2879 Two Lake Cir · South Fulton, GA 30349

$260,999

3 bd · 2.5 ba · 1,936 sqft · SingleFamily public records · 24 Days on market

Built 2006 4,456 sqft lot Est $285k · 8% under

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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).

• ARV discount +11.2/15.0
• Appreciation +10.0/10.0
• Cash flow +7.1/30.0
• Schools +4.5/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.3/10.0

Listing remarks MLS

Discover the potential of this inviting Atlanta home located in a quiet residential community near South Fulton. Offering a practical layout with spacious living areas and abundant natural light, this property is ready for your personal touch. The home features comfortable gathering spaces ideal for entertaining or everyday living, along with a backyard that provides room to relax, garden, or enjoy outdoor activities. Conveniently situated near shopping, dining, Hartsfield-Jackson Atlanta International Airport, and major highways, this location offers easy access to everything metro Atlanta has to offer while still maintaining a neighborhood feel.

Key facts

• Backyard
• 4,456 sq ft lot
• 2 garage spots

Tags

• QUIET RESIDENTIAL COMMUNITY
• SPACIOUS LIVING AREAS
• ABUNDANT NATURAL LIGHT
• COMFORTABLE GATHERING SPACES
• BACKYARD

Property features AI

Exterior

• Parking: Two-car garage; Driveway parking; Open parking available
• Utilities: Water: Other; Electric: Other; Sewer: Other; Utilities: Other
• Home design: Two levels; Resale property
• Construction: Vinyl siding; Composition roof; Slab foundation; Built with resale condition
• Exterior features: Asphalt road frontage on a city street

Interior

• Kitchen: White cabinets; Eat-in kitchen; Solid surface countertops; Kitchen with view to the family room; Dishwasher; Gas range; Refrigerator
• Bedrooms: Three bedrooms on the upper level; Bedroom features: Other
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms; One half bathroom; Upper-level full bathrooms: 2; Master bathroom with separate tub and shower and a soaking tub
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: One fireplace in the family room; Open great room; Other interior features
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $261k.

Deal economics

• At list price, monthly cash flow is $-369 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (25.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (29.8% below list).
• Recommended offer: $183k (29.8% 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: Bethune Elementary School (math 17% / reading 22%, grade F, #878 of 1,228 statewide, top 75%, 524 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 35% at this address vs 51% district-wide (-16 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).
• This rent runs 33% 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 $28k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 16y 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 $182k; 43% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,173 (29.8% 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: 0.70% ✗
• Cap rate: 4.60%
• Cash-on-cash: -6.06%
• DSCR: 0.73
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $284,592
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2880 Two Lakes Circle Cir	0.03mi	3/2.5	1,888 (-2%)	9mo	$215,000	$114	87
5636 One Way	0.05mi	3/2.5	1,936 (0%)	14mo	$210,000	$108	86
5863 Three Lakes Dr	0.09mi	4/2.5 (+1)	1,912 (-1%)	4mo	$304,000	$159	85
5400 Twin Lakes Dr	0.24mi	4/3.0 (+1)	2,021 (+4%)	8mo	$250,000	$124	68
2816 Two Lake Cir	0.08mi	3/2.5	1,645 (-15%)	4mo	$170,000	$103	68
5453 Baybrook Cir Lot 0020	0.46mi	3/2.5	1,749 (-10%)	3mo	$364,990	$209	60
2950 Springfield Ct SW	0.54mi	3/2.0	2,050 (+6%)	6mo	$200,000	$98	58
5602 Westhill Cir	0.31mi	4/2.0 (+1)	1,850 (-4%)	17mo	$290,000	$157	57
5623 Deerfield Ct	0.38mi	4/2.5 (+1)	2,004 (+4%)	18mo	$245,000	$122	56
5435 Baybrook Cir	0.46mi	4/3.0 (+1)	2,147 (+11%)	0mo	$402,000	$187	53
5337 Jerome Rd	0.70mi	4/3.5 (+1)	1,884 (-3%)	6mo	$295,000	$157	49
5527 Jerome Rd	0.56mi	4/2.0 (+1)	1,835 (-5%)	12mo	$270,000	$147	49

