4185 Post Oak Grv · South Fulton, GA 30349

$277,000

4 bd · 2.5 ba · 2,686 sqft · SingleFamily public records · 339 Days on market

Built 2006 0.26 ac lot $103/sqft · 23% below area Est $359k · 23% under $44/mo HOA · 2% of rent

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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 +13.9/30.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• 1% rule +4.4/10.0
• DSCR +4.2/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious 4-bedroom, 2.5-bath traditional home nestled in the desirable Cooks Landing community! This two-story layout features a formal dining room, a breakfast area in the kitchen, and a large family room with a cozy fireplace—perfect for gatherings and daily living. The generous primary suite includes a garden tub, separate shower, and double vanities for added convenience. Situated on a level lot with a two-car garage and easy access to local schools, parks, shopping, and major highways, this home offers comfort and value in a quiet neighborhood.

Key facts

• 0.26 acre lot
• 2 garage spots
• Built 2006

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $277k.

Deal economics

• At list price, monthly cash flow is $28 ($342/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 $261k (5.8% below list).
• Recommended offer: $244k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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 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.
• Market conditions: Rents flat; 651 active listings in the ZIP; 13 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).
• At $2,609/mo this rent would consume 47% of the median local household income ($67k/yr) (locally 4258% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k 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 $78k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 339 days — a 12% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y ago; this cycle's ask has dropped $78k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $277k implies a 2670% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $243,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 339 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 0.94% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.44%
• DSCR: 1.02
• GRM: 8.8

CMA / ARV

• ARV (median comp): $358,722
• List price: $277,000
• Delta: -22.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4137 Marshwood Trce	0.19mi	4/3.5	2,666 (-1%)	1mo	$345,000	$129	85
4247 Butternut Pl	0.32mi	4/3.0	2,748 (+2%)	6mo	$190,000	$69	75
4270 Holliday Rd	0.14mi	5/3.0 (+1)	3,059 (+14%)	3mo	$350,000	$114	61
6674 Overlook Rdg	0.37mi	4/2.5	2,910 (+8%)	14mo	$348,000	$120	57
158 Newry Dr	0.35mi	4/2.5	2,400 (-11%)	21mo	$400,000	$167	48
4207 Fortune Pt	0.67mi	4/2.5	2,307 (-14%)	12mo	$337,000	$146	35
4006 Hammock Trce	0.48mi	5/3.0 (+1)	3,005 (+12%)	24mo	$385,000	$128	31

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: 23.9%
• Equity multiple: 2.90×
• Total profit: $147,513
• Equity at exit: $249,544

10-year hold

• IRR: 20.7%
• Equity multiple: 6.46×
• Total profit: $423,366
• Equity at exit: $538,150

Cash invested: $77,560 (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: 651
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,609 high
• Mortgage (P&I): −$1,453
• Tax from tax record: −$421 /mo · $5,050/yr
• Insurance: −$115
• HOA: −$44
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $28

Break-even live

Break-even rent $2,573

Max offer price $277,000

Occupancy floor 94%

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: $69,250
• Closing costs: $8,310
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4341 Estate St Atlanta, GA	4.0	3.0	1885	$2,400	$1.27	5d	1	0.22mi
6469 Snowden Dr Atlanta, GA	5.0	3.0	2487	$2,579	$1.04	3d	1	0.28mi
625 Blueangel Dr Atlanta, GA	4.0	2.5	2514	$2,670	$1.06	44d	1	0.31mi
6496 Snowden Dr Atlanta, GA	5.0	2.5	2730	$2,551	$0.93	3d	1	0.35mi
6802 Fireside Ln Atlanta, GA	4.0	2.0	2664	$2,525	$0.95	24d	1	0.64mi
4780 Butner Rd Atlanta, GA	3.0	3.0	1950	$2,250	$1.15	19d	1	0.78mi
6876 Foxfire Pl Atlanta, GA	5.0	3.0	2990	$2,700	$0.90	44d	1	0.78mi
4551 Derby Loop Fairburn, GA	4.0	2.0	2152	$2,099	$0.98	44d	1	1.02mi
4377 Montberry Ln Fairburn, GA	5.0	3.5	2896	$3,200	$1.10	24d	1	1.11mi
965 Athena Bnd Fairburn, GA	4.0	2.5	3104	$3,100	$1.00	18d	1	1.23mi
1087 Sly Fox Run Fairburn, GA	4.0	2.5	3736	$2,841	$0.76	24d	1	1.27mi
1124 Sly Fox Run Fairburn, GA	5.0	4.0	3064	$3,750	$1.22	44d	1	1.29mi
7571 Deerridge Way Fairburn, GA	5.0	4.0	3136	$3,049	$0.97	44d	1	1.34mi

