6560 Woodford Rd · South Fulton, GA 30349

$190,000

3 bd · 1.5 ba · 1,144 sqft · SingleFamily public records · 125 Days on market

Built 1973 10,724 sqft lot Est $190k · at est.

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Why this score? — see what drove the B- 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).

• Cash flow +23.8/30.0
• Appreciation +10.0/10.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Schools +4.5/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming and well-maintained 3-bedroom, 1.5-bath home with incredible versatility! This split-level property features two spacious bonus rooms downstairs, offering endless possibilities for a home office, media room, gym, or guest space. Enjoy relaxing mornings on the covered front porch and peaceful evenings on the screened-in back deck overlooking the backyard. The home offers a welcoming exterior, ample driveway parking, and comfortable indoor-outdoor living. Perfect for buyers looking for space, functionality, and value-this one is a must-see!

Key facts

• Covered front porch
• Driveway parking
• 0.25 acre lot

Tags

• COVERED FRONT PORCH
• SCREENED-IN BACK DECK
• DRIVEWAY PARKING
• INDOOR-OUTDOOR LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/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 $190k (0.0% below list).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — 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.
• Zoned schools: Bethune Elementary School (math 17% / reading 22%, grade F, #878 of 1,228 statewide, top 75%, 524 students, 100% FRL); Banneker High School (math 24% / reading 75%, grade D+, #28 of 424 statewide, top 7%, 1,610 students, 100% FRL) — zoned schools average 100% FRL vs 41% district-wide (59 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 35% at this address vs 51% district-wide (-16 pts) — the specific schools serving this property underperform the Fulton County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 655 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.9% rent growth), your $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $190k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $167,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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: 1.00% ✗
• Cap rate: 8.59%
• Cash-on-cash: 8.22%
• DSCR: 1.37
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $189,904
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6470 Cedar Hurst Trl	0.30mi	4/2.5 (+1)	1,150 (+0%)	9mo	$125,000	$109	69
6945 Brown Dr S	0.51mi	3/2.0	1,130 (-1%)	14mo	$190,000	$168	61
6949 Merrywood Dr	0.42mi	3/3.0	1,150 (+0%)	20mo	$205,000	$178	56
6900 Kimberly Mill Rd	0.73mi	4/2.0 (+1)	1,118 (-2%)	17mo	$229,000	$205	41
3088 Forestside Ct	0.63mi	3/1.5	1,054 (-8%)	22mo	$165,000	$157	39
3510 Leisure Ln	0.54mi	3/2.0	1,297 (+13%)	18mo	$205,000	$158	35
3205 Cadiz Cir	0.59mi	4/2.0 (+1)	1,309 (+14%)	16mo	$217,000	$166	28

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

Projected returns pro-forma

10.0% appreciation · 0.95% rent growth · sell at horizon

5-year hold

• IRR: 29.5%
• Equity multiple: 3.31×
• Total profit: $122,764
• Equity at exit: $171,167

10-year hold

• IRR: 25.0%
• Equity multiple: 7.32×
• Total profit: $335,958
• Equity at exit: $369,128

Cash invested: $53,200 (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 30349

• Home prices YoY: 4.6%
• Rents YoY: 0.9%
• Active inventory: 655
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,899 high
• Mortgage (P&I): −$996
• Tax from tax record: −$60 /mo · $725/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $364

Break-even live

Break-even rent $1,438

Max offer price $190,000

Occupancy floor 76%

Sensitivity live

Price	-10% $472	-5% $418	+0% $364	+5% $311	+10% $257
Rent	-10% $214	-5% $289	+0% $364	+5% $439	+10% $514
Rate	-1.0pp $460	-0.5pp $413	base $364	+0.5pp $315	+1.0pp $265

