5960 Bluebonnet Cir · South Fulton, GA 30349

$217,900

3 bd · 2.0 ba · 1,378 sqft · SingleFamily public records · 13 Days on market

Built 1980 0.56 ac lot $158/sqft · 5% below area Est $334k · 35% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.2/30.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• DSCR +4.0/10.0
• 1% rule +3.7/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

BANK OWNED. LARGE HOME WITH: FAMILY ROOM, LARGE BASEMENT FOR PLAY ROOM/OFFICE, LARGE LOT, AND CONVENIENT TO EXPRESSWAY.

Key facts

• 0.56 acre lot
• Garage
• Built 1980

Property features AI

Finance

• Other: Home warranty included
• HOA & community: No HOA

Exterior

• Parking: Garage; Off-street parking; Parking pad; Open parking available
• Utilities: Public water; Private sewer; Electricity available; Natural gas available
• Home design: Single-family residence; House; Residential resale
• Construction: Built in 1980; Wood siding; Composition roof
• Exterior features: Level lot

Interior

• Kitchen: Country-style kitchen
• Bedrooms: 4 bedrooms (1 on the lower level)
• Flooring: Carpet; Laminate
• Bathrooms: 3 full bathrooms; 1 half bathroom; Lower level has 1 full bathroom and 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Multi/split levels; Daylight basement; Bonus room; 2 fireplaces
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $218k.

Deal economics

• At list price, monthly cash flow is $-5 ($-62/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (13.4% below list).
• Recommended offer: $189k (13.4% below list) — sets the bar for 1% rule.

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: Bethune Elementary School (math 17% / reading 22%, grade F, #878 of 1,228 statewide, top 75%, 524 students, 100% FRL); Bear Creek Middle School (math 17% / reading 26%, grade F, #339 of 470 statewide, top 72%, 1,108 students, 100% 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 88% FRL vs 41% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 18% at this address vs 51% district-wide (-33 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 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).

Forward outlook

• In year one you build about $23k of equity ($2k loan paydown + $22k 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 $61k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 14y 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 $74k; list at $218k implies a 194% 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 $188,736 (13.4% 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. 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: 0.87% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.10%
• DSCR: 1.00
• GRM: 9.6

CMA / ARV

• ARV (median comp): $334,310
• List price: $217,900
• Delta: -34.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5840 Old Bill Cook Rd	0.35mi	3/1.0	1,184 (-14%)	7mo	$164,000	$139	50
2950 Harper Valley Dr	0.74mi	3/2.0	1,367 (-1%)	20mo	$155,000	$113	48
5870 Sable Glen Rd	0.56mi	4/3.0 (+1)	1,450 (+5%)	12mo	$243,000	$168	47
3382 Sable Chase Ln	0.52mi	4/3.0 (+1)	1,435 (+4%)	19mo	$250,000	$174	44
3401 Sumersbe Ct #1	0.53mi	3/3.5	1,491 (+8%)	18mo	$291,989	$196	41
6215 Lamp Post Pl	0.60mi	3/2.0	1,562 (+13%)	17mo	$200,000	$128	36

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: 23.5%
• Equity multiple: 2.88×
• Total profit: $114,553
• Equity at exit: $196,302

10-year hold

• IRR: 20.5%
• Equity multiple: 6.42×
• Total profit: $330,531
• Equity at exit: $423,332

Cash invested: $61,012 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,887 high
• Mortgage (P&I): −$1,143
• Tax from tax record: −$263 /mo · $3,152/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $-5

Break-even live

Break-even rent $1,894

Max offer price $216,988

Occupancy floor 95%

Sensitivity live

Price	-10% $118	-5% $57	+0% $-5	+5% $-67	+10% $-129
Rent	-10% $-154	-5% $-80	+0% $-5	+5% $69	+10% $144
Rate	-1.0pp $105	-0.5pp $50	base $-5	+0.5pp $-62	+1.0pp $-119