HOA detail

• Monthly dues: $44 · $528/yr

Listing history 39 events

1. 2026-04-24
   price $277,000 561-char remark

   Show marketing remark (555 chars)

   Spacious 4-bedroom, 2.5-bath traditional home nestled in the desirable Cooks Landing community! This two-story layout features a formal dining room, a breakfast area in the kitchen, and a large family room with a cozy fireplace-perfect for gatherings and daily living. The generous primary suite includes a garden tub, separate shower, and double vanities for added convenience. Situated on a level lot with a two-car garage and easy access to local schools, parks, shopping, and major highways, this home offers comfort and value in a quiet neighborhood.

2. 2026-04-24
   price $277,000 555-char remark

   Show marketing remark (555 chars)

   Spacious 4-bedroom, 2.5-bath traditional home nestled in the desirable Cooks Landing community! This two-story layout features a formal dining room, a breakfast area in the kitchen, and a large family room with a cozy fireplace-perfect for gatherings and daily living. The generous primary suite includes a garden tub, separate shower, and double vanities for added convenience. Situated on a level lot with a two-car garage and easy access to local schools, parks, shopping, and major highways, this home offers comfort and value in a quiet neighborhood.

3. 2026-03-27
   price $283,000 555-char remark

   Show marketing remark (561 chars)

   Spacious 4-bedroom, 2.5-bath traditional home nestled in the desirable Cooks Landing community! This two-story layout features a formal dining room, a breakfast area in the kitchen, and a large family room with a cozy fireplace—perfect for gatherings and daily living. The generous primary suite includes a garden tub, separate shower, and double vanities for added convenience. Situated on a level lot with a two-car garage and easy access to local schools, parks, shopping, and major highways, this home offers comfort and value in a quiet neighborhood.

4. 2026-03-27
   price $283,000 561-char remark

   Show marketing remark (561 chars)

   Spacious 4-bedroom, 2.5-bath traditional home nestled in the desirable Cooks Landing community! This two-story layout features a formal dining room, a breakfast area in the kitchen, and a large family room with a cozy fireplace—perfect for gatherings and daily living. The generous primary suite includes a garden tub, separate shower, and double vanities for added convenience. Situated on a level lot with a two-car garage and easy access to local schools, parks, shopping, and major highways, this home offers comfort and value in a quiet neighborhood.

5. 2026-03-19
   status Active 561-char remark

   Show marketing remark (561 chars)

   Spacious 4-bedroom, 2.5-bath traditional home nestled in the desirable Cooks Landing community! This two-story layout features a formal dining room, a breakfast area in the kitchen, and a large family room with a cozy fireplace—perfect for gatherings and daily living. The generous primary suite includes a garden tub, separate shower, and double vanities for added convenience. Situated on a level lot with a two-car garage and easy access to local schools, parks, shopping, and major highways, this home offers comfort and value in a quiet neighborhood.

6. 2026-03-17
   status Pending 561-char remark

   Show marketing remark (561 chars)

   Spacious 4-bedroom, 2.5-bath traditional home nestled in the desirable Cooks Landing community! This two-story layout features a formal dining room, a breakfast area in the kitchen, and a large family room with a cozy fireplace—perfect for gatherings and daily living. The generous primary suite includes a garden tub, separate shower, and double vanities for added convenience. Situated on a level lot with a two-car garage and easy access to local schools, parks, shopping, and major highways, this home offers comfort and value in a quiet neighborhood.

7. 2026-03-03
   historical Active Under Contract 561-char remark

   Show marketing remark (561 chars)

   Spacious 4-bedroom, 2.5-bath traditional home nestled in the desirable Cooks Landing community! This two-story layout features a formal dining room, a breakfast area in the kitchen, and a large family room with a cozy fireplace—perfect for gatherings and daily living. The generous primary suite includes a garden tub, separate shower, and double vanities for added convenience. Situated on a level lot with a two-car garage and easy access to local schools, parks, shopping, and major highways, this home offers comfort and value in a quiet neighborhood.

