5556 Cascade Run SW · South Fulton, GA 30336

$299,990

3 bd · 2.5 ba · 1,783 sqft · Townhouse public records · 23 Days on market

Built 2008 1,176 sqft lot Est $296k · at est.

---

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
• ARV discount +6.9/15.0
• Appreciation +5.7/10.0
• Schools +4.5/10.0
• DSCR +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0

Listing remarks

Welcome to this Move-in ready home available for Rent to Own, with valuable upgrades, including a new water heater and 100% financing available! Located directly across from the community pool while still tucked inside a quiet, well-maintained community, this home offers the perfect balance of convenience and peaceful living. Includes all kitchen appliances, a brand-new washer & dryer, and new carpet in all bedrooms. The spacious living room features a cozy fireplace, perfect for relaxing or entertaining. Enjoy a private backyard with a gazebo and mounted outdoor TV-great for hosting guests or watching the game outdoors. Contact us today for more information or your private tour.

Key facts

• Private backyard
• Gazebo
• Mounted outdoor tv

Tags

• PRIVATE BACKYARD
• GAZEBO
• MOUNTED OUTDOOR TV

Property features AI

Finance

• Other: Lot size approximately 1,176 sq ft (0.027 acres)
• HOA & community: Association with fees covering structure and grounds maintenance, management, and swimming amenities; Community clubhouse and pool; Sidewalks and street lights; Near public transport and shopping

Exterior

• Parking: Attached garage with garage door opener; Off-street parking
• Utilities: Public water; Public sewer (connected); Electricity available; Cable available; High-speed internet available; Phone available; Underground utilities
• Home design: Townhouse; Residential resale; Two-story; Structure type: Other
• Construction: Built in 2008; Composition roof; Other construction materials
• Exterior features: Patio; Level, open lot

Interior

• Kitchen: Breakfast bar; Dishwasher; Disposal; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Hardwood; Laminate; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom (2.5 total)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Double vanity in bath; Separate shower; Soaking tub; Tile baths; Entrance foyer; Walk-in closets; Gas log fireplace in living room; 1 fireplace total; Two levels
• Laundry & utility: Washer and dryer included; Laundry located in hall on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $300k.

Deal economics

• At list price, monthly cash flow is $-68 ($-816/yr) — negative.
• To cash-flow at today's rent, offer at most $288k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (26.5% below list).
• Recommended offer: $220k (26.5% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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 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: Randolph Elementary School (math 12% / reading 27%, grade F, #878 of 1,228 statewide, top 75%, 497 students, 100% FRL); Sandtown Middle School (math 24% / reading 35%, grade F, #249 of 470 statewide, top 55%, 1,057 students, 57% FRL); Westlake High School (math 27% / reading 5%, grade F, #287 of 424 statewide, top 68%, 2,461 students, 43% FRL) — zoned schools average 67% FRL vs 41% district-wide (25 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: 12 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 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 $6k of equity ($2k loan paydown + $4k appreciation (1.4% local appreciation)).
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $84k cash investment doubles in ~10 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 13y ago; this cycle's ask is 11900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,476 (26.5% 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. 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?
4. 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.
5. 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.
6. 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: 0.73% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.97%
• DSCR: 0.96
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $295,978
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5481 Cascade Rdg SW	0.08mi	3/2.5	1,804 (+1%)	6mo	$312,000	$173	89
5600 Cascade Run SW	0.05mi	3/3.5	1,776 (-0%)	5mo	$271,000	$153	89
1018 Mays Hl SW	0.19mi	3/2.5	1,596 (-10%)	1mo	$284,000	$178	73
432 Fern Bay Dr SW #313	0.67mi	3/2.5	1,793 (+1%)	1mo	$248,000	$138	67
1010 Mays Hl SW	0.20mi	3/2.5	1,886 (+6%)	23mo	$314,000	$166	62
440 Fern Bay Dr SW #311	0.68mi	3/2.5	1,992 (+12%)	18mo	$295,100	$148	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.7%
• Equity multiple: 1.09×
• Total profit: $7,400
• Equity at exit: $109,060

10-year hold

• IRR: 6.0%
• Equity multiple: 1.77×
• Total profit: $64,512
• Equity at exit: $150,219

