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid D (+44.9) · D 71.9% · R 27.0% · Other 1.1%
• 2008→2024 swing: +9.8pp toward D · 2008: 35.0pp · 2024: 44.9pp
• All cycles: 2024: D+44.9 2020: D+46.4 2016: D+42.1 2012: D+29.6 2008: D+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -106.38%
• Current HPI: 204.5402
• Rent YoY: ▲ 2.63%
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

+0.0% since first listed

4 events — show timeline

• 2026-03-18 Listed $254,900 FMLS
• 2026-03-18 Listed $254,900 GAMLS
• 2026-03-17 Coming Soon $254,900 GAMLS
• 2026-03-17 Coming Soon $254,900 FMLS