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2430 Cheryl Lynne Ln
B+ Composite 76.37
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 +30.0/30.0
  • 1% rule +10.0/10.0
  • DSCR +10.0/10.0
  • Appreciation +10.0/10.0
  • ARV discount +7.5/15.0
  • Rent growth +2.7/5.0
  • Schools +2.6/10.0
  • Livability +2.5/5.0
  • Condition / age +1.0/5.0

$99,900

2430 Cheryl Lynne Ln · South Fulton, GA 30349
3 bd · 1.5 ba · 1,654 sqft · SingleFamily public records · 73 Days on market
Built 1972 Poor condition 0.49 ac lot $60/sqft · 60% below area

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Investors wanted. This home has been cleaned out and ready for a straightforward easy rehab. Make your offer today! Perfect for fix & flip investors looking to increase the value. It would be a nice addition to a buy- & -hold portfolio. Sold As-Is. NO BLIND OFFERS.

Key facts

  • 0.49 acre lot
  • Built 1972
  • Listed 73 days

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 3-bed/1.5-bath single-family listed at $100k. Condition is rated poor.

Deal economics

  • At list price, monthly cash flow is $835 ($10k/yr) — positive.
  • The deal already cash-flows at list — no discount required.
  • Meets the 1% rule at list price ($2k rent vs $100k).
  • Recommended offer: $94k (6.0% 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: Amana Academy School (math 47% / reading 52%, grade D, #264 of 1,228 statewide, top 23%, 731 students, 30% FRL, charter); Mcnair Middle School (math 8% / reading 12%, grade F, #433 of 470 statewide, top 93%, 888 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 77% FRL vs 41% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
  • Zoned-school proficiency averages 36% at this address vs 51% district-wide (-15 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; 800 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 37d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).

Forward outlook

  • In year one you build about $11k of equity ($691 loan paydown + $10k 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.
  • By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

  • It's been on market 73 days — a 6% lower offer ($94k) 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.
  • Current owner paid $34k; list at $100k implies a 197% 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 $93,906 (6.0% below list)

Questions for the listing agent

  1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
  2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
  3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
  4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
  5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
  6. 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.
  7. 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.
  8. 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
1.90%
Cap rate
16.33%
Cash-on-cash
35.83%
DSCR
2.59
GRM
4.4

CMA / ARV

ARV (median comp)
$251,865
List price
$99,900
Delta
-60.34%
Verdict
UNDERPRICED
Comps
20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
2765 Ocean Valley Dr 0.30mi 4/2.0 (+1) 1,628 (-2%) 8mo $257,000 $158 70
6041 Hemperly Rd 0.34mi 3/2.5 1,741 (+5%) 7mo $275,000 $158 66
6200 Beaver Creek Trl 0.29mi 3/2.0 1,518 (-8%) 9mo $180,000 $119 63
3040 Garnet Way 0.72mi 3/2.0 1,680 (+2%) 1mo $150,000 $89 61
370 Emerald Green Ct 0.62mi 3/2.5 1,695 (+2%) 3mo $260,000 $153 60
6385 Emerald Pointe Cir 0.48mi 3/2.0 1,489 (-10%) 3mo $229,900 $154 57
220 Gemstone Pl 0.51mi 3/2.5 1,810 (+9%) 1mo $224,000 $124 56
6340 Tahoe Dr 0.74mi 3/2.0 1,500 (-9%) 1mo $235,000 $157 47
6275 Topaz Trl 0.67mi 4/3.0 (+1) 1,500 (-9%) 0mo $235,000 $157 42
6255 Topaz Trl 0.65mi 3/2.5 1,486 (-10%) 10mo $234,700 $158 40
2560 Picardy Cir N 0.74mi 3/2.5 1,426 (-14%) 4mo $140,000 $98 35
5830 Burdett Rdg 0.57mi 4/2.5 (+1) 1,858 (+12%) 10mo $170,000 $91 35

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
50.5%
Equity multiple
4.71×
Total profit
$103,782
Equity at exit
$89,998
10-year hold
IRR
43.3%
Equity multiple
10.18×
Total profit
$256,650
Equity at exit
$194,084

