430 River Valley Rd NW · Sandy Springs, GA 30328

$750,000

4 bd · 3.0 ba · 2,713 sqft · SingleFamily public records · 50 Days on market

Built 1963 1.18 ac lot $276/sqft · at area comps Est $784k · at est.

---

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).

• Cash flow +20.2/30.0
• ARV discount +9.5/15.0
• DSCR +6.4/10.0
• Schools +4.5/10.0
• 1% rule +4.3/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW PRICE! OPEN HOUSE SUNDAY, MAY 24, 2-4PM. Located in the premier Heards Ferry/Riverwood school district, the home is distinguished by its classic double-porch architecture. French doors with retractable screens open from every room onto upper and lower porches that span the width of the house, connecting the rooms to the outdoors and offering a vantage point to enjoy the views and the breeze. The interior has been thoughtfully updated, featuring hardwood floors throughout, a guest bedroom and bath on the main level, a fireside family room, sunny breakfast room, and separate living and dining rooms. The Master Suite is a spacious retreat with vaulted ceiling, natural light, and ample closets. Outside, the grounds are anchored by a flagstone patio and framed by vibrant, mature azaleas and Japanese maples that create a private, low maintenance area for entertaining or quiet relaxation. There's an unfinished daylight basement with ample storage space and plenty of opportunity. A convenient Sandy Springs location minutes to I-285 and Ga400, and East Cobb. Nature and cultural events are nearby: Chattahoochee Recreational area at Cochran Shoals, Abernathy Arts Center, and the Performing Arts Center at City Springs. Newer roof, AC, and water heater are already in place.

Key facts

• 1.18 acre lot
• 2 parking spots
• Built 1963

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $750k.

Deal economics

• At list price, monthly cash flow is $953 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $695k (7.4% below list).
• Recommended offer: $695k (7.4% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 2.7% in Sandy Springs — 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 73/100 on livability (#45 in GA) — a middle-class / working-renter tenant base. Strengths: employment A+, crime A-, commute A-; Watch: amenities F, cost of living F.
• 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 soft (-0.2%/yr); 369 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• At $6,948/mo this rent would consume 74% of the median local household income ($112k/yr) (locally 1884% 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 $5k of loan paydown is wiped out by about $22k 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 50 days — a 3% lower offer ($728k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $125k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $445k; list at $750k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $694,815 (7.4% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.93% ✗
• Cap rate: 7.82%
• Cash-on-cash: 5.44%
• DSCR: 1.24
• GRM: 9.0

CMA / ARV

• ARV (median comp): $784,127
• List price: $750,000
• Delta: -4.35%
• 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
6395 Colewood Ct	0.10mi	4/2.5	2,352 (-13%)	0mo	$799,000	$340	71
470 River Valley Rd	0.13mi	4/2.5	2,863 (+6%)	15mo	$870,000	$304	70
1000 N Harbor Ct	0.46mi	4/3.0	2,696 (-1%)	13mo	$902,500	$335	66
305 River Valley Rd	0.28mi	4/3.5	3,026 (+12%)	2mo	$835,000	$276	64
255 Black Water Cv	0.42mi	4/3.5	2,856 (+5%)	7mo	$1,033,000	$362	64
500 Tanacrest Dr	0.19mi	4/3.0	2,365 (-13%)	9mo	$950,000	$402	62
230 Seamarsh Ct	0.39mi	4/3.5	2,886 (+6%)	13mo	$1,025,000	$355	58
882 Edgewater Trl	0.51mi	4/3.5	2,560 (-6%)	16mo	$726,500	$284	51
380 Amberidge Trl	0.26mi	3/2.0 (-1)	2,341 (-14%)	13mo	$650,000	$278	45
5915 Riverwood Dr	0.75mi	5/4.5 (+1)	2,768 (+2%)	15mo	$1,299,000	$469	38
6580 Scott Valley Rd	0.54mi	3/2.5 (-1)	2,374 (-12%)	13mo	$724,300	$305	36
485 N Harbor Dr	0.54mi	5/4.0 (+1)	3,102 (+14%)	10mo	$950,000	$306	34