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: $54,475
• Closing costs: $6,537
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5750 Buffington Rd Atlanta, GA	1.0–3.0	1.0–2.0	1142	$1,642	$1.44	0d	18	0.37mi
6230 Cedar Wood Dr Atlanta, GA	3.0	2.0	1238	$1,694	$1.37	44d	1	0.45mi
5740 Buffington Rd Atlanta, GA	1.0–3.0	1.0–2.5	964	$2,181	$2.26	0d	15	0.48mi
3457 Sumersbe Ct Atlanta, GA	3.0	2.5	1800	$2,300	$1.28	6d	1	0.60mi
2865 Spruce Point Rd Atlanta, GA	4.0	2.0	1050	$1,910	$1.82	44d	1	0.64mi
3240 Devilla Trce South Fulton, GA	4.0	2.0	1616	$1,980	$1.23	44d	1	0.67mi
3477 Carriage Chase Rd Atlanta, GA	4.0	3.0	1545	$2,000	$1.29	25d	1	0.69mi
3514 Devon Chase Rd Atlanta, GA	3.0	2.0	1540	$1,720	$1.12	44d	1	0.74mi
3027 Sable Run Rd Atlanta, GA	3.0	3.0	1808	$2,080	$1.15	44d	1	0.79mi
3364 Estes Dr Atlanta, GA	3.0	2.5	1736	$1,889	$1.09	17d	1	0.80mi
3022 Sable Run Rd Atlanta, GA	3.0	2.5	1748	$1,955	$1.12	4d	1	0.81mi
6415 El Caudillo Ct Atlanta, GA	3.0	3.0	1498	$2,800	$1.87	5d	1	0.87mi
6120 Hemperly Rd Atlanta, GA	4.0	2.5	1770	$2,100	$1.19	25d	1	0.91mi
6120 Hemperly Rd Atlanta, GA	4.0	2.5	1770	$2,100	$1.19	4d	1	0.91mi
6056 Carriage Ct Atlanta, GA	3.0	2.0	1400	$1,549	$1.11	0d	1	0.95mi
5825 Vernier Dr Atlanta, GA	3.0	2.0	1346	$1,615	$1.20	6d	1	0.95mi
5825 Vernier Dr Atlanta, GA	3.0	2.0	1346	$1,615	$1.20	25d	1	0.95mi
5825 Vernier Dr Atlanta, GA	3.0	2.0	1346	$1,615	$1.20	21d	1	0.95mi
5825 Vernier Dr Atlanta, GA	3.0	2.0	1346	$1,615	$1.20	44d	1	0.95mi
3650 Creekview Cir Atlanta, GA	3.0	3.5	1225	$1,689	$1.38	13d	1	0.97mi
5712 Westhill Cir Atlanta, GA	4.0	2.0	1441	$1,710	$1.19	4d	1	0.98mi
6345 Peppermill Ln Atlanta, GA	3.0	2.5	1224	$1,800	$1.47	44d	1	1.00mi
5690 Hampton Ct Atlanta, GA	2.0	3.0	1184	$1,495	$1.26	44d	1	1.01mi
5645 Deerfield Trl Atlanta, GA	3.0	1.5	1496	$1,495	$1.00	23d	1	1.04mi
3509 Augusta St Atlanta, GA	3.0	2.5	1588	$2,006	$1.26	44d	1	1.05mi
5460 Hampton Ct Atlanta, GA	2.0	3.5	1554	$1,500	$0.97	44d	1	1.05mi
2890 Jerome Rd Atlanta, GA	3.0	1.5	1229	$1,731	$1.41	0d	1	1.06mi
2560 Foxlair Trl Atlanta, GA	4.0	2.0	1485	$1,795	$1.21	25d	1	1.08mi
6560 Emerald Pointe Cir Atlanta, GA	3.0	2.0	1309	$1,500	$1.15	23d	1	1.09mi
3715 Clearwater Dr Atlanta, GA	4.0	2.0	1482	$4,400	$2.97	44d	1	1.09mi
3550 Morning Creek Dr Atlanta, GA	4.0	2.0	1400	$1,730	$1.24	13d	1	1.12mi
6090 Emerald Pointe Cir Atlanta, GA	3.0	2.0	1200	$1,875	$1.56	19d	1	1.14mi
3695 Morning Creek Dr Atlanta, GA	3.0	2.0	1491	$2,100	$1.41	44d	1	1.16mi
3105 Garnet Way Atlanta, GA	3.0	2.0	1470	$1,660	$1.13	13d	1	1.16mi
6450 Peppermill Ln Atlanta, GA	4.0	2.0	1188	$1,531	$1.29	25d	1	1.18mi
5410 Twin Lakes Dr Atlanta, GA	3.0	2.0	1277	$2,040	$1.60	44d	1	1.20mi
320 Emerald Green Ct Atlanta, GA	3.0	2.0	1575	$2,050	$1.30	44d	1	1.20mi
855 Old Rocky Rd Atlanta, GA	3.0	2.0	1310	$1,710	$1.31	25d	1	1.21mi
2555 Flat Shoals Rd #404 College Park, GA	3.0	2.5	1408	$1,700	$1.21	25d	1	1.23mi
2555 Flat Shoals Rd #3005 Atlanta, GA	3.0	2.5	1724	$1,850	$1.07	6d	1	1.27mi

Listing history 22 events

1. 2026-05-11
   status Under Contract 114-char remark
2. 2026-04-09
   listed $217,900 New 114-char remark
3. 2025-09-09
   price $1,895
4. 2025-06-30
   listed $2,400
5. 2018-03-11
   historical
6. 2018-03-09
   status Back on Market
7. 2018-02-08
   status Under Contract
8. 2017-11-01
   listed $125,000 New
9. 2015-05-14
   price $22,900

   Show marketing remark (119 chars)

   BANK OWNED. LARGE HOME WITH: FAMILY ROOM, LARGE BASEMENT FOR PLAY ROOM/OFFICE, LARGE LOT, AND CONVENIENT TO EXPRESSWAY.