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: 19.4%
• Equity multiple: 2.57×
• Total profit: $114,980
• Equity at exit: $235,129

10-year hold

• IRR: 17.5%
• Equity multiple: 5.79×
• Total profit: $350,245
• Equity at exit: $507,064

Cash invested: $73,080 (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: 11.9×

Monthly cashflow live

• Estimated rent: $1,832 high
• Mortgage (P&I): −$1,369
• Tax from tax record: −$339 /mo · $4,063/yr
• Insurance: −$109
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $-369

Break-even live

Break-even rent $2,299

Max offer price $195,820

Occupancy floor —

Sensitivity live

Price	-10% $-221	-5% $-295	+0% $-369	+5% $-443	+10% $-517
Rent	-10% $-514	-5% $-441	+0% $-369	+5% $-297	+10% $-224
Rate	-1.0pp $-238	-0.5pp $-303	base $-369	+0.5pp $-437	+1.0pp $-505

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: $65,250
• Closing costs: $7,830
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5460 Hampton Ct Atlanta, GA	2.0	3.5	1554	$1,500	$0.97	45d	1	0.08mi
5410 Twin Lakes Dr Atlanta, GA	3.0	2.0	1277	$2,040	$1.60	45d	1	0.21mi
5645 Deerfield Trl Atlanta, GA	3.0	1.5	1496	$1,495	$1.00	23d	1	0.28mi
5712 Westhill Cir Atlanta, GA	4.0	2.0	1441	$1,710	$1.19	4d	1	0.30mi
2890 Jerome Rd Atlanta, GA	3.0	1.5	1229	$1,731	$1.41	0d	1	0.45mi
2500 Pleasant Hill Rd Atlanta, GA	2.0–3.0	1.5–2.5	1405	$1,449	$1.03	25d	2	0.54mi
5335 Willow Park Blvd Atlanta, GA	4.0	2.5	1716	$2,000	$1.17	45d	1	0.56mi
5370 Longmeadow Ln Atlanta, GA	3.0	2.0	1248	$1,600	$1.28	18d	1	0.57mi
6056 Carriage Ct Atlanta, GA	3.0	2.0	1400	$1,549	$1.11	0d	1	0.71mi
2555 Flat Shoals Rd #3005 Atlanta, GA	3.0	2.5	1724	$1,850	$1.07	6d	1	0.77mi
2555 Flat Shoals Rd #404 College Park, GA	3.0	2.5	1408	$1,700	$1.21	25d	1	0.77mi
2555 Flat Shoals Rd #401 Atlanta, GA	3.0	2.5	1550	$2,050	$1.32	45d	1	0.83mi
6120 Hemperly Rd Atlanta, GA	4.0	2.5	1770	$2,100	$1.19	5d	1	0.87mi
6120 Hemperly Rd Atlanta, GA	4.0	2.5	1770	$2,100	$1.19	25d	1	0.87mi
6230 Cedar Wood Dr Atlanta, GA	3.0	2.0	1238	$1,694	$1.37	45d	1	0.93mi
5194 Seaside Ct Atlanta, GA	4.0	2.5	1765	$2,135	$1.21	25d	1	0.93mi
2736 Live Oak Trl Atlanta, GA	4.0	3.0	2050	$1,650	$0.80	12d	1	0.94mi
5442 Scofield Rd Atlanta, GA	3.0	1.5	1368	$1,775	$1.30	45d	1	0.97mi
5750 Buffington Rd Atlanta, GA	1.0–3.0	1.0–2.0	1142	$1,642	$1.44	0d	18	1.04mi
320 Emerald Green Ct Atlanta, GA	3.0	2.0	1575	$2,050	$1.30	45d	1	1.05mi
395 Fox Trail Dr Atlanta, GA	3.0	2.0	1400	$1,980	$1.41	12d	1	1.05mi
3280 Sable Trl Atlanta, GA	3.0	3.0	2342	$1,650	$0.70	12d	1	1.07mi
3282 Sable Trl Unit 1 Atlanta, GA	3.0	3.0	2342	$1,795	$0.77	45d	1	1.07mi
2250 Sandgate Cir Atlanta, GA	4.0	3.0	1916	$2,100	$1.10	16d	1	1.11mi