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.61×
• Total profit: $-81,501
• Equity at exit: $111,827

10-year hold

• IRR: -6.1%
• Equity multiple: 0.65×
• Total profit: $-72,708
• Equity at exit: $64,846

Cash invested: $210,000 (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 30328

• Rents YoY: -0.2%
• Active inventory: 369
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $6,948 medium
• Mortgage (P&I): −$3,933
• Tax from tax record: −$291 /mo · $3,488/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,459
• Net cashflow: $953

Break-even live

Break-even rent $5,742

Max offer price $750,000

Occupancy floor 81%

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: $187,500
• Closing costs: $22,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
415 Amberidge Trl Atlanta, GA	3.0	3.0	2573	$3,200	$1.24	24d	1	0.30mi
705 Edgewater Trl Atlanta, GA	4.0	3.0	1976	$3,500	$1.77	24d	1	0.50mi
485 Riverside Pkwy Atlanta, GA	4.0	2.5	2613	$13,000	$4.98	17d	1	0.60mi
260 River Springs Dr Atlanta, GA	4.0	3.5	3291	$4,000	$1.22	24d	1	0.77mi
295 Glen Lake Dr Sandy Springs, GA	4.0	3.5	3693	$10,000	$2.71	4d	1	1.25mi
6805 Wright Rd Atlanta, GA	4.0	3.5	3150	$8,995	$2.86	43d	1	1.30mi

Listing history 14 events

1. 2026-05-13
   price $750,000 1287-char remark

   Show marketing remark (1287 chars)

   NEW PRICE! OPEN HOUSE SUNDAY, MAY 24, 2-4PM. Located in the premier Heards Ferry/Riverwood school district, the home is distinguished by its classic double-porch architecture. French doors with retractable screens open from every room onto upper and lower porches that span the width of the house, connecting the rooms to the outdoors and offering a vantage point to enjoy the views and the breeze. The interior has been thoughtfully updated, featuring hardwood floors throughout, a guest bedroom and bath on the main level, a fireside family room, sunny breakfast room, and separate living and dining rooms. The Master Suite is a spacious retreat with vaulted ceiling, natural light, and ample closets. Outside, the grounds are anchored by a flagstone patio and framed by vibrant, mature azaleas and Japanese maples that create a private, low maintenance area for entertaining or quiet relaxation. There's an unfinished daylight basement with ample storage space and plenty of opportunity. A convenient Sandy Springs location minutes to I-285 and Ga400, and East Cobb. Nature and cultural events are nearby: Chattahoochee Recreational area at Cochran Shoals, Abernathy Arts Center, and the Performing Arts Center at City Springs. Newer roof, AC, and water heater are already in place.

2. 2026-05-13
   price $750,000 1287-char remark

   Show marketing remark (1287 chars)

   NEW PRICE! OPEN HOUSE SUNDAY, MAY 24, 2-4PM. Located in the premier Heards Ferry/Riverwood school district, the home is distinguished by its classic double-porch architecture. French doors with retractable screens open from every room onto upper and lower porches that span the width of the house, connecting the rooms to the outdoors and offering a vantage point to enjoy the views and the breeze. The interior has been thoughtfully updated, featuring hardwood floors throughout, a guest bedroom and bath on the main level, a fireside family room, sunny breakfast room, and separate living and dining rooms. The Master Suite is a spacious retreat with vaulted ceiling, natural light, and ample closets. Outside, the grounds are anchored by a flagstone patio and framed by vibrant, mature azaleas and Japanese maples that create a private, low maintenance area for entertaining or quiet relaxation. There's an unfinished daylight basement with ample storage space and plenty of opportunity. A convenient Sandy Springs location minutes to I-285 and Ga400, and East Cobb. Nature and cultural events are nearby: Chattahoochee Recreational area at Cochran Shoals, Abernathy Arts Center, and the Performing Arts Center at City Springs. Newer roof, AC, and water heater are already in place.