Cash invested: $27,972 (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.
Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
21 active · 15 under contract
Months of supply
7.9 mo (13%/mo absorbed)
Median asking
$245,000 ($162/sqft)
Median days on market
79 d
This list price
lowest-priced of the active set
ARV vs active asking
-5.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30349

Home prices YoY
4.6%
Rents YoY
0.9%
Active inventory
800
Price-to-rent
4.4×

Monthly cashflow live

Estimated rent
$1,900 high interval (Pro) →
Mortgage (P&I)
$524
Tax from tax record
$101 /mo · $1,206/yr
Insurance
$42
HOA
$0
Vacancy / Maint / Mgmt
$399
Net cashflow
$835

Break-even live

Break-even rent $843
Max offer price $99,900
Occupancy floor 51%

Sensitivity live

Price -10% $892 -5% $864 +0% $835 +5% $807 +10% $779
Rent -10% $685 -5% $760 +0% $835 +5% $910 +10% $985
Rate -1.0pp $886 -0.5pp $861 base $835 +0.5pp $809 +1.0pp $783

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
$24,975
Closing costs
$2,997
Reserves months
Total cash needed

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Short-term bridge; refi at stabilization.

Rent comps 40 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
6230 Cedar Wood Dr Atlanta, GA 3.0 2.0 1238 $1,694 $1.37 93d 1 0.13mi
2865 Spruce Point Rd Atlanta, GA 4.0 2.0 1050 $1,910 $1.82 93d 1 0.14mi
2839 Ocean Valley Dr South Fulton, GA 3.0 2.0 1125 $1,536 $1.37 23d 1 0.26mi
6120 Hemperly Rd Atlanta, GA 4.0 2.5 1770 $2,100 $1.19 73d 1 0.34mi
6120 Hemperly Rd Atlanta, GA 4.0 2.5 1770 $2,100 $1.19 53d 1 0.34mi
6056 Carriage Ct South Fulton, GA 3.0 2.0 1400 $1,199 $0.86 8d 1 0.44mi
6560 Emerald Pointe Cir Atlanta, GA 3.0 2.0 1309 $1,500 $1.15 71d 1 0.50mi
5850 Old Bill Cook Rd South Fulton, GA 2.0 2.0 1456 $1,650 $1.13 13d 1 0.55mi
6090 Emerald Pointe Cir South Fulton, GA 3.0 2.0 1200 $1,875 $1.56 23d 1 0.56mi
6090 Emerald Pointe Cir Atlanta, GA 3.0 2.0 1200 $1,875 $1.56 43d 1 0.56mi
6345 Peppermill Ln Atlanta, GA 3.0 2.5 1224 $1,800 $1.47 93d 1 0.56mi
6355 Peppermill Ln South Fulton, GA 3.0 2.0 1290 $1,735 $1.34 23d 1 0.58mi
770 Marcus Nyah Ct South Fulton, GA 4.0 3.0 1664 $2,181 $1.31 12d 1 0.61mi
320 Emerald Green Ct Atlanta, GA 3.0 2.0 1575 $2,050 $1.30 93d 1 0.62mi
855 Old Rocky Rd Atlanta, GA 3.0 2.0 1310 $1,710 $1.31 73d 1 0.63mi
6245 New Magnolia Pl South Fulton, GA 3.0 2.0 2156 $2,360 $1.09 20d 1 0.63mi
3105 Garnet Way Atlanta, GA 3.0 2.0 1470 $1,660 $1.13 62d 1 0.64mi
2600 Lantern Ln South Fulton, GA 3.0 2.0 1517 $1,785 $1.18 17d 1 0.65mi
2560 Centennial Cv South Fulton, GA 3.0 2.5 1812 $2,595 $1.43 2d 1 0.66mi
2555 Flat Shoals Rd #2006 South Fulton, GA 3.0 2.5 1590 $2,000 $1.26 1d 1 0.67mi
3240 Devilla Trce South Fulton, GA 4.0 2.0 1616 $1,980 $1.23 93d 1 0.67mi
3280 Devilla Trce South Fulton, GA 3.0 2.0 1700 $1,800 $1.06 23d 1 0.69mi
5745 Old Carriage Dr Atlanta, GA 3.0 2.5 1640 $2,350 $1.43 38d 1 0.69mi
2555 Flat Shoals Rd #404 College Park, GA 3.0 2.5 1408 $1,700 $1.21 73d 1 0.72mi
5675 Hampton Ct South Fulton, GA 3.0 2.5 1396 $1,800 $1.29 11d 1 0.73mi
6450 Peppermill Ln Atlanta, GA 4.0 2.0 1188 $1,531 $1.29 73d 1 0.73mi
2555 Flat Shoals Rd #3005 Atlanta, GA 3.0 2.5 1408 $1,850 $1.31 37d 1 0.76mi
2555 Flat Shoals Rd #3005 South Fulton, GA 3.0 2.5 1724 $1,850 $1.07 4d 1 0.76mi
5690 Hampton Ct Atlanta, GA 2.0 3.0 1184 $1,495 $1.26 93d 1 0.77mi
2555 Flat Shoals Rd #401 Atlanta, GA 3.0 2.5 1550 $2,050 $1.32 93d 1 0.77mi
6278 Rockaway Rd Atlanta, GA 3.0 2.5 1524 $2,000 $1.31 93d 1 0.78mi
2667 Rocky Ct Atlanta, GA 3.0 2.5 1432 $2,200 $1.54 93d 1 0.81mi
5495 Hampton Ct South Fulton, GA 3.0 2.0 1552 $1,995 $1.29 13d 1 0.82mi
2592 Rocky Ct South Fulton, GA 2.0 2.5 1424 $2,000 $1.40 23d 1 0.82mi
2673 Rocky Ct South Fulton, GA 2.0 2.5 1380 $1,750 $1.27 23d 1 0.82mi
5475 Hampton Ct South Fulton, GA 3.0 2.5 1420 $2,000 $1.41 1d 1 0.83mi
5500 Hampton Ct South Fulton, GA 2.0 2.5 1900 $1,595 $0.84 23d 1 0.84mi
2961 Falling Water Pt South Fulton, GA 2.0 2.5 1484 $1,495 $1.01 13d 1 0.84mi
2718 Rocky Ct South Fulton, GA 2.0 2.5 1410 $1,800 $1.28 10d 1 0.85mi
5460 Hampton Ct Atlanta, GA 2.0 3.5 1554 $1,500 $0.97 93d 1 0.86mi

