5986 Skylar Dr · South Fulton, GA 30331

$290,990

3 bd · 2.5 ba · 1,508 sqft · Townhouse · 111 Days on market

Built 2026 Good condition $193/sqft · at area comps Est $287k · at est. $115/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 +8.7/30.0
• ARV discount +6.9/15.0
• Schools +4.5/10.0
• Condition / age +4.0/5.0
• 1% rule +3.2/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Woodbury Park, home to 5986 Sylar Drive in South Fulton, GA. The Pearson II two-story plan features 3 bedrooms and 2.5 bathrooms in 1,508 square feet along with a 1-car garage. As you step off the front porch, a long foyer welcomes you and leads you into the main living area as you pass by a half bathroom in the front hallway. The large living room is the perfect space for family and friends to gather or for a quiet night with a movie or book. Enjoy easy access to the back patio where you can relax with coffee in the mornings. The living room flows seamlessly into the contemporary designed kitchen with an attached island, white cabinets, and granite countertops. Homeowners will appreciate the durable, laminate wood flooring throughout the main level, that is perfect for any active household. Up the stairs you'll turn from the landing into the primary suite. A spacious bedroom is complimented by the en suite bathroom featuring a granite topped, dual vanity and roomy walk-in closet. Across the landing you'll be led into one of the two additional bedrooms, both with walk-in closets. The laundry room and an additional bathroom round out the upper floor. Call us at Woodbury Park today to see the Pearson II at 5986 Skylar Drive in South Fulton, GA in person!

Key facts

• En suite bathroom
• Dual vanity
• Granite countertops

Tags

• BACK PATIO
• CONTEMPORARY DESIGNED KITCHEN
• GRANITE COUNTERTOPS
• LAMINATE WOOD FLOORING
• EN SUITE BATHROOM
• DUAL VANITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $291k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-247 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (12.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (18.3% below list).
• Recommended offer: $238k (18.3% 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.
• Market conditions: Rents rising (+2.6%/yr); 483 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• At $2,378/mo this rent would consume 46% of the median local household income ($63k/yr) (locally 3748% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($265k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $237,782 (18.3% 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. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 5.27%
• Cash-on-cash: -3.65%
• DSCR: 0.84
• GRM: 10.2

CMA / ARV

• ARV (median comp): $286,990
• List price: $290,990
• Delta: 1.39%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5990 Skylar Dr	0.01mi	3/2.5	1,508 (0%)	0mo	$290,990	$193	99
5984 Skylar Dr	0.00mi	3/2.5	1,508 (0%)	1mo	$289,990	$192	99
5996 Skylar Dr	0.02mi	3/2.5	1,508 (0%)	1mo	$295,990	$196	98
5978 Skylar Dr	0.02mi	3/2.5	1,508 (0%)	1mo	$290,990	$193	98
5980 Skylar Drive Dr #70	0.02mi	3/2.5	1,508 (0%)	2mo	$292,990	$194	98
5972 Skylar Drive Dr #70	0.03mi	3/2.5	1,508 (0%)	2mo	$289,990	$192	97
5989 Skylar Drive Dr #70	0.02mi	3/2.5	1,508 (0%)	3mo	$286,990	$190	97
5968 Skylar Drive Dr #70	0.04mi	3/2.5	1,508 (0%)	2mo	$286,990	$190	96
5966 Skylar Dr	0.04mi	3/2.5	1,508 (0%)	2mo	$293,990	$195	96
5997 Skylar Dr	0.03mi	3/2.5	1,508 (0%)	3mo	$292,990	$194	96
5981 Skylar Dr	0.03mi	3/2.5	1,508 (0%)	4mo	$286,990	$190	95
5979 Skylar Dr	0.04mi	3/2.5	1,508 (0%)	4mo	$287,990	$191	95

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

Projected returns pro-forma

-3.0% appreciation · 2.63% rent growth · sell at horizon

5-year hold

• IRR: -22.8%
• Equity multiple: 0.22×
• Total profit: $-63,691
• Equity at exit: $43,388

10-year hold

• IRR: -18.1%
• Equity multiple: 0.03×
• Total profit: $-78,917
• Equity at exit: $25,159

Cash invested: $81,477 (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 30331

• Home prices YoY: -34.2%
• Rents YoY: 2.6%
• Active inventory: 483
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,378 high
• Mortgage (P&I): −$1,526
• Tax est. 1.5%: −$364 /mo · $4,365/yr
• Insurance: −$121
• HOA: −$115
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $-247

Break-even live

Break-even rent $2,691

Max offer price $255,178

Occupancy floor —

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: $72,748
• Closing costs: $8,730
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5980 Skylar Dr Atlanta, GA	3.0	2.5	1508	$2,550	$1.69	5d	1	0.03mi
5976 Skylar Dr Atlanta, GA	3.0	2.5	1508	$2,500	$1.66	43d	1	0.04mi
5900 Campbellton Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	1002	$2,280	$2.28	2d	12	0.19mi
2495 Zane Dr SW Atlanta, GA	3.0	2.5	1450	$1,790	$1.23	1d	1	0.99mi
6386 Sundowner Pl SW Atlanta, GA	4.0	2.5	1773	$2,795	$1.58	43d	1	1.27mi
6386 Sundowner Pl SW Atlanta, GA	4.0	2.5	1695	$2,499	$1.47	16d	1	1.27mi
6384 Sundowner Pl SW Atlanta, GA	3.0	2.5	1695	$2,350	$1.39	2d	1	1.27mi
1524 Reel Lake Dr SW Atlanta, GA	3.0	2.5	1967	$2,400	$1.22	43d	1	1.31mi
1475 Sand Bay Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	1155	$2,016	$1.75	1d	31	1.48mi