8. 2026-01-09
   price $286,000 555-char remark

   Show marketing remark (561 chars)

   Spacious 4-bedroom, 2.5-bath traditional home nestled in the desirable Cooks Landing community! This two-story layout features a formal dining room, a breakfast area in the kitchen, and a large family room with a cozy fireplace—perfect for gatherings and daily living. The generous primary suite includes a garden tub, separate shower, and double vanities for added convenience. Situated on a level lot with a two-car garage and easy access to local schools, parks, shopping, and major highways, this home offers comfort and value in a quiet neighborhood.

9. 2026-01-09
   price $286,000 561-char remark

   Show marketing remark (561 chars)

   Spacious 4-bedroom, 2.5-bath traditional home nestled in the desirable Cooks Landing community! This two-story layout features a formal dining room, a breakfast area in the kitchen, and a large family room with a cozy fireplace—perfect for gatherings and daily living. The generous primary suite includes a garden tub, separate shower, and double vanities for added convenience. Situated on a level lot with a two-car garage and easy access to local schools, parks, shopping, and major highways, this home offers comfort and value in a quiet neighborhood.

10. 2025-12-12
    price $289,000 555-char remark

    Show marketing remark (561 chars)

    Spacious 4-bedroom, 2.5-bath traditional home nestled in the desirable Cooks Landing community! This two-story layout features a formal dining room, a breakfast area in the kitchen, and a large family room with a cozy fireplace—perfect for gatherings and daily living. The generous primary suite includes a garden tub, separate shower, and double vanities for added convenience. Situated on a level lot with a two-car garage and easy access to local schools, parks, shopping, and major highways, this home offers comfort and value in a quiet neighborhood.

11. 2025-12-12
    price $289,000 561-char remark

    Show marketing remark (561 chars)

    Spacious 4-bedroom, 2.5-bath traditional home nestled in the desirable Cooks Landing community! This two-story layout features a formal dining room, a breakfast area in the kitchen, and a large family room with a cozy fireplace—perfect for gatherings and daily living. The generous primary suite includes a garden tub, separate shower, and double vanities for added convenience. Situated on a level lot with a two-car garage and easy access to local schools, parks, shopping, and major highways, this home offers comfort and value in a quiet neighborhood.

12. 2025-10-17
    price $292,000 555-char remark

    Show marketing remark (561 chars)

    Spacious 4-bedroom, 2.5-bath traditional home nestled in the desirable Cooks Landing community! This two-story layout features a formal dining room, a breakfast area in the kitchen, and a large family room with a cozy fireplace—perfect for gatherings and daily living. The generous primary suite includes a garden tub, separate shower, and double vanities for added convenience. Situated on a level lot with a two-car garage and easy access to local schools, parks, shopping, and major highways, this home offers comfort and value in a quiet neighborhood.

13. 2025-10-17
    price $292,000 561-char remark

    Show marketing remark (561 chars)

    Spacious 4-bedroom, 2.5-bath traditional home nestled in the desirable Cooks Landing community! This two-story layout features a formal dining room, a breakfast area in the kitchen, and a large family room with a cozy fireplace—perfect for gatherings and daily living. The generous primary suite includes a garden tub, separate shower, and double vanities for added convenience. Situated on a level lot with a two-car garage and easy access to local schools, parks, shopping, and major highways, this home offers comfort and value in a quiet neighborhood.

14. 2025-08-29
    price $301,000 555-char remark

    Show marketing remark (561 chars)

    Spacious 4-bedroom, 2.5-bath traditional home nestled in the desirable Cooks Landing community! This two-story layout features a formal dining room, a breakfast area in the kitchen, and a large family room with a cozy fireplace—perfect for gatherings and daily living. The generous primary suite includes a garden tub, separate shower, and double vanities for added convenience. Situated on a level lot with a two-car garage and easy access to local schools, parks, shopping, and major highways, this home offers comfort and value in a quiet neighborhood.

15. 2025-08-29
    price $301,000 561-char remark

    Show marketing remark (561 chars)

    Spacious 4-bedroom, 2.5-bath traditional home nestled in the desirable Cooks Landing community! This two-story layout features a formal dining room, a breakfast area in the kitchen, and a large family room with a cozy fireplace—perfect for gatherings and daily living. The generous primary suite includes a garden tub, separate shower, and double vanities for added convenience. Situated on a level lot with a two-car garage and easy access to local schools, parks, shopping, and major highways, this home offers comfort and value in a quiet neighborhood.