Property features AI

Exterior

Parking
Driveway with level driveway accessOpen parking available
Utilities
Public waterPublic sewerElectric (110 volts)Cable availableElectricity availableSewer availableWater available
Home design
One-level homeFixer conditionSlab foundationComposition roof
Construction
Other construction materials
Exterior features
Asphalt road frontageCity street access

Interior

Kitchen
Cabinets (other)
Bedrooms
Three main-level bedroomsBedroom features: Other
Flooring
Other flooring
Bathrooms
One full bathroomOne half bathroomMain level has one full bathroom and one half bathMaster bathroom: None
Heating & cooling
Central heatingCeiling fans for cooling
Interior features
Other interior featuresNo shared/common walls
Laundry & utility
Hall laundry

Listing history 27 events

  1. 2026-06-30
    days on market $99,900 Active 73 DOM
  2. 2026-06-29
    days on market $99,900 Active 72 DOM
  3. 2026-06-28
    days on market $99,900 Active 71 DOM
  4. 2026-06-27
    days on market $99,900 Active 70 DOM
  5. 2026-06-26
    days on market $99,900 Active 69 DOM
  6. 2026-06-24
    days on market $99,900 Active 67 DOM
  7. 2026-06-21
    days on market $99,900 Active 64 DOM
  8. 2026-06-18
    days on market $99,900 Active 61 DOM
  9. 2026-06-17
    days on market $99,900 Active 60 DOM
  10. 2026-06-16
    days on market $99,900 Active 59 DOM
  11. 2026-06-15
    days on market $99,900 Active 58 DOM
  12. 2026-06-13
    days on market $99,900 Active 56 DOM
  13. 2026-06-09
    days on market $99,900 Active 52 DOM
  14. 2026-06-08
    days on market $99,900 Active 51 DOM
  15. 2026-06-07
    days on market $99,900 Active 50 DOM
  16. 2026-06-04
    days on market $99,900 Active 47 DOM
  17. 2026-06-03
    days on market $99,900 Active 46 DOM
  18. 2026-06-01
    days on market $99,900 Active 44 DOM
  19. 2026-05-31
    days on market $99,900 Active 43 DOM
  20. 2026-05-11
    status Back On Market 312-char remark
  21. 2026-05-11
    status Active 346-char remark
  22. 2026-04-25
    status Under Contract 312-char remark
  23. 2026-04-25
    status Pending 346-char remark
  24. 2026-04-02
    listed $99,900 New 312-char remark
  25. 2026-04-02
    listed $99,900 Active 346-char remark
  26. 1977-03-18
    soldstatus $33,640
  27. 1976-10-01
    soldstatus $33,000