HOA detail

• Monthly dues: $115 · $1,380/yr

Listing history 15 events

1. 2026-06-18
   days on market $290,990 Active 111 DOM
2. 2026-06-17
   days on market $290,990 Active 110 DOM
3. 2026-06-16
   days on market $290,990 Active 109 DOM
4. 2026-06-15
   days on market $290,990 Active 108 DOM
5. 2026-06-13
   days on market $290,990 Active 106 DOM
6. 2026-06-09
   days on market $290,990 Active 102 DOM
7. 2026-06-08
   days on market $290,990 Active 101 DOM
8. 2026-06-07
   days on market $290,990 Active 100 DOM
9. 2026-06-04
   days on market $290,990 Active 97 DOM
10. 2026-06-03
    days on market $290,990 Active 96 DOM
11. 2026-06-01
    days on market $290,990 Active 94 DOM
12. 2026-05-31
    days on market $290,990 Active 93 DOM
13. 2026-04-10
    status Under Contract 1289-char remark

    Show marketing remark (1289 chars)

    Welcome to Woodbury Park, home to 5986 Sylar Drive in South Fulton, GA. The Pearson II two-story plan features 3 bedrooms and 2.5 bathrooms in 1,508 square feet along with a 1-car garage. As you step off the front porch, a long foyer welcomes you and leads you into the main living area as you pass by a half bathroom in the front hallway. The large living room is the perfect space for family and friends to gather or for a quiet night with a movie or book. Enjoy easy access to the back patio where you can relax with coffee in the mornings. The living room flows seamlessly into the contemporary designed kitchen with an attached island, white cabinets, and granite countertops. Homeowners will appreciate the durable, laminate wood flooring throughout the main level, that is perfect for any active household. Up the stairs you'll turn from the landing into the primary suite. A spacious bedroom is complimented by the en suite bathroom featuring a granite topped, dual vanity and roomy walk-in closet. Across the landing you'll be led into one of the two additional bedrooms, both with walk-in closets. The laundry room and an additional bathroom round out the upper floor. Call us at Woodbury Park today to see the Pearson II at 5986 Skylar Drive in South Fulton, GA in person!

14. 2026-02-27
    listed $290,990 New 1289-char remark

    Show marketing remark (1289 chars)

    Welcome to Woodbury Park, home to 5986 Sylar Drive in South Fulton, GA. The Pearson II two-story plan features 3 bedrooms and 2.5 bathrooms in 1,508 square feet along with a 1-car garage. As you step off the front porch, a long foyer welcomes you and leads you into the main living area as you pass by a half bathroom in the front hallway. The large living room is the perfect space for family and friends to gather or for a quiet night with a movie or book. Enjoy easy access to the back patio where you can relax with coffee in the mornings. The living room flows seamlessly into the contemporary designed kitchen with an attached island, white cabinets, and granite countertops. Homeowners will appreciate the durable, laminate wood flooring throughout the main level, that is perfect for any active household. Up the stairs you'll turn from the landing into the primary suite. A spacious bedroom is complimented by the en suite bathroom featuring a granite topped, dual vanity and roomy walk-in closet. Across the landing you'll be led into one of the two additional bedrooms, both with walk-in closets. The laundry room and an additional bathroom round out the upper floor. Call us at Woodbury Park today to see the Pearson II at 5986 Skylar Drive in South Fulton, GA in person!

15. 2026-02-27
    listed $290,990 Active 1289-char remark

    Show marketing remark (1289 chars)

    Welcome to Woodbury Park, home to 5986 Sylar Drive in South Fulton, GA. The Pearson II two-story plan features 3 bedrooms and 2.5 bathrooms in 1,508 square feet along with a 1-car garage. As you step off the front porch, a long foyer welcomes you and leads you into the main living area as you pass by a half bathroom in the front hallway. The large living room is the perfect space for family and friends to gather or for a quiet night with a movie or book. Enjoy easy access to the back patio where you can relax with coffee in the mornings. The living room flows seamlessly into the contemporary designed kitchen with an attached island, white cabinets, and granite countertops. Homeowners will appreciate the durable, laminate wood flooring throughout the main level, that is perfect for any active household. Up the stairs you'll turn from the landing into the primary suite. A spacious bedroom is complimented by the en suite bathroom featuring a granite topped, dual vanity and roomy walk-in closet. Across the landing you'll be led into one of the two additional bedrooms, both with walk-in closets. The laundry room and an additional bathroom round out the upper floor. Call us at Woodbury Park today to see the Pearson II at 5986 Skylar Drive in South Fulton, GA in person!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 6 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $28,534
• − Mortgage interest: −$16,300
• − Property taxes: −$4,365
• − Insurance: −$1,455
• − Repairs & maintenance: −$2,283
• − Management: −$2,283
• − HOA: −$1,380
• − Depreciation: −$8,465
• Taxable loss: −$7,997
• Est. tax savings @ 24.0%: +$1,919
• After-tax cash flow: $-1,051/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.

Condition & rehab AI · 6 photos

Good 80/100 Cosmetic rehab

This townhouse is in excellent condition with minimal repairs needed. It offers a good balance of modern design and functionality, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace carpet with hardwood flooring in living room — Improves flow and adds value
• Both Install smart home devices — Enhances convenience and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood flooring in living room — Improves flow and adds value ↑
• Both Install smart home devices — Enhances convenience and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 62,567
• Household income: $62,623
• Rent vs Own: 46.8% rent · 53.2% own
• Severe rent burden: 3748.0

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 (94%)
• Race & ethnicity: Black 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Hispanic 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 1% 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: ▼ -106.38%
• Current HPI: 204.5402
• Rent YoY: ▲ 2.63%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-04-10 Pending — GAMLS
• 2026-02-27 Listed $290,990 FMLS
• 2026-02-27 Listed $290,990 GAMLS