6665 Greenbower Ln · South Fulton, GA 30349

$194,900

4 bd · 2.5 ba · 2,136 sqft · SingleFamily public records · 119 Days on market

Built 1985 0.41 ac lot $91/sqft · 31% below area Est $283k · 31% under $5/mo HOA

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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 +18.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +5.6/10.0
• DSCR +5.6/10.0
• 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

Welcome to 6665 Greenbower Ln in College Park! This well-maintained, single-story home features 4 bedrooms and 2 full baths, offering comfortable and functional living all on one level. The home boasts a spacious layout with inviting living areas, generously sized bedrooms, and a practical kitchen ideal for everyday living and entertaining. Pride of ownership shows throughout, making this property truly move-in ready. There is a voluntary HOA , annual fee is 60.00

Key facts

• 0.41 acre lot
• 2 parking spots
• Built 1985

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $177k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 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 37% 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 + $19k 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 ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $71k; list at $195k implies a 174% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,359 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.06% ✓
• Cap rate: 7.33%
• Cash-on-cash: 3.70%
• DSCR: 1.16
• GRM: 7.9

CMA / ARV

• ARV (median comp): $283,392
• List price: $194,900
• Delta: -31.23%
• 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
510 Caris Brook Ct	0.18mi	4/2.0	2,116 (-1%)	14mo	$239,500	$113	76
6625 Peppermill Ln	0.19mi	4/3.0	1,906 (-11%)	12mo	$275,000	$144	61
2660 Ashley Downs Ln	0.45mi	4/2.5	2,002 (-6%)	9mo	$285,000	$142	61
2906 Forestside Ln	0.38mi	3/2.0 (-1)	2,088 (-2%)	14mo	$165,000	$79	59
6645 Peppermill Ln	0.18mi	4/3.0	1,900 (-11%)	16mo	$305,000	$161	58
3065 Keenan Rd	0.61mi	4/2.5	2,269 (+6%)	5mo	$265,000	$117	57
6725 Greenbower Ln S	0.11mi	3/3.0 (-1)	1,908 (-11%)	17mo	$300,000	$157	56
315 Marley Dr	0.29mi	3/2.5 (-1)	2,358 (+10%)	10mo	$208,900	$89	56
6616 Pamplona Pl	0.74mi	4/2.5	2,024 (-5%)	3mo	$265,000	$131	54
7108 Tanger Blvd	0.75mi	3/2.5 (-1)	2,112 (-1%)	15mo	$290,000	$137	46
6386 Beaver Creek Trl	0.73mi	4/2.5	2,278 (+7%)	18mo	$340,000	$149	40
100 Rimel Ln	0.63mi	3/2.0 (-1)	1,820 (-15%)	1mo	$155,000	$85	38

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: 26.2%
• Equity multiple: 3.07×
• Total profit: $112,793
• Equity at exit: $175,581

10-year hold

• IRR: 22.4%
• Equity multiple: 6.79×
• Total profit: $316,142
• Equity at exit: $378,648

Cash invested: $54,572 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,068 high
• Mortgage (P&I): −$1,022
• Tax from tax record: −$357 /mo · $4,282/yr
• Insurance: −$81
• HOA: −$5
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $168