2250 Sandgate Cir Atlanta, GA	4.0	3.0	1916	$2,050	$1.07	0d	1	1.11mi
6560 Emerald Pointe Cir Atlanta, GA	3.0	2.0	1309	$1,500	$1.15	23d	1	1.15mi
5247 Scofield Rd Atlanta, GA	3.0	2.0	1958	$2,000	$1.02	45d	1	1.15mi
6027 Oak Bend Ct Riverdale, GA	3.0	2.5	1530	$2,070	$1.35	6d	1	1.15mi
5071 Windsor Forrest Ln Atlanta, GA	3.0	2.5	1303	$1,881	$1.44	14d	1	1.16mi
5601 Sable Way Atlanta, GA	4.0	2.5	2495	$2,381	$0.95	25d	1	1.16mi
2817 Windsor Forrest Ct Atlanta, GA	3.0	2.5	1408	$1,697	$1.21	45d	1	1.17mi
2817 Windsor Forrest Ct Atlanta, GA	3.0	2.5	1408	$1,697	$1.21	0d	1	1.17mi
2835 Windsor Forrest Ct Atlanta, GA	3.0	2.5	1680	$1,881	$1.12	6d	1	1.17mi
3364 Estes Dr Atlanta, GA	3.0	2.5	1736	$1,889	$1.09	18d	1	1.20mi
6048 Oak Bend Ct Riverdale, GA	3.0	2.5	1500	$1,750	$1.17	0d	1	1.21mi
6048 Oak Bend Ct Riverdale, GA	3.0	2.5	1500	$1,750	$1.17	23d	1	1.21mi
5843 Summerglen Ln Atlanta, GA	3.0	2.5	2453	$1,795	$0.73	25d	1	1.21mi
5477 Denny Dr Atlanta, GA	4.0	3.0	1500	$1,650	$1.10	45d	1	1.22mi
5866 Summerglen Ln Atlanta, GA	3.0	2.0	1400	$1,450	$1.04	45d	1	1.25mi
855 Old Rocky Rd Atlanta, GA	3.0	2.0	1310	$1,710	$1.31	25d	1	1.25mi

Listing history 35 events

1. 2026-06-21
   days on market $260,999 Active 24 DOM
2. 2026-06-18
   days on market $260,999 Active 21 DOM
3. 2026-06-17
   price $260,999 Active 20 DOM
4. 2026-06-17
   days on market $267,900 Active 20 DOM
5. 2026-06-16
   days on market $267,900 Active 19 DOM
6. 2026-06-15
   days on market $267,900 Active 18 DOM
7. 2026-06-13
   days on market $267,900 Active 16 DOM
8. 2026-06-09
   days on market $267,900 Active 12 DOM
9. 2026-06-08
   days on market $267,900 Active 11 DOM
10. 2026-06-07
    days on market $267,900 Active 10 DOM
11. 2026-06-04
    days on market $267,900 Active 7 DOM
12. 2026-06-03
    days on market $267,900 Active 6 DOM
13. 2026-06-01
    days on market $267,900 Active 4 DOM
14. 2026-05-31
    days on market $267,900 Active 3 DOM
15. 2026-05-27
    listed $267,900 New 655-char remark

    Show marketing remark (655 chars)

    Discover the potential of this inviting Atlanta home located in a quiet residential community near South Fulton. Offering a practical layout with spacious living areas and abundant natural light, this property is ready for your personal touch. The home features comfortable gathering spaces ideal for entertaining or everyday living, along with a backyard that provides room to relax, garden, or enjoy outdoor activities. Conveniently situated near shopping, dining, Hartsfield-Jackson Atlanta International Airport, and major highways, this location offers easy access to everything metro Atlanta has to offer while still maintaining a neighborhood feel.

