3955 Demooney Rd · South Fulton, GA 30349

$199,000

3 bd · 2.5 ba · 1,296 sqft · SingleFamily public records · 149 Days on market

Built 1968 1.33 ac lot $154/sqft · 22% below area Est $256k · 22% under

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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 +18.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.7/10.0
• 1% rule +5.1/10.0
• 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

A Rare Opportunity for Homeowners or Investors with Vision. Set on 1.33 private, wooded acres, this solid four-sided brick home offers the kind of potential that's increasingly hard to find. Built in the 1960s with a level foundation, this 3-bedroom, 2-bath property includes an unfinished basement, a 2-car carport, and brick fireplaces on both the main and lower levels a classic layout ready to be re-imagined. The home needs renovation new kitchen, updated baths, paint, flooring refinishing, and lighting but that's exactly what makes it a renovator's dream. Whether you're an investor seeking your next project or a homeowner wanting to design a space that truly reflects your style, this property offers a blank canvas with tremendous upside. The expansive, quiet backyard provides exceptional privacy with mature trees and room to create an outdoor oasis. The surrounding community is known for large estate lots and high value homes, yet there is NO HOA, giving you freedom and flexibility. The seller may offer seller financing to qualified buyer's and can also connect you with cost competitive contractors to help bring your vision to life. Opportunities like this an excellent lot, a solid structure, and the privacy to create a long-term estate don't come around often. This is a property you can shape for yourself and pass down for generations.

Key facts

• Unfinished basement
• Large estate lots
• Private wooded acres

Tags

• PRIVATE WOODED ACRES
• UNFINISHED BASEMENT
• BRICK FIREPLACES
• EXPANSIVE QUIET BACKYARD
• MATURE TREES
• LARGE ESTATE LOTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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; 656 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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 36% 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 $21k of equity ($1k loan paydown + $20k 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 $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $50k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 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 1968 — 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: 1.01% ✓
• Cap rate: 7.37%
• Cash-on-cash: 3.86%
• DSCR: 1.17
• GRM: 8.3

CMA / ARV

• ARV (median comp): $256,136
• List price: $199,000
• Delta: -22.31%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 Westcliffe Ct	0.50mi	3/2.0	1,272 (-2%)	2mo	$252,000	$198	70

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: 26.3%
• Equity multiple: 3.08×
• Total profit: $115,782
• Equity at exit: $179,275

10-year hold

• IRR: 22.5%
• Equity multiple: 6.82×
• Total profit: $324,512
• Equity at exit: $386,613

Cash invested: $55,720 (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: 656
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,010 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$282 /mo · $3,385/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $179

Break-even live

Break-even rent $1,783

Max offer price $199,000

Occupancy floor 86%

Sensitivity live

Price	-10% $292	-5% $236	+0% $179	+5% $123	+10% $67
Rent	-10% $20	-5% $100	+0% $179	+5% $259	+10% $338
Rate	-1.0pp $279	-0.5pp $230	base $179	+0.5pp $128	+1.0pp $75

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3920 Cliftondale Pl Atlanta, GA	3.0	2.0	1650	$1,800	$1.09	25d	1	0.45mi
4115 Cranwood Dr Atlanta, GA	3.0	2.0	1392	$2,200	$1.58	13d	1	0.58mi
4110 Cranwood Dr Atlanta, GA	3.0	2.0	1424	$1,915	$1.34	2d	1	0.61mi

Listing history 30 events

1. 2026-06-21
   days on market $199,000 Active 149 DOM
2. 2026-06-18
   days on market $199,000 Active 146 DOM
3. 2026-06-17
   days on market $199,000 Active 145 DOM
4. 2026-06-16
   days on market $199,000 Active 144 DOM
5. 2026-06-15
   days on market $199,000 Active 143 DOM
6. 2026-06-13
   days on market $199,000 Active 141 DOM
7. 2026-06-09
   days on market $199,000 Active 137 DOM
8. 2026-06-08
   days on market $199,000 Active 136 DOM
9. 2026-06-07
   days on market $199,000 Active 135 DOM
10. 2026-06-04
    days on market $199,000 Active 132 DOM
11. 2026-06-03
    days on market $199,000 Active 131 DOM
12. 2026-06-01
    days on market $199,000 Active 129 DOM
13. 2026-05-31
    days on market $199,000 Active 128 DOM
14. 2026-04-03
    price $199,000 1360-char remark

    Show marketing remark (1360 chars)

