2430 Cheryl Lynne Ln · South Fulton, GA 30349

$99,900

3 bd · 1.5 ba · 1,654 sqft · SingleFamily public records · 61 Days on market

Built 1972 0.49 ac lot $60/sqft · 60% below area

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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 +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
• 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

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. Must use seller's closing attorney

Key facts

• 0.49 acre lot
• Built 1972
• Listed 61 days

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $839 ($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.
• Cap rate 16.4% 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 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.
• Market conditions: Rents flat; 651 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 34% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 61 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 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 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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: 1.91% ✓
• Cap rate: 16.38%
• Cash-on-cash: 36.01%
• DSCR: 2.60
• GRM: 4.4

CMA / ARV

• ARV (median comp): $252,199
• List price: $99,900
• Delta: -60.39%
• 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
6041 Hemperly Rd	0.34mi	3/2.5	1,741 (+5%)	5mo	$275,000	$158	67
370 Emerald Green Ct	0.62mi	3/2.5	1,695 (+2%)	2mo	$260,000	$153	62
2915 Harper Valley Dr	0.14mi	3/2.0	1,888 (+14%)	9mo	$256,000	$136	60
2720 Ocean Valley Dr	0.37mi	3/2.0	1,850 (+12%)	20mo	$145,000	$78	44
6255 Topaz Trl	0.65mi	3/2.5	1,486 (-10%)	9mo	$234,700	$158	42
2560 Picardy Cir N	0.74mi	3/2.5	1,426 (-14%)	3mo	$140,000	$98	36
805 Old Rocky Rd	0.64mi	4/3.0 (+1)	1,500 (-9%)	10mo	$250,000	$167	35
2985 Garnet Way	0.74mi	3/2.0	1,464 (-12%)	11mo	$206,000	$141	35
835 Old Rocky Rd	0.61mi	3/2.0	1,410 (-15%)	13mo	$200,000	$142	34
6345 Topaz Trl	0.73mi	3/2.0	1,464 (-12%)	23mo	$253,000	$173	25
935 Old Rocky Rd	0.65mi	4/3.0 (+1)	1,500 (-9%)	22mo	$235,900	$157	24
2995 The Meadows Way	0.70mi	3/2.5	1,886 (+14%)	22mo	$255,000	$135	22

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: 50.6%
• Equity multiple: 4.72×
• Total profit: $104,034
• Equity at exit: $89,998

10-year hold

• IRR: 43.5%
• Equity multiple: 10.19×
• Total profit: $257,167
• 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.

Methodology + full state rankings →

ZIP-level market 30349

• Home prices YoY: 4.6%
• Rents YoY: 0.9%
• Active inventory: 651
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,906 high
• Mortgage (P&I): −$524
• Tax from tax record: −$101 /mo · $1,206/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $839

