511 Creel Ln · South Fulton, GA 30349

$198,000

3 bd · 2.5 ba · 1,372 sqft · Townhouse public records · 18 Days on market

Built 2006 958 sqft lot $100/mo HOA · 5% of rent

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Why this score? — see what drove the D+ 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 +12.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• 1% rule +4.3/10.0
• DSCR +3.6/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Rare end-unit townhome in a secure gated community - offering the privacy, space, and location that's hard to find at this price point. Built in 2006 and thoughtfully maintained, this 3-bedroom, 2.5-bathroom home checks every box. The open-concept main level is flooded with natural light (end-unit advantage), anchored by a newly updated kitchen featuring a new microwave and cooking range, granite countertops, stainless steel appliances, and a dining nook perfect for morning coffee or casual meals. Upstairs, the oversized primary suite features a large closet and private en-suite bath. Two additional bedrooms on the opposite side of the home offer great separation - ideal for guests or a home office. Step outside to your own fenced backyard, a private retreat perfect for cookouts, gardening, or simply unwinding. The location is unbeatable: minutes from Hartsfield-Jackson Airport, quick access to I-285 and I-85, Walmart, Kroger, and Creel Park within walking distance. Whether you're commuting, traveling frequently, or looking for a high-demand rental property - this home delivers. Schedule your showing today. End-unit homes in this community don't last.

Key facts

• $100 HOA
• 2 parking spots
• Built 2006

Property features AI

Finance

• Financial info: Community has 1 unit
• HOA & community: Homeowners association; Association fee $100 monthly

Exterior

• Parking: Assigned parking for two vehicles
• Utilities: Public water; Public sewer; 110-volt electric; Cable available; Electricity available; Sewer available; Water available
• Home design: Two stories; Resale property; Fee simple ownership
• Construction: Cement siding; Composition roof; Slab foundation
• Exterior features: Private yard; Covered patio/porch; Wood fencing

Interior

• Kitchen: Pantry (walk-in); Stone countertops; Dishwasher; Electric cooktop; Electric oven; Microwave
• Bedrooms: Oversized primary bedroom; Three bedrooms on upper level
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms; One half bathroom (main level); Primary bathroom with tub/shower combo
• Heating & cooling: Central heat; Central air
• Interior features: 9-foot ceilings on main level; Walk-in closet(s); Double-pane windows; 1 common wall
• Laundry & utility: Main level laundry room; Common area laundry available

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $198k.

Deal economics

• At list price, monthly cash flow is $-43 ($-510/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (7.0% below list).
• Recommended offer: $184k (7.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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: Nolan Elementary School (math 24% / reading 22%, grade F, #796 of 1,228 statewide, top 65%, 710 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 36% at this address vs 51% district-wide (-14 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; 656 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 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 $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 $55k 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 18 days — a 2% lower offer ($195k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 13y ago 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 $136k; 46% 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,227 (7.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.93% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.92%
• DSCR: 0.96
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $117,992
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2784 Haligan Pt	0.25mi	3/2.5	1,380 (+1%)	1mo	$214,000	$155	87
1103 Pine Tree Trl	0.21mi	3/2.5	1,466 (+7%)	4mo	$75,000	$51	75
3008 Pine Tree Trl Unit 16D	0.16mi	3/2.5	1,466 (+7%)	12mo	$126,000	$86	72
1109 Pinetree Trl	0.21mi	3/2.5	1,466 (+7%)	14mo	$105,100	$72	67
1008 Pine Tree Trl	0.21mi	3/2.0	1,196 (-13%)	2mo	$95,000	$79	65
7002 Galloway Pt	0.34mi	3/2.5	1,428 (+4%)	19mo	$225,000	$158	61
7005 Livia Pt	0.23mi	3/2.5	1,568 (+14%)	13mo	$255,000	$163	55

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: 22.9%
• Equity multiple: 2.83×
• Total profit: $101,512
• Equity at exit: $178,374

10-year hold

• IRR: 20.0%
• Equity multiple: 6.31×
• Total profit: $294,337
• Equity at exit: $384,670

Cash invested: $55,440 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,842 high
• Mortgage (P&I): −$1,038
• Tax from tax record: −$277 /mo · $3,325/yr
• Insurance: −$82
• HOA: −$100
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $-43

Break-even live

Break-even rent $1,896

Max offer price $190,490

Occupancy floor 97%

Sensitivity live

Price	-10% $70	-5% $14	+0% $-43	+5% $-99	+10% $-155
Rent	-10% $-188	-5% $-115	+0% $-43	+5% $30	+10% $103
Rate	-1.0pp $57	-0.5pp $8	base $-43	+0.5pp $-94	+1.0pp $-146