Break-even live

Break-even rent $1,855

Max offer price $194,900

Occupancy floor 87%

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
336 Rocky Springs Ct Atlanta, GA	4.0	2.0	1900	$1,450	$0.76	24d	1	0.36mi
3206 Pine Tree Trl Unit 15C Atlanta, GA	3.0	2.5	1466	$1,950	$1.33	4d	1	0.46mi
3105 Garnet Way Atlanta, GA	3.0	2.0	1470	$1,660	$1.13	13d	1	0.52mi
2667 Rocky Ct Atlanta, GA	3.0	2.5	1432	$2,200	$1.54	44d	1	0.63mi
3325 Valley Bend Rd Atlanta, GA	4.0	2.0	2000	$1,995	$1.00	17d	1	0.71mi
3325 Valley Bend Rd Atlanta, GA	4.0	2.0	2000	$1,995	$1.00	5d	1	0.71mi
7045 Birling Dr Atlanta, GA	4.0	3.0	1488	$1,765	$1.19	44d	1	0.74mi
2372 Creel Rd Atlanta, GA	4.0	3.0	2579	$2,229	$0.86	3d	1	0.76mi
2529 Wood Bend Ln Riverdale, GA	3.0	2.5	1508	$1,945	$1.29	44d	1	0.79mi
6278 Rockaway Rd Atlanta, GA	3.0	2.5	1524	$2,000	$1.31	44d	1	0.80mi
7156 Tanger Blvd Riverdale, GA	4.0	2.5	1984	$2,229	$1.12	3d	1	0.81mi
2328 Creel Rd Atlanta, GA	4.0	3.0	2100	$1,895	$0.90	44d	1	0.85mi
2590 South Hills Riverdale, GA	3.0	2.5	1850	$2,005	$1.08	13d	1	0.86mi
2373 Bigwood Trl Atlanta, GA	3.0	2.5	1566	$1,845	$1.18	24d	1	0.87mi
2625 Carolina Rdg Riverdale, GA	4.0	2.5	1936	$2,125	$1.10	21d	1	0.88mi
2722 South Hills Riverdale, GA	3.0	2.5	1722	$2,200	$1.28	5d	1	0.89mi
2285 Bigwood Trl Atlanta, GA	3.0	2.5	1580	$1,740	$1.10	2d	1	0.90mi
6368 Olmadison Pl Atlanta, GA	3.0	2.5	1428	$1,656	$1.16	11d	1	0.91mi
6370 Olmadison Pl Atlanta, GA	3.0	2.5	1440	$1,795	$1.25	44d	1	0.91mi
6870 Old Bethsaida Way Riverdale, GA	4.0	2.5	1916	$1,973	$1.03	44d	1	0.91mi
6575 Smoke Ridge Dr Atlanta, GA	4.0	2.0	1808	$1,815	$1.00	44d	1	0.92mi
320 Emerald Green Ct Atlanta, GA	3.0	2.0	1575	$2,050	$1.30	44d	1	0.94mi
2310 Bigwood Trl Atlanta, GA	3.0	2.5	1580	$2,600	$1.65	24d	1	0.95mi
6893 Estepona St Atlanta, GA	4.0	2.5	2724	$2,330	$0.86	5d	1	1.03mi
6500 Connell Rd Atlanta, GA	3.0	2.0	1483	$1,650	$1.11	24d	1	1.06mi
6120 Hemperly Rd Atlanta, GA	4.0	2.5	1770	$2,100	$1.19	4d	1	1.07mi
6120 Hemperly Rd Atlanta, GA	4.0	2.5	1770	$2,100	$1.19	24d	1	1.07mi
325 Pointer Ct Atlanta, GA	3.0	2.0	1474	$1,620	$1.10	5d	1	1.09mi
3240 Devilla Trce South Fulton, GA	4.0	2.0	1616	$1,980	$1.23	44d	1	1.09mi
2560 Foxlair Trl Atlanta, GA	4.0	2.0	1485	$1,795	$1.21	24d	1	1.10mi
6415 El Caudillo Ct Atlanta, GA	3.0	3.0	1498	$2,800	$1.87	4d	1	1.10mi
6078 Oak Bend Ct Riverdale, GA	3.0	2.5	1622	$1,800	$1.11	24d	1	1.14mi
6325 Polar Fox Ct Riverdale, GA	4.0	2.5	2471	$2,445	$0.99	22d	1	1.16mi
2714 Topaz Rd Riverdale, GA	4.0	2.5	2674	$2,401	$0.90	24d	1	1.18mi
6048 Oak Bend Ct Riverdale, GA	3.0	2.5	1500	$1,750	$1.17	22d	1	1.20mi
6027 Oak Bend Ct Riverdale, GA	3.0	2.5	1530	$2,070	$1.35	5d	1	1.22mi
6056 Carriage Ct Atlanta, GA	3.0	2.0	1400	$1,599	$1.14	5d	1	1.23mi
135 Beethoven Ct Riverdale, GA	3.0	2.0	2454	$1,850	$0.75	5d	1	1.26mi
2555 Flat Shoals Rd #401 Atlanta, GA	3.0	2.5	1550	$2,050	$1.32	44d	1	1.27mi
2555 Flat Shoals Rd #404 College Park, GA	3.0	2.5	1408	$1,700	$1.21	24d	1	1.29mi