    A Rare Opportunity for Homeowners or Investors with Vision. Set on 1.33 private, wooded acres, this solid four-sided brick home offers the kind of potential that's increasingly hard to find. Built in the 1960s with a level foundation, this 3-bedroom, 2-bath property includes an unfinished basement, a 2-car carport, and brick fireplaces on both the main and lower levels a classic layout ready to be re-imagined. The home needs renovation new kitchen, updated baths, paint, flooring refinishing, and lighting but that's exactly what makes it a renovator's dream. Whether you're an investor seeking your next project or a homeowner wanting to design a space that truly reflects your style, this property offers a blank canvas with tremendous upside. The expansive, quiet backyard provides exceptional privacy with mature trees and room to create an outdoor oasis. The surrounding community is known for large estate lots and high value homes, yet there is NO HOA, giving you freedom and flexibility. The seller may offer seller financing to qualified buyer's and can also connect you with cost competitive contractors to help bring your vision to life. Opportunities like this an excellent lot, a solid structure, and the privacy to create a long-term estate don't come around often. This is a property you can shape for yourself and pass down for generations.

15. 2026-04-03
    price $199,000 1360-char remark

    Show marketing remark (1360 chars)

    A Rare Opportunity for Homeowners or Investors with Vision. Set on 1.33 private, wooded acres, this solid four-sided brick home offers the kind of potential that's increasingly hard to find. Built in the 1960s with a level foundation, this 3-bedroom, 2-bath property includes an unfinished basement, a 2-car carport, and brick fireplaces on both the main and lower levels a classic layout ready to be re-imagined. The home needs renovation new kitchen, updated baths, paint, flooring refinishing, and lighting but that's exactly what makes it a renovator's dream. Whether you're an investor seeking your next project or a homeowner wanting to design a space that truly reflects your style, this property offers a blank canvas with tremendous upside. The expansive, quiet backyard provides exceptional privacy with mature trees and room to create an outdoor oasis. The surrounding community is known for large estate lots and high value homes, yet there is NO HOA, giving you freedom and flexibility. The seller may offer seller financing to qualified buyer's and can also connect you with cost competitive contractors to help bring your vision to life. Opportunities like this an excellent lot, a solid structure, and the privacy to create a long-term estate don't come around often. This is a property you can shape for yourself and pass down for generations.

16. 2026-03-17
    price $224,000 1360-char remark

    Show marketing remark (1360 chars)

    A Rare Opportunity for Homeowners or Investors with Vision. Set on 1.33 private, wooded acres, this solid four-sided brick home offers the kind of potential that's increasingly hard to find. Built in the 1960s with a level foundation, this 3-bedroom, 2-bath property includes an unfinished basement, a 2-car carport, and brick fireplaces on both the main and lower levels a classic layout ready to be re-imagined. The home needs renovation new kitchen, updated baths, paint, flooring refinishing, and lighting but that's exactly what makes it a renovator's dream. Whether you're an investor seeking your next project or a homeowner wanting to design a space that truly reflects your style, this property offers a blank canvas with tremendous upside. The expansive, quiet backyard provides exceptional privacy with mature trees and room to create an outdoor oasis. The surrounding community is known for large estate lots and high value homes, yet there is NO HOA, giving you freedom and flexibility. The seller may offer seller financing to qualified buyer's and can also connect you with cost competitive contractors to help bring your vision to life. Opportunities like this an excellent lot, a solid structure, and the privacy to create a long-term estate don't come around often. This is a property you can shape for yourself and pass down for generations.

17. 2026-03-17
    price $224,000 1360-char remark

    Show marketing remark (1360 chars)

    A Rare Opportunity for Homeowners or Investors with Vision. Set on 1.33 private, wooded acres, this solid four-sided brick home offers the kind of potential that's increasingly hard to find. Built in the 1960s with a level foundation, this 3-bedroom, 2-bath property includes an unfinished basement, a 2-car carport, and brick fireplaces on both the main and lower levels a classic layout ready to be re-imagined. The home needs renovation new kitchen, updated baths, paint, flooring refinishing, and lighting but that's exactly what makes it a renovator's dream. Whether you're an investor seeking your next project or a homeowner wanting to design a space that truly reflects your style, this property offers a blank canvas with tremendous upside. The expansive, quiet backyard provides exceptional privacy with mature trees and room to create an outdoor oasis. The surrounding community is known for large estate lots and high value homes, yet there is NO HOA, giving you freedom and flexibility. The seller may offer seller financing to qualified buyer's and can also connect you with cost competitive contractors to help bring your vision to life. Opportunities like this an excellent lot, a solid structure, and the privacy to create a long-term estate don't come around often. This is a property you can shape for yourself and pass down for generations.