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3800 Leisure Ln Atlanta, GA	3.0	2.0	1198	$2,350	$1.96	23d	1	0.23mi
6500 Connell Rd Atlanta, GA	3.0	2.0	1483	$1,650	$1.11	25d	1	0.32mi
6445 Connell Rd Atlanta, GA	3.0	2.0	1357	$1,856	$1.37	45d	1	0.35mi
6440 Connell Rd Atlanta, GA	3.0	2.0	1391	$1,695	$1.22	25d	1	0.39mi
6985 Smoke Ridge Dr Fairburn, GA	4.0	2.0	1054	$1,820	$1.73	0d	1	0.44mi
3500 Keels Ln Atlanta, GA	3.0	2.0	1272	$1,755	$1.38	3d	1	0.52mi
325 Pointer Ct Atlanta, GA	3.0	2.0	1474	$1,620	$1.10	6d	1	0.52mi
6770 Buffington Rd Union City, GA	1.0–3.0	1.0–2.0	950	$1,699	$1.79	0d	23	0.65mi
7210 Buck Creek Dr Fairburn, GA	3.0	2.0	1140	$1,666	$1.46	0d	1	0.67mi
2560 Foxlair Trl Atlanta, GA	4.0	2.0	1485	$1,795	$1.21	25d	1	0.76mi
7045 Birling Dr Atlanta, GA	4.0	3.0	1488	$1,765	$1.19	45d	1	0.77mi
7060 Kimberly Mill Rd Atlanta, GA	3.0	1.0	1056	$1,425	$1.35	0d	1	0.92mi
7060 Kimberly Mill Rd Atlanta, GA	3.0	1.0	1056	$1,425	$1.35	6d	1	0.92mi
4050 Morgan Rd Union City, GA	1.0–3.0	1.0–2.0	988	$1,750	$1.77	6d	21	0.94mi
6415 El Caudillo Ct Atlanta, GA	3.0	3.0	1498	$2,800	$1.87	6d	1	0.97mi
6237 Hickory Lane Cir Union City, GA	4.0	2.5	1420	$2,300	$1.62	25d	1	1.13mi
3206 Pine Tree Trl Unit 15C Atlanta, GA	3.0	2.5	1466	$1,950	$1.33	6d	1	1.20mi
2820 Greenbower Ct Atlanta, GA	3.0	2.0	1338	$1,730	$1.29	5d	1	1.24mi
6450 Peppermill Ln Atlanta, GA	4.0	2.0	1188	$1,531	$1.29	25d	1	1.30mi
6345 Peppermill Ln Atlanta, GA	3.0	2.5	1224	$1,800	$1.47	45d	1	1.35mi

Listing history 23 events

1. 2026-04-21
   status Pending
2. 2026-04-11
   historical Active Under Contract

   Show marketing remark (553 chars)

   Charming and well-maintained 3-bedroom, 1.5-bath home with incredible versatility! This split-level property features two spacious bonus rooms downstairs, offering endless possibilities for a home office, media room, gym, or guest space. Enjoy relaxing mornings on the covered front porch and peaceful evenings on the screened-in back deck overlooking the backyard. The home offers a welcoming exterior, ample driveway parking, and comfortable indoor-outdoor living. Perfect for buyers looking for space, functionality, and value-this one is a must-see!

3. 2026-04-11
   status Under Contract 553-char remark

   Show marketing remark (553 chars)

   Charming and well-maintained 3-bedroom, 1.5-bath home with incredible versatility! This split-level property features two spacious bonus rooms downstairs, offering endless possibilities for a home office, media room, gym, or guest space. Enjoy relaxing mornings on the covered front porch and peaceful evenings on the screened-in back deck overlooking the backyard. The home offers a welcoming exterior, ample driveway parking, and comfortable indoor-outdoor living. Perfect for buyers looking for space, functionality, and value-this one is a must-see!

4. 2026-03-31
   price $190,000

   Show marketing remark (553 chars)

   Charming and well-maintained 3-bedroom, 1.5-bath home with incredible versatility! This split-level property features two spacious bonus rooms downstairs, offering endless possibilities for a home office, media room, gym, or guest space. Enjoy relaxing mornings on the covered front porch and peaceful evenings on the screened-in back deck overlooking the backyard. The home offers a welcoming exterior, ample driveway parking, and comfortable indoor-outdoor living. Perfect for buyers looking for space, functionality, and value-this one is a must-see!

