4196 Post Oak Grv · South Fulton, GA 30349

$294,900

5 bd · 3.0 ba · 2,556 sqft · SingleFamily public records · 11 Days on market

Built 2006 0.29 ac lot Est $330k · 11% under $11/mo HOA

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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).

• Cash flow +13.4/30.0
• ARV discount +12.3/15.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• 1% rule +4.1/10.0
• DSCR +4.0/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome home to this charming, two-story traditional residence in the sought-after Cooks Landing community. The inviting brick-front exterior leads into a bright, open floor plan featuring a spacious kitchen with a breakfast bar that overlooks the cozy family room and its gas-starter fireplace. Upstairs, find a convenient laundry room and four generous bedrooms, including a primary suite with a double vanity and walk-in closet. Relax on the private rear patio or enjoy the covered front porch

Key facts

• Spacious kitchen
• Cozy family room
• Brick-front exterior

Tags

• BRICK-FRONT EXTERIOR
• SPACIOUS KITCHEN
• BREAKFAST BAR
• COZY FAMILY ROOM
• GAS-STARTER FIREPLACE
• CONVENIENT LAUNDRY ROOM

Property features AI

Finance

• HOA & community: Has association; Association fee $132 (does not include services)

Exterior

• Parking: Garage; Parking for 2 vehicles
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single-family residence; House structure; Resale property
• Construction: Built in 2006; Brick and concrete construction; Composition roof; Slab foundation
• Exterior features: Level lot

Interior

• Kitchen: Kitchen island; Pantry; Other appliances
• Bedrooms: 4 bedrooms (includes 1 main-level bathroom)
• Flooring: Carpet; Hardwood
• Bathrooms: 3 full bathrooms; 1 bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Two-level layout; Other interior features
• Laundry & utility: Laundry area (other features)

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $4 ($53/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 $268k (9.0% below list).
• Recommended offer: $268k (9.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Zoned schools: Wolf Creek Elementary (math 27% / reading 32%, grade F, #633 of 1,228 statewide, top 54%, 797 students, 56% FRL); Renaissance Middle School (math 22% / reading 27%, grade F, #301 of 470 statewide, top 66%, 1,166 students, 71% FRL); Langston Hughes High School (math 8% / reading 17%, grade F, #336 of 424 statewide, top 80%, 1,964 students, 65% FRL) — zoned schools average 64% FRL vs 41% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 51% district-wide (-29 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; 651 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• At $2,682/mo this rent would consume 48% of the median local household income ($67k/yr) (locally 4258% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $29k 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 $83k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $268,213 (9.0% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.91% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.06%
• DSCR: 1.00
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $329,724
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4137 Marshwood Trce	0.23mi	4/3.5 (-1)	2,666 (+4%)	1mo	$345,000	$129	74
4247 Butternut Pl	0.35mi	4/3.0 (-1)	2,748 (+8%)	6mo	$190,000	$69	61
158 Newry Dr	0.41mi	4/2.5 (-1)	2,400 (-6%)	21mo	$400,000	$167	46
6674 Overlook Rdg	0.40mi	4/2.5 (-1)	2,910 (+14%)	14mo	$348,000	$120	39
4207 Fortune Pt	0.71mi	4/2.5 (-1)	2,307 (-10%)	12mo	$337,000	$146	34

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: 23.6%
• Equity multiple: 2.88×
• Total profit: $155,558
• Equity at exit: $265,669

10-year hold

• IRR: 20.5%
• Equity multiple: 6.42×
• Total profit: $447,939
• Equity at exit: $572,926

Cash invested: $82,572 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,682 high
• Mortgage (P&I): −$1,546
• Tax from tax record: −$434 /mo · $5,209/yr
• Insurance: −$123
• HOA: −$11
• Vacancy / Maint / Mgmt: −$563
• Net cashflow: $4

Break-even live

Break-even rent $2,677

Max offer price $294,900

Occupancy floor 95%

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: $73,725
• Closing costs: $8,847
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4341 Estate St Atlanta, GA	4.0	3.0	1885	$2,400	$1.27	5d	1	0.22mi
625 Blueangel Dr Atlanta, GA	4.0	2.5	2514	$2,670	$1.06	43d	1	0.24mi
6469 Snowden Dr Atlanta, GA	5.0	3.0	2487	$2,579	$1.04	2d	1	0.34mi
6496 Snowden Dr Atlanta, GA	5.0	2.5	2730	$2,551	$0.93	2d	1	0.42mi
6802 Fireside Ln Atlanta, GA	4.0	2.0	2664	$2,525	$0.95	24d	1	0.65mi
6876 Foxfire Pl Atlanta, GA	5.0	3.0	2990	$2,700	$0.90	43d	1	0.79mi
4551 Derby Loop Fairburn, GA	4.0	2.0	2152	$2,099	$0.98	43d	1	0.96mi
4377 Montberry Ln Fairburn, GA	5.0	3.5	2896	$3,200	$1.10	24d	1	1.10mi
965 Athena Bnd Fairburn, GA	4.0	2.5	3104	$3,100	$1.00	17d	1	1.24mi
1087 Sly Fox Run Fairburn, GA	4.0	2.5	3736	$2,841	$0.76	24d	1	1.24mi
1124 Sly Fox Run Fairburn, GA	5.0	4.0	3064	$3,750	$1.22	43d	1	1.26mi
7571 Deerridge Way Fairburn, GA	5.0	4.0	3136	$3,049	$0.97	43d	1	1.34mi
5055 Southwood Rd Fairburn, GA	3.0–4.0	2.5–3.5	1692	$2,733	$1.61	1d	76	1.44mi

HOA detail

• Monthly dues: $11 · $132/yr
• Likely covers: gas

Listing history 4 events

1. 2026-06-03
   statusdays on market $294,900 Under Contract 11 DOM
2. 2026-06-01
   days on market $294,900 New 10 DOM
3. 2026-05-31
   days on market $294,900 New 9 DOM
4. 2026-05-22
   listed $294,900 New

ⓘ 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: $5,209 · $434/mo
• Projected year-2 tax: $5,209 · $434/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,186
• − Mortgage interest: −$16,519
• − Property taxes: −$5,209
• − Insurance: −$1,474
• − Repairs & maintenance: −$2,575
• − Management: −$2,575
• − HOA: −$132
• − Depreciation: −$8,579
• Taxable loss: −$4,878
• Est. tax savings @ 24.0%: +$1,171
• After-tax cash flow: $1,224/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

1 event — show timeline

• 2026-05-22 Listed $294,900 GAMLS

Property tax history

+4.4%/yr

Latest (2025): $5,209 · +3.1% YoY. Source: county tax records.