Cash invested: $83,997 (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 30336

• Home prices YoY: 0.5%
• Active inventory: 12
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,205 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$112 /mo · $1,339/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $-68

Break-even live

Break-even rent $2,291

Max offer price $287,977

Occupancy floor 98%

Sensitivity live

Price	-10% $102	-5% $17	+0% $-68	+5% $-153	+10% $-238
Rent	-10% $-242	-5% $-155	+0% $-68	+5% $19	+10% $106
Rate	-1.0pp $83	-0.5pp $8	base $-68	+0.5pp $-146	+1.0pp $-225

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: $74,998
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5628 Cascade Run SW Atlanta, GA	3.0	3.5	2000	$2,400	$1.20	3d	1	0.07mi
5320 Cascade Hills Cir SW Atlanta, GA	3.0	2.0	1473	$2,156	$1.46	45d	1	0.39mi
1475 Sand Bay Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	1155	$1,896	$1.64	1d	31	0.51mi
1104 Westchase St Atlanta, GA	1.0–3.0	1.0–2.0	1082	$1,580	$1.46	0d	7	0.54mi
5786 Westchase St Atlanta, GA	3.0	2.5	1584	$2,020	$1.28	7d	1	0.58mi
5794 Westchase St Atlanta, GA	3.0	2.5	2088	$2,020	$0.97	1d	1	0.59mi
1118 Westchase Cv Atlanta, GA	3.0	2.5	2138	$2,300	$1.08	7d	1	0.64mi
1524 Reel Lake Dr SW Atlanta, GA	3.0	2.5	1967	$2,400	$1.22	45d	1	0.70mi
1288 Elva Dr SW Atlanta, GA	3.0	2.0	2112	$1,850	$0.88	45d	1	0.86mi
5055 Cascade Rd SW Atlanta, GA	3.0	2.0	1816	$1,900	$1.05	26d	1	0.91mi
1255 Martinique Ct SW Atlanta, GA	4.0	2.5	2070	$2,556	$1.23	7d	1	0.96mi

Listing history 50 events

1. 2026-06-21
   days on market $299,990 Active 23 DOM
2. 2026-06-18
   days on market $299,990 Active 20 DOM
3. 2026-06-17
   days on market $299,990 Active 19 DOM
4. 2026-06-16
   days on market $299,990 Active 18 DOM
5. 2026-06-15
   days on market $299,990 Active 17 DOM
6. 2026-06-13
   days on market $299,990 Active 15 DOM
7. 2026-06-09
   days on market $299,990 Active 11 DOM
8. 2026-06-08
   days on market $299,990 Active 10 DOM
9. 2026-06-07
   statusdays on market $299,990 Active 9 DOM
10. 2026-06-04
    days on market $299,990 Back On Market 6 DOM
11. 2026-06-03
    remarks 690-char remark
12. 2026-06-03
    status $299,990 Back On Market 5 DOM
13. 2026-05-16
    historical
14. 2026-05-14
    price $299,900
15. 2026-05-08
    historical
16. 2026-03-10
    price $299,990
17. 2026-03-01
    listed $305,500 New
18. 2026-02-28
    historical
19. 2026-02-20
    listed $229,900 New
20. 2026-02-20
    listed $299,990 New
21. 2025-09-09
    soldstatus $280,000
22. 2025-08-29
    soldstatus $280,000 Closed
23. 2025-08-29
    soldstatus $280,000 Sold
24. 2025-08-18
    status Under Contract
25. 2025-08-16
    status Back On Market
26. 2025-08-12
    status Pending
27. 2025-08-01
    historical
28. 2025-07-01
    price $284,000
29. 2025-07-01
    price $284,000
30. 2025-05-06
    price $289,000
31. 2025-05-06
    price $289,000
32. 2025-04-21
    price $299,000
33. 2025-04-21
    price $299,000
34. 2025-04-11
    listed $305,000 Active
35. 2025-04-11
    historical $305,000
36. 2025-04-04
    listed $305,000 New
37. 2019-02-01
    soldstatus $159,000 Sold
38. 2019-01-22
    soldstatus $159,000 Sold
39. 2019-01-22
    soldstatus $159,000
40. 2019-01-04
    status Under Contract
41. 2019-01-04
    status Pending
42. 2018-12-12
    status Back on Market
43. 2018-12-08
    status Active
44. 2018-12-02
    status Pending
45. 2018-11-22
    status Active
46. 2018-11-15
    status Under Contract
47. 2018-11-15
    status Pending
48. 2018-11-11
    listed $159,000 Active
49. 2018-11-11
    listed $159,000 New
50. 2017-02-04
    price $60,000