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3206 Pine Tree Trl Unit 15C Atlanta, GA	3.0	2.5	1466	$1,950	$1.33	5d	1	0.14mi
7060 Kimberly Mill Rd Atlanta, GA	3.0	1.0	1056	$1,425	$1.35	6d	1	0.18mi
7060 Kimberly Mill Rd Atlanta, GA	3.0	1.0	1056	$1,425	$1.35	0d	1	0.18mi
7045 Birling Dr Atlanta, GA	4.0	3.0	1488	$1,765	$1.19	44d	1	0.34mi
2722 South Hills Riverdale, GA	3.0	2.5	1722	$2,175	$1.26	0d	1	0.38mi
2550 Hallie Mill Rd Atlanta, GA	3.0	2.0	1372	$1,600	$1.17	13d	1	0.44mi
110 Fruitwood Trce Unit A Riverdale, GA	3.0	2.0	1100	$1,800	$1.64	21d	1	0.44mi
2590 South Hills Riverdale, GA	3.0	2.5	1850	$2,005	$1.08	13d	1	0.46mi
105 Fruitwood Trce Unit A Riverdale, GA	2.0	2.0	1012	$1,395	$1.38	0d	1	0.47mi
2529 Wood Bend Ln Riverdale, GA	3.0	2.5	1508	$1,945	$1.29	44d	1	0.50mi
7025 Brentwood Ct Riverdale, GA	2.0	1.5	1124	$1,425	$1.27	44d	1	0.52mi
145 W Village Ct Riverdale, GA	3.0	2.5	1284	$1,840	$1.43	0d	1	0.57mi
2820 Greenbower Ct Atlanta, GA	3.0	2.0	1338	$1,730	$1.29	4d	1	0.58mi
2405 Wood Bend Ln Riverdale, GA	3.0	2.5	1396	$1,800	$1.29	44d	1	0.68mi
7210 Buck Creek Dr Fairburn, GA	3.0	2.0	1140	$1,666	$1.46	0d	1	0.73mi
6985 Smoke Ridge Dr Fairburn, GA	4.0	2.0	1054	$1,820	$1.73	0d	1	0.73mi
6450 Peppermill Ln Atlanta, GA	4.0	2.0	1188	$1,531	$1.29	25d	1	0.93mi
3500 Keels Ln Atlanta, GA	3.0	2.0	1272	$1,755	$1.38	2d	1	0.96mi
6575 Smoke Ridge Dr Atlanta, GA	4.0	2.0	1808	$1,815	$1.00	44d	1	1.02mi
6500 Connell Rd Atlanta, GA	3.0	2.0	1483	$1,650	$1.11	25d	1	1.03mi
3105 Garnet Way Atlanta, GA	3.0	2.0	1470	$1,660	$1.13	13d	1	1.08mi
6440 Connell Rd Atlanta, GA	3.0	2.0	1391	$1,695	$1.22	25d	1	1.10mi
6345 Peppermill Ln Atlanta, GA	3.0	2.5	1224	$1,800	$1.47	44d	1	1.11mi
6445 Connell Rd Atlanta, GA	3.0	2.0	1357	$1,856	$1.37	44d	1	1.11mi
325 Pointer Ct Atlanta, GA	3.0	2.0	1474	$1,620	$1.10	6d	1	1.16mi
2667 Rocky Ct Atlanta, GA	3.0	2.5	1432	$2,200	$1.54	44d	1	1.18mi
2592 Rocky Ct Atlanta, GA	2.0	2.5	1424	$2,000	$1.40	44d	1	1.21mi
3800 Leisure Ln Atlanta, GA	3.0	2.0	1198	$2,350	$1.96	23d	1	1.24mi
855 Old Rocky Rd Atlanta, GA	3.0	2.0	1310	$1,710	$1.31	25d	1	1.27mi
2373 Bigwood Trl Atlanta, GA	3.0	2.5	1566	$1,845	$1.18	25d	1	1.28mi
2560 Foxlair Trl Atlanta, GA	4.0	2.0	1485	$1,795	$1.21	25d	1	1.29mi
3760 Cedar Hurst Way Atlanta, GA	4.0	2.5	1595	$2,150	$1.35	11d	1	1.29mi
2184 Olmadison Vw Atlanta, GA	2.0	2.0	1236	$1,985	$1.61	19d	1	1.29mi
2285 Bigwood Trl Atlanta, GA	3.0	2.5	1580	$1,740	$1.10	2d	1	1.31mi
6278 Rockaway Rd Atlanta, GA	3.0	2.5	1524	$2,000	$1.31	44d	1	1.34mi
6560 Emerald Pointe Cir Atlanta, GA	3.0	2.0	1309	$1,500	$1.15	23d	1	1.35mi
2310 Bigwood Trl Atlanta, GA	3.0	2.5	1580	$2,600	$1.65	25d	1	1.35mi
6368 Olmadison Pl Atlanta, GA	3.0	2.5	1428	$1,596	$1.12	0d	1	1.36mi
6370 Olmadison Pl Atlanta, GA	3.0	2.5	1440	$1,795	$1.25	44d	1	1.36mi
6415 El Caudillo Ct Atlanta, GA	3.0	3.0	1498	$2,800	$1.87	5d	1	1.38mi