5. 2026-03-31
   price $190,000 553-char remark

   Show marketing remark (553 chars)

   Charming and well-maintained 3-bedroom, 1.5-bath home with incredible versatility! This split-level property features two spacious bonus rooms downstairs, offering endless possibilities for a home office, media room, gym, or guest space. Enjoy relaxing mornings on the covered front porch and peaceful evenings on the screened-in back deck overlooking the backyard. The home offers a welcoming exterior, ample driveway parking, and comfortable indoor-outdoor living. Perfect for buyers looking for space, functionality, and value-this one is a must-see!

6. 2025-12-15
   listed $215,000 Active

   Show marketing remark (553 chars)

   Charming and well-maintained 3-bedroom, 1.5-bath home with incredible versatility! This split-level property features two spacious bonus rooms downstairs, offering endless possibilities for a home office, media room, gym, or guest space. Enjoy relaxing mornings on the covered front porch and peaceful evenings on the screened-in back deck overlooking the backyard. The home offers a welcoming exterior, ample driveway parking, and comfortable indoor-outdoor living. Perfect for buyers looking for space, functionality, and value-this one is a must-see!

7. 2025-12-15
   listed $215,000 New 553-char remark

   Show marketing remark (553 chars)

   Charming and well-maintained 3-bedroom, 1.5-bath home with incredible versatility! This split-level property features two spacious bonus rooms downstairs, offering endless possibilities for a home office, media room, gym, or guest space. Enjoy relaxing mornings on the covered front porch and peaceful evenings on the screened-in back deck overlooking the backyard. The home offers a welcoming exterior, ample driveway parking, and comfortable indoor-outdoor living. Perfect for buyers looking for space, functionality, and value-this one is a must-see!

8. 2016-04-29
   historical 465-char remark

   Show marketing remark (465 chars)

   Entire house has just been renovated! Brand new flooring, new paint, new granite countertops and travertine backsplash, new stainless steel appliances, new fixtures, new hvac. Master Bedroom features two large closets. Large backyard is perfect for pets. Secondary bedrooms are very spacious whether for adults or kids. The newly built deck in the back is ideal for coffee in the morning or hanging out with friends and family in the cool of lovely Autumn evenings.

9. 2016-04-15
   soldstatus $74,900 Sold 465-char remark

   Show marketing remark (465 chars)

   Entire house has just been renovated! Brand new flooring, new paint, new granite countertops and travertine backsplash, new stainless steel appliances, new fixtures, new hvac. Master Bedroom features two large closets. Large backyard is perfect for pets. Secondary bedrooms are very spacious whether for adults or kids. The newly built deck in the back is ideal for coffee in the morning or hanging out with friends and family in the cool of lovely Autumn evenings.

10. 2016-04-15
    soldstatus $74,900 Sold

    Show marketing remark (465 chars)

    Entire house has just been renovated! Brand new flooring, new paint, new granite countertops and travertine backsplash, new stainless steel appliances, new fixtures, new hvac. Master Bedroom features two large closets. Large backyard is perfect for pets. Secondary bedrooms are very spacious whether for adults or kids. The newly built deck in the back is ideal for coffee in the morning or hanging out with friends and family in the cool of lovely Autumn evenings.

11. 2016-02-26
    status Under Contract 465-char remark

    Show marketing remark (465 chars)

    Entire house has just been renovated! Brand new flooring, new paint, new granite countertops and travertine backsplash, new stainless steel appliances, new fixtures, new hvac. Master Bedroom features two large closets. Large backyard is perfect for pets. Secondary bedrooms are very spacious whether for adults or kids. The newly built deck in the back is ideal for coffee in the morning or hanging out with friends and family in the cool of lovely Autumn evenings.