16. 2026-05-27
    listed $267,900 Active

    Show marketing remark (655 chars)

    Discover the potential of this inviting Atlanta home located in a quiet residential community near South Fulton. Offering a practical layout with spacious living areas and abundant natural light, this property is ready for your personal touch. The home features comfortable gathering spaces ideal for entertaining or everyday living, along with a backyard that provides room to relax, garden, or enjoy outdoor activities. Conveniently situated near shopping, dining, Hartsfield-Jackson Atlanta International Airport, and major highways, this location offers easy access to everything metro Atlanta has to offer while still maintaining a neighborhood feel.

17. 2023-01-26
    historical
18. 2022-10-07
    listed $275,000 New
19. 2021-04-26
    soldstatus $182,500 Sold
20. 2021-04-26
    soldstatus $182,500
21. 2021-03-30
    status Under Contract
22. 2021-03-27
    listed $175,000 New
23. 2018-01-12
    soldstatus $116,500
24. 2018-01-08
    soldstatus $116,500 Sold
25. 2017-12-01
    status Pending
26. 2017-11-25
    historical Contingent - Due Diligence
27. 2017-11-16
    status Active
28. 2017-10-07
    status Pending
29. 2017-09-26
    historical Contingent - Due Diligence
30. 2017-09-25
    listed $109,900 Active
31. 2011-03-29
    historical
32. 2011-03-21
    soldstatus $52,000 Sold
33. 2011-02-23
    status Pending
34. 2011-02-07
    status Pending Existing Lender Approval
35. 2010-12-24
    listed $56,000 Active

ⓘ 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: $4,063 · $339/mo
• Projected year-2 tax: $4,063 · $339/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: $21,981
• − Mortgage interest: −$14,620
• − Property taxes: −$4,063
• − Insurance: −$1,305
• − Repairs & maintenance: −$1,758
• − Management: −$1,758
• − Depreciation: −$7,593
• Taxable loss: −$9,117
• Est. tax savings @ 24.0%: +$2,188
• After-tax cash flow: $-2,240/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

+378.4% since first listed

21 events — show timeline

• 2026-05-27 Listed $267,900 FMLS
• 2026-05-27 Listed $267,900 GAMLS
• 2023-01-26 Listing Removed — GAMLS
• 2022-10-07 Listed $275,000 GAMLS
• 2021-04-26 Sold (Public Records) $182,500 Public Records
• 2021-04-26 Sold (MLS) $182,500 GAMLS
• 2021-03-30 Pending — GAMLS
• 2021-03-27 Listed $175,000 GAMLS
• 2018-01-12 Sold (Public Records) $116,500 Public Records
• 2018-01-08 Sold (MLS) $116,500 FMLS
• 2017-12-01 Pending — FMLS
• 2017-11-25 Contingent — FMLS
• 2017-11-16 Relisted — FMLS
• 2017-10-07 Pending — FMLS
• 2017-09-26 Contingent — FMLS
• 2017-09-25 Listed $109,900 FMLS
• 2011-03-29 Listing Removed — FMLS
• 2011-03-21 Sold (MLS) $52,000 FMLS
• 2011-02-23 Pending — FMLS
• 2011-02-07 Pending — FMLS
• 2010-12-24 Listed $56,000 FMLS

Property tax history

+7.0%/yr

Latest (2025): $4,063 · -0.0% YoY. Source: county tax records.