Break-even live

Break-even rent $843

Max offer price $99,900

Occupancy floor 51%

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: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6230 Cedar Wood Dr Atlanta, GA	3.0	2.0	1238	$1,694	$1.37	43d	1	0.13mi
2865 Spruce Point Rd Atlanta, GA	4.0	2.0	1050	$1,910	$1.82	43d	1	0.14mi
6120 Hemperly Rd Atlanta, GA	4.0	2.5	1770	$2,100	$1.19	4d	1	0.34mi
6120 Hemperly Rd Atlanta, GA	4.0	2.5	1770	$2,100	$1.19	24d	1	0.34mi
6056 Carriage Ct Atlanta, GA	3.0	2.0	1400	$1,599	$1.14	5d	1	0.44mi
6560 Emerald Pointe Cir Atlanta, GA	3.0	2.0	1309	$1,500	$1.15	22d	1	0.50mi
6090 Emerald Pointe Cir Atlanta, GA	3.0	2.0	1200	$1,875	$1.56	18d	1	0.56mi
6345 Peppermill Ln Atlanta, GA	3.0	2.5	1224	$1,800	$1.47	43d	1	0.56mi
320 Emerald Green Ct Atlanta, GA	3.0	2.0	1575	$2,050	$1.30	43d	1	0.62mi
855 Old Rocky Rd Atlanta, GA	3.0	2.0	1310	$1,710	$1.31	24d	1	0.63mi
3105 Garnet Way Atlanta, GA	3.0	2.0	1470	$1,660	$1.13	12d	1	0.64mi
3240 Devilla Trce South Fulton, GA	4.0	2.0	1616	$1,980	$1.23	43d	1	0.67mi
2555 Flat Shoals Rd #404 College Park, GA	3.0	2.5	1408	$1,700	$1.21	24d	1	0.72mi
6450 Peppermill Ln Atlanta, GA	4.0	2.0	1188	$1,531	$1.29	24d	1	0.73mi
2555 Flat Shoals Rd #3005 Atlanta, GA	3.0	2.5	1724	$1,850	$1.07	5d	1	0.76mi
5690 Hampton Ct Atlanta, GA	2.0	3.0	1184	$1,495	$1.26	43d	1	0.77mi
2555 Flat Shoals Rd #401 Atlanta, GA	3.0	2.5	1550	$2,050	$1.32	43d	1	0.77mi
6278 Rockaway Rd Atlanta, GA	3.0	2.5	1524	$2,000	$1.31	43d	1	0.78mi
2667 Rocky Ct Atlanta, GA	3.0	2.5	1432	$2,200	$1.54	43d	1	0.81mi
2592 Rocky Ct Atlanta, GA	2.0	2.5	1424	$2,000	$1.40	43d	1	0.82mi
5460 Hampton Ct Atlanta, GA	2.0	3.5	1554	$1,500	$0.97	43d	1	0.86mi
3325 Valley Bend Rd Atlanta, GA	4.0	2.0	2000	$1,995	$1.00	5d	1	0.86mi
3325 Valley Bend Rd Atlanta, GA	4.0	2.0	2000	$1,995	$1.00	17d	1	0.86mi
5750 Buffington Rd Atlanta, GA	1.0–3.0	1.0–2.0	1142	$1,702	$1.49	2d	19	0.89mi
6415 El Caudillo Ct Atlanta, GA	3.0	3.0	1498	$2,800	$1.87	4d	1	0.89mi
5712 Westhill Cir Atlanta, GA	4.0	2.0	1441	$1,710	$1.19	3d	1	1.00mi
5740 Buffington Rd Atlanta, GA	1.0–3.0	1.0–2.5	964	$2,149	$2.23	3d	16	1.01mi
5645 Deerfield Trl Atlanta, GA	3.0	1.5	1496	$1,495	$1.00	22d	1	1.04mi
6027 Oak Bend Ct Riverdale, GA	3.0	2.5	1530	$2,070	$1.35	5d	1	1.05mi
3457 Sumersbe Ct Atlanta, GA	3.0	2.5	1800	$2,300	$1.28	5d	1	1.07mi
6048 Oak Bend Ct Riverdale, GA	3.0	2.5	1500	$1,750	$1.17	22d	1	1.08mi
2560 Foxlair Trl Atlanta, GA	4.0	2.0	1485	$1,795	$1.21	24d	1	1.09mi
6078 Oak Bend Ct Riverdale, GA	3.0	2.5	1622	$1,800	$1.11	24d	1	1.09mi
2820 Greenbower Ct Atlanta, GA	3.0	2.0	1338	$1,730	$1.29	4d	1	1.10mi
5410 Twin Lakes Dr Atlanta, GA	3.0	2.0	1277	$2,040	$1.60	43d	1	1.12mi
336 Rocky Springs Ct Atlanta, GA	4.0	2.0	1900	$1,450	$0.76	24d	1	1.15mi
2890 Jerome Rd Atlanta, GA	3.0	1.5	1229	$1,761	$1.43	43d	1	1.15mi
6575 Smoke Ridge Dr Atlanta, GA	4.0	2.0	1808	$1,815	$1.00	43d	1	1.20mi
6368 Olmadison Pl Atlanta, GA	3.0	2.5	1428	$1,656	$1.16	11d	1	1.21mi
6370 Olmadison Pl Atlanta, GA	3.0	2.5	1440	$1,795	$1.25	43d	1	1.22mi

Listing history 20 events

1. 2026-06-18
   days on market $99,900 Active 61 DOM
2. 2026-06-17
   days on market $99,900 Active 60 DOM
3. 2026-06-16
   days on market $99,900 Active 59 DOM
4. 2026-06-15
   days on market $99,900 Active 58 DOM
5. 2026-06-13
   days on market $99,900 Active 56 DOM
6. 2026-06-09
   days on market $99,900 Active 52 DOM
7. 2026-06-08
   days on market $99,900 Active 51 DOM
8. 2026-06-07
   days on market $99,900 Active 50 DOM
9. 2026-06-04
   days on market $99,900 Active 47 DOM
10. 2026-06-03
    days on market $99,900 Active 46 DOM
11. 2026-06-01
    days on market $99,900 Active 44 DOM
12. 2026-05-31
    days on market $99,900 Active 43 DOM
13. 2026-05-11
    status Back On Market 312-char remark

    Show marketing remark (346 chars)

    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. Must use seller’s closing attorney (Sherman & Phalen, LLC)

14. 2026-05-11
    status Active 346-char remark

    Show marketing remark (346 chars)

    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. Must use seller’s closing attorney (Sherman & Phalen, LLC)

15. 2026-04-25
    status Under Contract 312-char remark

    Show marketing remark (346 chars)

    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. Must use seller’s closing attorney (Sherman & Phalen, LLC)

16. 2026-04-25
    status Pending 346-char remark

    Show marketing remark (346 chars)

    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. Must use seller’s closing attorney (Sherman & Phalen, LLC)

17. 2026-04-02
    listed $99,900 New 312-char remark

    Show marketing remark (346 chars)

    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. Must use seller’s closing attorney (Sherman & Phalen, LLC)

18. 2026-04-02
    listed $99,900 Active 346-char remark

    Show marketing remark (346 chars)

    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. Must use seller’s closing attorney (Sherman & Phalen, LLC)

19. 1977-03-18
    soldstatus $33,640
20. 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 3/10 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: $22,868
• − Mortgage interest: −$5,596
• − Property taxes: −$1,206
• − Insurance: −$500
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − Depreciation: −$2,906
• Taxable income: $9,001
• Est. tax owed @ 24.0%: −$2,160
• After-tax cash flow: $7,913/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): 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

+202.7% since first listed

8 events — show timeline

• 2026-05-11 Relisted — GAMLS
• 2026-05-11 Relisted — FMLS
• 2026-04-25 Pending — GAMLS
• 2026-04-25 Pending — FMLS
• 2026-04-02 Listed $99,900 FMLS
• 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.