ⓘ 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
$1,206 · $101/mo
Projected year-2 tax
$1,206 · $101/mo
Expected delta
$0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
  • 🌡 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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$22,805
− Mortgage interest
−$5,596
− Property taxes
−$1,206
− Insurance
−$500
− Repairs & maintenance
−$1,824
− Management
−$1,824
− Depreciation
−$2,906
Taxable income
$8,949
combined federal + state — saved on this device
Est. tax owed @ 24.0%
−$2,148
After-tax cash flow
$7,876/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.

Condition & rehab AI · 9 photos

Poor 20/100 Extensive rehab Est. rehab $82,700–$148,860 screening

This property requires extensive repairs and updates, including roof replacement, exterior siding repair, flooring replacement, interior wall repair, HVAC system replacement, and electrical system repair. The home is currently in poor condition and would benefit from a thorough renovation to increase its resale and rental value.

Deferred maintenance Est. $30,000–$90,000 screening

  • Major Roof (roof) — The roof is covered with blue tarp, indicating significant damage and the need for immediate replacement.
  • Major Exterior (exterior) — The exterior walls show significant damage, with missing siding and exposed brick, indicating a need for extensive repairs.
  • Major Interior (interior) — The interior is in a state of disrepair, with exposed beams, missing drywall, and damaged flooring, indicating a need for extensive restoration.

Repairs flagged

  • Major roof — The roof is covered with blue tarp, indicating a major issue that needs immediate attention.
  • Major exterior siding — The siding is peeling and the foundation shows significant damage, with exposed brick and missing sections.
  • Major flooring — The flooring in the interior is damaged and needs replacement.
  • Major interior walls — The interior walls are damaged and show signs of fire damage, with exposed insulation and structural issues.
  • Major HVAC system — The HVAC system appears to be non-functional.
  • Major electrical system — The electrical system is damaged.

Value-add opportunities

  • Both roof replacement — A new roof will significantly improve the home's appearance and functionality, attracting more buyers and renters.
  • Both exterior siding repair — Repairing the peeling siding and foundation will improve the home's curb appeal and structural integrity, making it more attractive to buyers and renters.
  • Both flooring replacement — Replacing the damaged flooring will improve the home's functionality and appearance, making it more attractive to buyers and renters.
  • Both interior wall repair — Repairing the damaged interior walls and insulation will improve the home's functionality and appearance, making it more attractive to buyers and renters.
  • Both HVAC system replacement — Replacing the non-functional HVAC system will improve the home's functionality and comfort, making it more attractive to buyers and renters.
  • Both electrical system repair — Repairing the damaged electrical system will improve the home's functionality and safety, making it more attractive to buyers and renters.

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 26/100

Zoned Schools

Elementary Bethune Elementary School F GA #878/1,228 Nat'l #33,738/41,679 Middle Mcnair Middle School F GA #433/470 Nat'l #13,419/14,009 High Banneker High School D+ GA #28/424 Nat'l #5,489/17,239

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 · 1,203,707 people
City population
127,674
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
12% of renters

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

Price history

+202.7% since first listed
6 events — show timeline
  • 2026-06-30 Listing Removed GAMLS
  • 2026-05-11 Relisted GAMLS
  • 2026-04-25 Pending GAMLS
  • 2026-04-02 Listed $99,900 GAMLS
  • 1977-03-18 Sold (Public Records) $33,640 Public Records
  • 1976-10-01 Sold (Public Records) $33,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,206 · -2.5% YoY. Source: county tax records.

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…