3. 2026-04-30
   price $795,000 1287-char remark

   Show marketing remark (1287 chars)

   NEW PRICE! OPEN HOUSE SUNDAY, MAY 24, 2-4PM. Located in the premier Heards Ferry/Riverwood school district, the home is distinguished by its classic double-porch architecture. French doors with retractable screens open from every room onto upper and lower porches that span the width of the house, connecting the rooms to the outdoors and offering a vantage point to enjoy the views and the breeze. The interior has been thoughtfully updated, featuring hardwood floors throughout, a guest bedroom and bath on the main level, a fireside family room, sunny breakfast room, and separate living and dining rooms. The Master Suite is a spacious retreat with vaulted ceiling, natural light, and ample closets. Outside, the grounds are anchored by a flagstone patio and framed by vibrant, mature azaleas and Japanese maples that create a private, low maintenance area for entertaining or quiet relaxation. There's an unfinished daylight basement with ample storage space and plenty of opportunity. A convenient Sandy Springs location minutes to I-285 and Ga400, and East Cobb. Nature and cultural events are nearby: Chattahoochee Recreational area at Cochran Shoals, Abernathy Arts Center, and the Performing Arts Center at City Springs. Newer roof, AC, and water heater are already in place.

4. 2026-04-30
   price $795,000 1287-char remark

   Show marketing remark (1287 chars)

   NEW PRICE! OPEN HOUSE SUNDAY, MAY 24, 2-4PM. Located in the premier Heards Ferry/Riverwood school district, the home is distinguished by its classic double-porch architecture. French doors with retractable screens open from every room onto upper and lower porches that span the width of the house, connecting the rooms to the outdoors and offering a vantage point to enjoy the views and the breeze. The interior has been thoughtfully updated, featuring hardwood floors throughout, a guest bedroom and bath on the main level, a fireside family room, sunny breakfast room, and separate living and dining rooms. The Master Suite is a spacious retreat with vaulted ceiling, natural light, and ample closets. Outside, the grounds are anchored by a flagstone patio and framed by vibrant, mature azaleas and Japanese maples that create a private, low maintenance area for entertaining or quiet relaxation. There's an unfinished daylight basement with ample storage space and plenty of opportunity. A convenient Sandy Springs location minutes to I-285 and Ga400, and East Cobb. Nature and cultural events are nearby: Chattahoochee Recreational area at Cochran Shoals, Abernathy Arts Center, and the Performing Arts Center at City Springs. Newer roof, AC, and water heater are already in place.

5. 2026-04-27
   price $825,000 1287-char remark

   Show marketing remark (1287 chars)

   NEW PRICE! OPEN HOUSE SUNDAY, MAY 24, 2-4PM. Located in the premier Heards Ferry/Riverwood school district, the home is distinguished by its classic double-porch architecture. French doors with retractable screens open from every room onto upper and lower porches that span the width of the house, connecting the rooms to the outdoors and offering a vantage point to enjoy the views and the breeze. The interior has been thoughtfully updated, featuring hardwood floors throughout, a guest bedroom and bath on the main level, a fireside family room, sunny breakfast room, and separate living and dining rooms. The Master Suite is a spacious retreat with vaulted ceiling, natural light, and ample closets. Outside, the grounds are anchored by a flagstone patio and framed by vibrant, mature azaleas and Japanese maples that create a private, low maintenance area for entertaining or quiet relaxation. There's an unfinished daylight basement with ample storage space and plenty of opportunity. A convenient Sandy Springs location minutes to I-285 and Ga400, and East Cobb. Nature and cultural events are nearby: Chattahoochee Recreational area at Cochran Shoals, Abernathy Arts Center, and the Performing Arts Center at City Springs. Newer roof, AC, and water heater are already in place.