16. 2025-08-15
    price $307,000 555-char remark

    Show marketing remark (561 chars)

    Spacious 4-bedroom, 2.5-bath traditional home nestled in the desirable Cooks Landing community! This two-story layout features a formal dining room, a breakfast area in the kitchen, and a large family room with a cozy fireplace—perfect for gatherings and daily living. The generous primary suite includes a garden tub, separate shower, and double vanities for added convenience. Situated on a level lot with a two-car garage and easy access to local schools, parks, shopping, and major highways, this home offers comfort and value in a quiet neighborhood.

17. 2025-08-15
    price $307,000 561-char remark

    Show marketing remark (561 chars)

    Spacious 4-bedroom, 2.5-bath traditional home nestled in the desirable Cooks Landing community! This two-story layout features a formal dining room, a breakfast area in the kitchen, and a large family room with a cozy fireplace—perfect for gatherings and daily living. The generous primary suite includes a garden tub, separate shower, and double vanities for added convenience. Situated on a level lot with a two-car garage and easy access to local schools, parks, shopping, and major highways, this home offers comfort and value in a quiet neighborhood.

18. 2025-08-15
    price $310,000 555-char remark

    Show marketing remark (561 chars)

    Spacious 4-bedroom, 2.5-bath traditional home nestled in the desirable Cooks Landing community! This two-story layout features a formal dining room, a breakfast area in the kitchen, and a large family room with a cozy fireplace—perfect for gatherings and daily living. The generous primary suite includes a garden tub, separate shower, and double vanities for added convenience. Situated on a level lot with a two-car garage and easy access to local schools, parks, shopping, and major highways, this home offers comfort and value in a quiet neighborhood.

19. 2025-08-15
    price $310,000 561-char remark

    Show marketing remark (561 chars)

    Spacious 4-bedroom, 2.5-bath traditional home nestled in the desirable Cooks Landing community! This two-story layout features a formal dining room, a breakfast area in the kitchen, and a large family room with a cozy fireplace—perfect for gatherings and daily living. The generous primary suite includes a garden tub, separate shower, and double vanities for added convenience. Situated on a level lot with a two-car garage and easy access to local schools, parks, shopping, and major highways, this home offers comfort and value in a quiet neighborhood.

20. 2025-08-01
    price $317,000 561-char remark

    Show marketing remark (555 chars)

    Spacious 4-bedroom, 2.5-bath traditional home nestled in the desirable Cooks Landing community! This two-story layout features a formal dining room, a breakfast area in the kitchen, and a large family room with a cozy fireplace-perfect for gatherings and daily living. The generous primary suite includes a garden tub, separate shower, and double vanities for added convenience. Situated on a level lot with a two-car garage and easy access to local schools, parks, shopping, and major highways, this home offers comfort and value in a quiet neighborhood.

21. 2025-08-01
    price $317,000 555-char remark

    Show marketing remark (555 chars)

    Spacious 4-bedroom, 2.5-bath traditional home nestled in the desirable Cooks Landing community! This two-story layout features a formal dining room, a breakfast area in the kitchen, and a large family room with a cozy fireplace-perfect for gatherings and daily living. The generous primary suite includes a garden tub, separate shower, and double vanities for added convenience. Situated on a level lot with a two-car garage and easy access to local schools, parks, shopping, and major highways, this home offers comfort and value in a quiet neighborhood.

22. 2025-07-18
    price $327,000 555-char remark

    Show marketing remark (561 chars)

    Spacious 4-bedroom, 2.5-bath traditional home nestled in the desirable Cooks Landing community! This two-story layout features a formal dining room, a breakfast area in the kitchen, and a large family room with a cozy fireplace—perfect for gatherings and daily living. The generous primary suite includes a garden tub, separate shower, and double vanities for added convenience. Situated on a level lot with a two-car garage and easy access to local schools, parks, shopping, and major highways, this home offers comfort and value in a quiet neighborhood.

23. 2025-07-18
    price $327,000 561-char remark

    Show marketing remark (561 chars)

    Spacious 4-bedroom, 2.5-bath traditional home nestled in the desirable Cooks Landing community! This two-story layout features a formal dining room, a breakfast area in the kitchen, and a large family room with a cozy fireplace—perfect for gatherings and daily living. The generous primary suite includes a garden tub, separate shower, and double vanities for added convenience. Situated on a level lot with a two-car garage and easy access to local schools, parks, shopping, and major highways, this home offers comfort and value in a quiet neighborhood.