18. 2026-01-23
    listed $249,000 New 1360-char remark

    Show marketing remark (1360 chars)

    A Rare Opportunity for Homeowners or Investors with Vision. Set on 1.33 private, wooded acres, this solid four-sided brick home offers the kind of potential that's increasingly hard to find. Built in the 1960s with a level foundation, this 3-bedroom, 2-bath property includes an unfinished basement, a 2-car carport, and brick fireplaces on both the main and lower levels a classic layout ready to be re-imagined. The home needs renovation new kitchen, updated baths, paint, flooring refinishing, and lighting but that's exactly what makes it a renovator's dream. Whether you're an investor seeking your next project or a homeowner wanting to design a space that truly reflects your style, this property offers a blank canvas with tremendous upside. The expansive, quiet backyard provides exceptional privacy with mature trees and room to create an outdoor oasis. The surrounding community is known for large estate lots and high value homes, yet there is NO HOA, giving you freedom and flexibility. The seller may offer seller financing to qualified buyer's and can also connect you with cost competitive contractors to help bring your vision to life. Opportunities like this an excellent lot, a solid structure, and the privacy to create a long-term estate don't come around often. This is a property you can shape for yourself and pass down for generations.

19. 2026-01-23
    listed $249,000 Active 1360-char remark

    Show marketing remark (1360 chars)

    A Rare Opportunity for Homeowners or Investors with Vision. Set on 1.33 private, wooded acres, this solid four-sided brick home offers the kind of potential that's increasingly hard to find. Built in the 1960s with a level foundation, this 3-bedroom, 2-bath property includes an unfinished basement, a 2-car carport, and brick fireplaces on both the main and lower levels a classic layout ready to be re-imagined. The home needs renovation new kitchen, updated baths, paint, flooring refinishing, and lighting but that's exactly what makes it a renovator's dream. Whether you're an investor seeking your next project or a homeowner wanting to design a space that truly reflects your style, this property offers a blank canvas with tremendous upside. The expansive, quiet backyard provides exceptional privacy with mature trees and room to create an outdoor oasis. The surrounding community is known for large estate lots and high value homes, yet there is NO HOA, giving you freedom and flexibility. The seller may offer seller financing to qualified buyer's and can also connect you with cost competitive contractors to help bring your vision to life. Opportunities like this an excellent lot, a solid structure, and the privacy to create a long-term estate don't come around often. This is a property you can shape for yourself and pass down for generations.

20. 2025-04-15
    historical
21. 2025-04-15
    historical
22. 2025-04-04
    status Active
23. 2025-04-04
    price $205,000
24. 2025-04-04
    price $205,000
25. 2025-04-03
    status Back On Market
26. 2025-03-04
    historical On Hold
27. 2024-12-06
    listed $225,000 New
28. 2024-12-06
    listed $225,000 Active
29. 2024-11-13
    soldstatus $150,000
30. 2024-10-29
    soldstatus $95,000

ⓘ 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: $3,385 · $282/mo
• Projected year-2 tax: $3,385 · $282/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 5/10 Major 7 d/yr ≥104°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: $24,118
• − Mortgage interest: −$11,147
• − Property taxes: −$3,385
• − Insurance: −$995
• − Repairs & maintenance: −$1,929
• − Management: −$1,929
• − Depreciation: −$5,789
• Taxable loss: −$1,057
• Est. tax savings @ 24.0%: +$254
• After-tax cash flow: $2,404/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

+109.5% since first listed

17 events — show timeline

• 2026-04-03 Price Changed $199,000 FMLS
• 2026-04-03 Price Changed $199,000 GAMLS
• 2026-03-17 Price Changed $224,000 GAMLS
• 2026-03-17 Price Changed $224,000 FMLS
• 2026-01-23 Listed $249,000 FMLS
• 2026-01-23 Listed $249,000 GAMLS
• 2025-04-15 Listing Removed — FMLS
• 2025-04-15 Listing Removed — GAMLS
• 2025-04-04 Relisted — FMLS
• 2025-04-04 Price Changed $205,000 FMLS
• 2025-04-04 Price Changed $205,000 GAMLS
• 2025-04-03 Relisted — GAMLS
• 2025-03-04 Delisted — GAMLS
• 2024-12-06 Listed $225,000 FMLS
• 2024-12-06 Listed $225,000 GAMLS
• 2024-11-13 Sold (Public Records) $150,000 Public Records
• 2024-10-29 Sold (Public Records) $95,000 Public Records

Property tax history

+10.5%/yr

Latest (2025): $3,385 · -0.0% YoY. Source: county tax records.