6. 2026-04-27
   price $825,000 1287-char remark

   Show marketing remark (1287 chars)

   NEW PRICE! OPEN HOUSE SUNDAY, MAY 24, 2-4PM. Located in the premier Heards Ferry/Riverwood school district, the home is distinguished by its classic double-porch architecture. French doors with retractable screens open from every room onto upper and lower porches that span the width of the house, connecting the rooms to the outdoors and offering a vantage point to enjoy the views and the breeze. The interior has been thoughtfully updated, featuring hardwood floors throughout, a guest bedroom and bath on the main level, a fireside family room, sunny breakfast room, and separate living and dining rooms. The Master Suite is a spacious retreat with vaulted ceiling, natural light, and ample closets. Outside, the grounds are anchored by a flagstone patio and framed by vibrant, mature azaleas and Japanese maples that create a private, low maintenance area for entertaining or quiet relaxation. There's an unfinished daylight basement with ample storage space and plenty of opportunity. A convenient Sandy Springs location minutes to I-285 and Ga400, and East Cobb. Nature and cultural events are nearby: Chattahoochee Recreational area at Cochran Shoals, Abernathy Arts Center, and the Performing Arts Center at City Springs. Newer roof, AC, and water heater are already in place.

7. 2026-04-08
   listed $875,000 New 1287-char remark

   Show marketing remark (1287 chars)

   NEW PRICE! OPEN HOUSE SUNDAY, MAY 24, 2-4PM. Located in the premier Heards Ferry/Riverwood school district, the home is distinguished by its classic double-porch architecture. French doors with retractable screens open from every room onto upper and lower porches that span the width of the house, connecting the rooms to the outdoors and offering a vantage point to enjoy the views and the breeze. The interior has been thoughtfully updated, featuring hardwood floors throughout, a guest bedroom and bath on the main level, a fireside family room, sunny breakfast room, and separate living and dining rooms. The Master Suite is a spacious retreat with vaulted ceiling, natural light, and ample closets. Outside, the grounds are anchored by a flagstone patio and framed by vibrant, mature azaleas and Japanese maples that create a private, low maintenance area for entertaining or quiet relaxation. There's an unfinished daylight basement with ample storage space and plenty of opportunity. A convenient Sandy Springs location minutes to I-285 and Ga400, and East Cobb. Nature and cultural events are nearby: Chattahoochee Recreational area at Cochran Shoals, Abernathy Arts Center, and the Performing Arts Center at City Springs. Newer roof, AC, and water heater are already in place.

8. 2026-04-08
   listed $875,000 Active 1287-char remark

   Show marketing remark (1287 chars)

   NEW PRICE! OPEN HOUSE SUNDAY, MAY 24, 2-4PM. Located in the premier Heards Ferry/Riverwood school district, the home is distinguished by its classic double-porch architecture. French doors with retractable screens open from every room onto upper and lower porches that span the width of the house, connecting the rooms to the outdoors and offering a vantage point to enjoy the views and the breeze. The interior has been thoughtfully updated, featuring hardwood floors throughout, a guest bedroom and bath on the main level, a fireside family room, sunny breakfast room, and separate living and dining rooms. The Master Suite is a spacious retreat with vaulted ceiling, natural light, and ample closets. Outside, the grounds are anchored by a flagstone patio and framed by vibrant, mature azaleas and Japanese maples that create a private, low maintenance area for entertaining or quiet relaxation. There's an unfinished daylight basement with ample storage space and plenty of opportunity. A convenient Sandy Springs location minutes to I-285 and Ga400, and East Cobb. Nature and cultural events are nearby: Chattahoochee Recreational area at Cochran Shoals, Abernathy Arts Center, and the Performing Arts Center at City Springs. Newer roof, AC, and water heater are already in place.

9. 2026-04-03
   historical $875,000 1287-char remark

   Show marketing remark (1287 chars)

   NEW PRICE! OPEN HOUSE SUNDAY, MAY 24, 2-4PM. Located in the premier Heards Ferry/Riverwood school district, the home is distinguished by its classic double-porch architecture. French doors with retractable screens open from every room onto upper and lower porches that span the width of the house, connecting the rooms to the outdoors and offering a vantage point to enjoy the views and the breeze. The interior has been thoughtfully updated, featuring hardwood floors throughout, a guest bedroom and bath on the main level, a fireside family room, sunny breakfast room, and separate living and dining rooms. The Master Suite is a spacious retreat with vaulted ceiling, natural light, and ample closets. Outside, the grounds are anchored by a flagstone patio and framed by vibrant, mature azaleas and Japanese maples that create a private, low maintenance area for entertaining or quiet relaxation. There's an unfinished daylight basement with ample storage space and plenty of opportunity. A convenient Sandy Springs location minutes to I-285 and Ga400, and East Cobb. Nature and cultural events are nearby: Chattahoochee Recreational area at Cochran Shoals, Abernathy Arts Center, and the Performing Arts Center at City Springs. Newer roof, AC, and water heater are already in place.