HOA detail

• Monthly dues: $5 · $60/yr

Listing history 20 events

1. 2026-06-18
   days on market $194,900 Active 119 DOM
2. 2026-06-17
   days on market $194,900 Active 118 DOM
3. 2026-06-16
   days on market $194,900 Active 117 DOM
4. 2026-06-15
   statusdays on market $194,900 Active 116 DOM
5. 2026-06-13
   pricestatusdays on market $194,900 Price Change 114 DOM
6. 2026-06-09
   days on market $209,900 Active 110 DOM
7. 2026-06-08
   days on market $209,900 Active 109 DOM
8. 2026-06-07
   days on market $209,900 Active 108 DOM
9. 2026-06-04
   days on market $209,900 Active 105 DOM
10. 2026-06-03
    days on market $209,900 Active 104 DOM
11. 2026-06-01
    days on market $209,900 Active 102 DOM
12. 2026-05-31
    days on market $209,900 Active 101 DOM
13. 2026-05-09
    price $209,900 468-char remark

    Show marketing remark (468 chars)

    Welcome to 6665 Greenbower Ln in College Park! This well-maintained, single-story home features 4 bedrooms and 2 full baths, offering comfortable and functional living all on one level. The home boasts a spacious layout with inviting living areas, generously sized bedrooms, and a practical kitchen ideal for everyday living and entertaining. Pride of ownership shows throughout, making this property truly move-in ready. There is a voluntary HOA , annual fee is 60.00

14. 2026-04-10
    status Price Change 468-char remark

    Show marketing remark (468 chars)

    Welcome to 6665 Greenbower Ln in College Park! This well-maintained, single-story home features 4 bedrooms and 2 full baths, offering comfortable and functional living all on one level. The home boasts a spacious layout with inviting living areas, generously sized bedrooms, and a practical kitchen ideal for everyday living and entertaining. Pride of ownership shows throughout, making this property truly move-in ready. There is a voluntary HOA , annual fee is 60.00

15. 2026-04-10
    price $219,900 468-char remark

    Show marketing remark (468 chars)

    Welcome to 6665 Greenbower Ln in College Park! This well-maintained, single-story home features 4 bedrooms and 2 full baths, offering comfortable and functional living all on one level. The home boasts a spacious layout with inviting living areas, generously sized bedrooms, and a practical kitchen ideal for everyday living and entertaining. Pride of ownership shows throughout, making this property truly move-in ready. There is a voluntary HOA , annual fee is 60.00

16. 2026-03-26
    historical Active Under Contract 468-char remark

    Show marketing remark (468 chars)

    Welcome to 6665 Greenbower Ln in College Park! This well-maintained, single-story home features 4 bedrooms and 2 full baths, offering comfortable and functional living all on one level. The home boasts a spacious layout with inviting living areas, generously sized bedrooms, and a practical kitchen ideal for everyday living and entertaining. Pride of ownership shows throughout, making this property truly move-in ready. There is a voluntary HOA , annual fee is 60.00

17. 2026-02-19
    listed $224,900 New 468-char remark

    Show marketing remark (468 chars)

    Welcome to 6665 Greenbower Ln in College Park! This well-maintained, single-story home features 4 bedrooms and 2 full baths, offering comfortable and functional living all on one level. The home boasts a spacious layout with inviting living areas, generously sized bedrooms, and a practical kitchen ideal for everyday living and entertaining. Pride of ownership shows throughout, making this property truly move-in ready. There is a voluntary HOA , annual fee is 60.00

18. 1998-11-25
    soldstatus $71,200
19. 1998-03-04
    soldstatus $59,100
20. 1984-09-12
    soldstatus $59,000

ⓘ 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: $4,282 · $357/mo
• Projected year-2 tax: $4,282 · $357/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 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: $24,811
• − Mortgage interest: −$10,917
• − Property taxes: −$4,282
• − Insurance: −$974
• − Repairs & maintenance: −$1,985
• − Management: −$1,985
• − HOA: −$60
• − Depreciation: −$5,670
• Taxable loss: −$1,062
• Est. tax savings @ 24.0%: +$255
• After-tax cash flow: $2,275/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

+255.8% since first listed

8 events — show timeline

• 2026-05-09 Price Changed $209,900 GAMLS
• 2026-04-10 Relisted — GAMLS
• 2026-04-10 Price Changed $219,900 GAMLS
• 2026-03-26 Contingent — GAMLS
• 2026-02-19 Listed $224,900 GAMLS
• 1998-11-25 Sold (Public Records) $71,200 Public Records
• 1998-03-04 Sold (Public Records) $59,100 Public Records
• 1984-09-12 Sold (Public Records) $59,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $4,282 · +40.0% YoY. Source: county tax records.