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: security

Listing history 35 events

1. 2026-06-21
   days on market $198,000 Active 18 DOM
2. 2026-06-18
   days on market $198,000 Active 15 DOM
3. 2026-06-17
   days on market $198,000 Active 14 DOM
4. 2026-06-16
   days on market $198,000 Active 13 DOM
5. 2026-06-15
   days on market $198,000 Active 12 DOM
6. 2026-06-13
   days on market $198,000 Active 10 DOM
7. 2026-06-09
   days on market $198,000 Active 6 DOM
8. 2026-06-08
   days on market $198,000 Active 5 DOM
9. 2026-06-07
   days on market $198,000 Active 4 DOM
10. 2026-06-03
    status $198,000 Active 1 DOM

    Show marketing remark (1182 chars)

    Rare end-unit townhome in a secure gated community - offering the privacy, space, and location that's hard to find at this price point. Built in 2006 and thoughtfully maintained, this 3-bedroom, 2.5-bathroom home checks every box. The open-concept main level is flooded with natural light (end-unit advantage), anchored by a newly updated kitchen featuring a new microwave and cooking range, granite countertops, stainless steel appliances, and a dining nook perfect for morning coffee or casual meals. Upstairs, the oversized primary suite features a large closet and private en-suite bath. Two additional bedrooms on the opposite side of the home offer great separation - ideal for guests or a home office. Step outside to your own fenced backyard, a private retreat perfect for cookouts, gardening, or simply unwinding. The location is unbeatable: minutes from Hartsfield-Jackson Airport, quick access to I-285 and I-85, Walmart, Kroger, and Creel Park within walking distance. Whether you're commuting, traveling frequently, or looking for a high-demand rental property - this home delivers. Schedule your showing today. End-unit homes in this community don't last.

11. 2026-06-01
    pricestatusdays on marketlisting id $198,000 Coming Soon 1 DOM
12. 2026-04-21
    price $215,000 1189-char remark
13. 2026-04-21
    price $215,000 1195-char remark
14. 2026-04-06
    listed $225,000 New 1189-char remark
15. 2026-04-06
    listed $225,000 Active 1195-char remark
16. 2026-03-16
    historical $225,000 1189-char remark
17. 2026-03-16
    historical $225,000 1195-char remark
18. 2023-11-15
    historical $1,595
19. 2023-11-06
    listed $1,595
20. 2022-08-22
    historical
21. 2022-07-17
    listed $265,000 New
22. 2020-07-01
    soldstatus $135,500
23. 2020-06-23
    soldstatus $135,500 Closed
24. 2020-06-11
    status Pending
25. 2020-06-05
    historical Active Under Contract
26. 2020-05-27
    listed $133,500 Active
27. 2013-10-29
    soldstatus $39,900 Sold
28. 2013-09-11
    status Under Contract
29. 2013-07-23
    status Back On Market
30. 2013-07-18
    historical
31. 2013-07-09
    status Back On Market
32. 2013-07-01
    historical
33. 2013-06-24
    status Back On Market
34. 2013-05-16
    status Under Contract
35. 2013-03-27
    listed $39,900 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: $3,325 · $277/mo
• Projected year-2 tax: $3,325 · $277/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 ≥104°F today · 17 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: $22,107
• − Mortgage interest: −$11,091
• − Property taxes: −$3,325
• − Insurance: −$990
• − Repairs & maintenance: −$1,769
• − Management: −$1,769
• − HOA: −$1,200
• − Depreciation: −$5,760
• Taxable loss: −$3,796
• Est. tax savings @ 24.0%: +$911
• After-tax cash flow: $401/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

+396.2% since first listed

26 events — show timeline

• 2026-06-03 Listed $198,000 FMLS
• 2026-06-03 Listed $198,000 GAMLS
• 2026-05-31 Coming Soon $198,000 GAMLS
• 2026-05-31 Coming Soon $198,000 FMLS
• 2026-05-26 Listing Removed — GAMLS
• 2026-04-21 Price Changed $215,000 GAMLS
• 2026-04-06 Listed $225,000 GAMLS
• 2026-03-16 Coming Soon — GAMLS
• 2023-11-15 Rental Removed $1,595 FMLS
• 2023-11-06 Listed for Rent $1,595 FMLS
• 2022-08-22 Listing Removed — GAMLS
• 2022-07-17 Listed $265,000 GAMLS
• 2020-07-01 Sold (Public Records) $135,500 Public Records
• 2020-06-23 Sold (MLS) $135,500 FMLS
• 2020-06-11 Pending — FMLS
• 2020-06-05 Contingent — FMLS
• 2020-05-27 Listed $133,500 FMLS
• 2013-10-29 Sold (MLS) $39,900 GAMLS
• 2013-09-11 Pending — GAMLS
• 2013-07-23 Relisted — GAMLS
• 2013-07-18 Listing Removed — GAMLS
• 2013-07-09 Relisted — GAMLS
• 2013-07-01 Listing Removed — GAMLS
• 2013-06-24 Relisted — GAMLS
• 2013-05-16 Pending — GAMLS
• 2013-03-27 Listed $39,900 GAMLS

Property tax history

+5.8%/yr

Latest (2025): $3,325 · -0.0% YoY. Source: county tax records.