10. 2026-04-03
    historical $875,000 1287-char remark

    Show marketing remark (1287 chars)

    NEW PRICE! OPEN HOUSE SUNDAY, MAY 24, 2-4PM. Located in the premier Heards Ferry/Riverwood school district, the home is distinguished by its classic double-porch architecture. French doors with retractable screens open from every room onto upper and lower porches that span the width of the house, connecting the rooms to the outdoors and offering a vantage point to enjoy the views and the breeze. The interior has been thoughtfully updated, featuring hardwood floors throughout, a guest bedroom and bath on the main level, a fireside family room, sunny breakfast room, and separate living and dining rooms. The Master Suite is a spacious retreat with vaulted ceiling, natural light, and ample closets. Outside, the grounds are anchored by a flagstone patio and framed by vibrant, mature azaleas and Japanese maples that create a private, low maintenance area for entertaining or quiet relaxation. There's an unfinished daylight basement with ample storage space and plenty of opportunity. A convenient Sandy Springs location minutes to I-285 and Ga400, and East Cobb. Nature and cultural events are nearby: Chattahoochee Recreational area at Cochran Shoals, Abernathy Arts Center, and the Performing Arts Center at City Springs. Newer roof, AC, and water heater are already in place.

11. 2003-05-12
    soldstatus $445,000
12. 2001-11-07
    soldstatus $276,000
13. 2000-08-28
    soldstatus $285,000
14. 1987-06-30
    soldstatus $194,900

ⓘ 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: $3,488 · $291/mo
• Projected year-2 tax: $6,900 · $575/mo
• Expected delta: +$3,412/yr (+$284/mo · 97.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 6 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $83,378
• − Mortgage interest: −$42,012
• − Property taxes: −$3,488
• − Insurance: −$3,750
• − Repairs & maintenance: −$6,670
• − Management: −$6,670
• − Depreciation: −$21,818
• Taxable loss: −$1,030
• Est. tax savings @ 24.0%: +$247
• After-tax cash flow: $11,681/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 — Sandy Springs

• Score: 73/100
• State rank: #45
• US rank: #5106

Category grades

Amenities F Commute A- Cost of living F Crime A- Employment A+ Housing B- Health & safety C User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sandy Springs, GA
• County: Fulton County · 1,094,430 people
• City population: 108,027
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 39,508
• Household income: $112,111
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 1884.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 59% Black 18% Asian 12% Two or more races 8% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 3% Italian 3% Slovak 3%
• Foreign-born: 17% · Canada, China, South Korea
• Languages at home: 81% English-only · Other Indo-European 5% Spanish 4% Other Asian/Pacific 4%

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: ▼ -361.92%
• Current HPI: 238.4936
• Rent YoY: ▼ -0.24%
• 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

+284.8% since first listed

14 events — show timeline

• 2026-05-13 Price Changed $750,000 GAMLS
• 2026-05-13 Price Changed $750,000 FMLS
• 2026-04-30 Price Changed $795,000 GAMLS
• 2026-04-30 Price Changed $795,000 FMLS
• 2026-04-27 Price Changed $825,000 GAMLS
• 2026-04-27 Price Changed $825,000 FMLS
• 2026-04-08 Listed $875,000 GAMLS
• 2026-04-08 Listed $875,000 FMLS
• 2026-04-03 Coming Soon $875,000 GAMLS
• 2026-04-03 Coming Soon $875,000 FMLS
• 2003-05-12 Sold (Public Records) $445,000 Public Records
• 2001-11-07 Sold (Public Records) $276,000 Public Records
• 2000-08-28 Sold (Public Records) $285,000 Public Records
• 1987-06-30 Sold (Public Records) $194,900 Public Records

Property tax history

-1.4%/yr

Latest (2025): $3,488 · +3.2% YoY. Source: county tax records.