12. 2016-02-26
    historical Pending

    Show marketing remark (465 chars)

    Entire house has just been renovated! Brand new flooring, new paint, new granite countertops and travertine backsplash, new stainless steel appliances, new fixtures, new hvac. Master Bedroom features two large closets. Large backyard is perfect for pets. Secondary bedrooms are very spacious whether for adults or kids. The newly built deck in the back is ideal for coffee in the morning or hanging out with friends and family in the cool of lovely Autumn evenings.

13. 2016-02-05
    listed $74,900 New 465-char remark

    Show marketing remark (465 chars)

    Entire house has just been renovated! Brand new flooring, new paint, new granite countertops and travertine backsplash, new stainless steel appliances, new fixtures, new hvac. Master Bedroom features two large closets. Large backyard is perfect for pets. Secondary bedrooms are very spacious whether for adults or kids. The newly built deck in the back is ideal for coffee in the morning or hanging out with friends and family in the cool of lovely Autumn evenings.

14. 2016-02-05
    listed $74,900 Active

    Show marketing remark (465 chars)

    Entire house has just been renovated! Brand new flooring, new paint, new granite countertops and travertine backsplash, new stainless steel appliances, new fixtures, new hvac. Master Bedroom features two large closets. Large backyard is perfect for pets. Secondary bedrooms are very spacious whether for adults or kids. The newly built deck in the back is ideal for coffee in the morning or hanging out with friends and family in the cool of lovely Autumn evenings.

15. 2015-12-01
    historical
16. 2015-10-28
    status New
17. 2015-10-22
    historical
18. 2015-10-17
    listed $47,900 New
19. 2008-06-30
    soldstatus $80,300
20. 2008-06-24
    soldstatus $77,500
21. 2008-03-31
    listed $74,900
22. 1978-08-04
    soldstatus $37,900
23. 1976-10-11
    soldstatus $36,479

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

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $725 · $60/mo
• Projected year-2 tax: $1,748 · $146/mo
• Expected delta: +$1,023/yr (+$85/mo · 140.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,790
• − Mortgage interest: −$10,643
• − Property taxes: −$725
• − Insurance: −$950
• − Repairs & maintenance: −$1,823
• − Management: −$1,823
• − Depreciation: −$5,527
• Taxable income: $1,298
• Est. tax owed @ 24.0%: −$311
• After-tax cash flow: $4,061/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: 35,456
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 79,872
• Household income: $67,023
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 4258.0

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 (89%)
• Race & ethnicity: Black 89% Hispanic / Latino 5% Two or more races 4% White 3%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 6% 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: ▲ 18.01%
• Current HPI: 407.99
• Rent YoY: ▲ 0.95%
• 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

+420.8% since first listed

23 events — show timeline

• 2026-04-21 Pending — FMLS
• 2026-04-11 Contingent — FMLS
• 2026-04-11 Pending — GAMLS
• 2026-03-31 Price Changed $190,000 FMLS
• 2026-03-31 Price Changed $190,000 GAMLS
• 2025-12-15 Listed $215,000 GAMLS
• 2025-12-15 Listed $215,000 FMLS
• 2016-04-29 Listing Removed — GAMLS
• 2016-04-15 Sold (MLS) $74,900 GAMLS
• 2016-04-15 Sold (MLS) $74,900 FMLS
• 2016-02-26 Pending — GAMLS
• 2016-02-26 Contingent — FMLS
• 2016-02-05 Listed $74,900 GAMLS
• 2016-02-05 Listed $74,900 FMLS
• 2015-12-01 Listing Removed — GAMLS
• 2015-10-28 Relisted — GAMLS
• 2015-10-22 Listing Removed — GAMLS
• 2015-10-17 Listed $47,900 GAMLS
• 2008-06-30 Sold (Public Records) $80,300 Public Records
• 2008-06-24 Sold (MLS) $77,500 FMLS
• 2008-03-31 Listed $74,900 FMLS
• 1978-08-04 Sold (Public Records) $37,900 Public Records
• 1976-10-11 Sold (Public Records) $36,479 Public Records

Property tax history

+0.2%/yr

Latest (2025): $725 · -80.1% YoY. Source: county tax records.