ⓘ 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: $1,339 · $112/mo
• Projected year-2 tax: $2,760 · $230/mo
• Expected delta: +$1,421/yr (+$118/mo · 106.1%)

ⓘ 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 ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,457
• − Mortgage interest: −$16,804
• − Property taxes: −$1,339
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,117
• − Management: −$2,117
• − Depreciation: −$8,727
• Taxable loss: −$6,146
• Est. tax savings @ 24.0%: +$1,475
• After-tax cash flow: $659/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
• City population: 127,674
• Population (ZIP): 536

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 (83%)
• Race & ethnicity: Black 83% Asian 10% White 7%
• Foreign-born: 9% · Canada
• Languages at home: 99% English-only · Spanish 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: ▲ 1.42%
• Current HPI: 320.7266
• Rent YoY: —
• Metro: —
• 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

-95.8% since first listed

46 events — show timeline

• 2026-06-16 Listed for Rent $2,500 GAMLS
• 2026-06-03 Relisted — GAMLS
• 2026-05-22 Pending — GAMLS
• 2026-05-16 Listing Removed — GAMLS
• 2026-05-14 Price Changed $299,900 GAMLS
• 2026-05-08 Listing Removed — GAMLS
• 2026-03-10 Price Changed $299,990 GAMLS
• 2026-03-01 Listed $305,500 GAMLS
• 2026-02-28 Coming Soon — GAMLS
• 2026-02-20 Listed $229,900 GAMLS
• 2026-02-20 Listed $299,990 GAMLS
• 2025-09-09 Sold (Public Records) $280,000 Public Records
• 2025-08-29 Sold (MLS) $280,000 GAMLS
• 2025-08-29 Sold (MLS) $280,000 FMLS
• 2025-08-18 Pending — GAMLS
• 2025-08-16 Relisted — GAMLS
• 2025-08-12 Pending — FMLS
• 2025-08-01 Listing Removed — GAMLS
• 2025-07-01 Price Changed $284,000 FMLS
• 2025-07-01 Price Changed $284,000 GAMLS
• 2025-05-06 Price Changed $289,000 GAMLS
• 2025-05-06 Price Changed $289,000 FMLS
• 2025-04-21 Price Changed $299,000 GAMLS
• 2025-04-21 Price Changed $299,000 FMLS
• 2025-04-11 Listed $305,000 FMLS
• 2025-04-11 Coming Soon $305,000 FMLS
• 2025-04-04 Listed $305,000 GAMLS
• 2019-02-01 Sold (MLS) $159,000 GAMLS
• 2019-01-22 Sold (Public Records) $159,000 Public Records
• 2019-01-22 Sold (MLS) $159,000 FMLS
• 2019-01-04 Pending — GAMLS
• 2019-01-04 Pending — FMLS
• 2018-12-12 Relisted — GAMLS
• 2018-12-08 Relisted — FMLS
• 2018-12-02 Pending — FMLS
• 2018-11-22 Relisted — FMLS
• 2018-11-15 Pending — GAMLS
• 2018-11-15 Pending — FMLS
• 2018-11-11 Listed $159,000 GAMLS
• 2018-11-11 Listed $159,000 FMLS
• 2017-02-04 Price Changed $60,000 GAMLS
• 2013-07-03 Sold (MLS) $72,500 GAMLS
• 2013-06-07 Pending — GAMLS
• 2013-06-06 Price Changed $72,500 GAMLS
• 2013-05-28 Contingent — GAMLS
• 2013-05-17 Listed $60,000 GAMLS

Property tax history

+2.4%/yr

Latest (2025): $1,339 · +4.5% YoY. Source: county tax records.