10. 2013-05-21
    soldstatus $74,000
11. 2012-05-22
    historical
12. 2012-05-08
    soldstatus $25,500 Sold

    Show marketing remark (119 chars)

    BANK OWNED. LARGE HOME WITH: FAMILY ROOM, LARGE BASEMENT FOR PLAY ROOM/OFFICE, LARGE LOT, AND CONVENIENT TO EXPRESSWAY.

13. 2012-05-08
    soldstatus $25,500 Sold

    Show marketing remark (119 chars)

    BANK OWNED. LARGE HOME WITH: FAMILY ROOM, LARGE BASEMENT FOR PLAY ROOM/OFFICE, LARGE LOT, AND CONVENIENT TO EXPRESSWAY.

14. 2012-04-26
    status Pending
15. 2012-04-25
    historical Contingent - Due Diligence
16. 2012-04-24
    historical

    Show marketing remark (119 chars)

    BANK OWNED. LARGE HOME WITH: FAMILY ROOM, LARGE BASEMENT FOR PLAY ROOM/OFFICE, LARGE LOT, AND CONVENIENT TO EXPRESSWAY.

17. 2012-04-23
    price $25,500

    Show marketing remark (119 chars)

    BANK OWNED. LARGE HOME WITH: FAMILY ROOM, LARGE BASEMENT FOR PLAY ROOM/OFFICE, LARGE LOT, AND CONVENIENT TO EXPRESSWAY.

18. 2012-03-30
    price $22,900

    Show marketing remark (119 chars)

    BANK OWNED. LARGE HOME WITH: FAMILY ROOM, LARGE BASEMENT FOR PLAY ROOM/OFFICE, LARGE LOT, AND CONVENIENT TO EXPRESSWAY.

19. 2012-03-30
    price $22,900

    Show marketing remark (119 chars)

    BANK OWNED. LARGE HOME WITH: FAMILY ROOM, LARGE BASEMENT FOR PLAY ROOM/OFFICE, LARGE LOT, AND CONVENIENT TO EXPRESSWAY.

20. 2012-03-14
    listed $35,000 Active

    Show marketing remark (119 chars)

    BANK OWNED. LARGE HOME WITH: FAMILY ROOM, LARGE BASEMENT FOR PLAY ROOM/OFFICE, LARGE LOT, AND CONVENIENT TO EXPRESSWAY.

21. 2012-03-14
    listed $35,000 New

    Show marketing remark (119 chars)

    BANK OWNED. LARGE HOME WITH: FAMILY ROOM, LARGE BASEMENT FOR PLAY ROOM/OFFICE, LARGE LOT, AND CONVENIENT TO EXPRESSWAY.

22. 1984-11-16
    soldstatus $75,400

ⓘ 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: $3,152 · $263/mo
• Projected year-2 tax: $3,152 · $263/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 6/10 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: $22,648
• − Mortgage interest: −$12,206
• − Property taxes: −$3,152
• − Insurance: −$1,090
• − Repairs & maintenance: −$1,812
• − Management: −$1,812
• − Depreciation: −$6,339
• Taxable loss: −$3,762
• Est. tax savings @ 24.0%: +$903
• After-tax cash flow: $841/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

-97.5% since first listed

23 events — show timeline

• 2026-05-29 Rental Removed $1,895 BUILDIUM
• 2026-05-11 Pending — GAMLS
• 2026-04-09 Listed $217,900 GAMLS
• 2025-09-09 Price Changed $1,895 BUILDIUM
• 2025-06-30 Listed for Rent $2,400 BUILDIUM
• 2018-03-11 Listing Removed — GAMLS
• 2018-03-09 Relisted — GAMLS
• 2018-02-08 Pending — GAMLS
• 2017-11-01 Listed $125,000 GAMLS
• 2015-05-14 Price Changed $22,900 GAMLS
• 2013-05-21 Sold (Public Records) $74,000 Public Records
• 2012-05-22 Listing Removed — FMLS
• 2012-05-08 Sold (MLS) $25,500 GAMLS
• 2012-05-08 Sold (MLS) $25,500 FMLS
• 2012-04-26 Pending — FMLS
• 2012-04-25 Contingent — FMLS
• 2012-04-24 Listing Removed — GAMLS
• 2012-04-23 Price Changed $25,500 GAMLS
• 2012-03-30 Price Changed $22,900 GAMLS
• 2012-03-30 Price Changed $22,900 FMLS
• 2012-03-14 Listed $35,000 FMLS
• 2012-03-14 Listed $35,000 GAMLS
• 1984-11-16 Sold (Public Records) $75,400 Public Records

Property tax history

+6.4%/yr

Latest (2025): $3,152 · -12.6% YoY. Source: county tax records.