24. 2025-07-02
    price $337,000 555-char remark

    Show marketing remark (561 chars)

    Spacious 4-bedroom, 2.5-bath traditional home nestled in the desirable Cooks Landing community! This two-story layout features a formal dining room, a breakfast area in the kitchen, and a large family room with a cozy fireplace—perfect for gatherings and daily living. The generous primary suite includes a garden tub, separate shower, and double vanities for added convenience. Situated on a level lot with a two-car garage and easy access to local schools, parks, shopping, and major highways, this home offers comfort and value in a quiet neighborhood.

25. 2025-07-02
    price $337,000 561-char remark

    Show marketing remark (561 chars)

    Spacious 4-bedroom, 2.5-bath traditional home nestled in the desirable Cooks Landing community! This two-story layout features a formal dining room, a breakfast area in the kitchen, and a large family room with a cozy fireplace—perfect for gatherings and daily living. The generous primary suite includes a garden tub, separate shower, and double vanities for added convenience. Situated on a level lot with a two-car garage and easy access to local schools, parks, shopping, and major highways, this home offers comfort and value in a quiet neighborhood.

26. 2025-06-18
    listed $355,000 New 555-char remark

    Show marketing remark (561 chars)

    Spacious 4-bedroom, 2.5-bath traditional home nestled in the desirable Cooks Landing community! This two-story layout features a formal dining room, a breakfast area in the kitchen, and a large family room with a cozy fireplace—perfect for gatherings and daily living. The generous primary suite includes a garden tub, separate shower, and double vanities for added convenience. Situated on a level lot with a two-car garage and easy access to local schools, parks, shopping, and major highways, this home offers comfort and value in a quiet neighborhood.

27. 2025-06-18
    listed $355,000 Active 561-char remark

    Show marketing remark (561 chars)

    Spacious 4-bedroom, 2.5-bath traditional home nestled in the desirable Cooks Landing community! This two-story layout features a formal dining room, a breakfast area in the kitchen, and a large family room with a cozy fireplace—perfect for gatherings and daily living. The generous primary suite includes a garden tub, separate shower, and double vanities for added convenience. Situated on a level lot with a two-car garage and easy access to local schools, parks, shopping, and major highways, this home offers comfort and value in a quiet neighborhood.

28. 2021-07-22
    soldstatus $10,000
29. 2021-07-22
    soldstatus $10,000
30. 2018-08-29
    soldstatus $181,000
31. 2018-08-24
    soldstatus $181,000 Sold
32. 2018-08-23
    soldstatus $181,000 Sold
33. 2018-07-29
    status Pending
34. 2018-07-20
    status Under Contract
35. 2018-07-20
    historical Contingent - Due Diligence
36. 2018-07-10
    listed $183,000 Active
37. 2018-07-10
    listed $183,000 New
38. 2009-06-29
    soldstatus $97,500
39. 2009-02-09
    listed $99,900

ⓘ 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: $5,050 · $421/mo
• Projected year-2 tax: $5,050 · $421/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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,312
• − Mortgage interest: −$15,516
• − Property taxes: −$5,050
• − Insurance: −$1,385
• − Repairs & maintenance: −$2,505
• − Management: −$2,505
• − HOA: −$528
• − Depreciation: −$8,058
• Taxable loss: −$4,236
• Est. tax savings @ 24.0%: +$1,017
• After-tax cash flow: $1,358/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

+177.3% since first listed

39 events — show timeline

• 2026-04-24 Price Changed $277,000 FMLS
• 2026-04-24 Price Changed $277,000 GAMLS
• 2026-03-27 Price Changed $283,000 GAMLS
• 2026-03-27 Price Changed $283,000 FMLS
• 2026-03-19 Relisted — FMLS
• 2026-03-17 Pending — FMLS
• 2026-03-03 Contingent — FMLS
• 2026-01-09 Price Changed $286,000 GAMLS
• 2026-01-09 Price Changed $286,000 FMLS
• 2025-12-12 Price Changed $289,000 GAMLS
• 2025-12-12 Price Changed $289,000 FMLS
• 2025-10-17 Price Changed $292,000 GAMLS
• 2025-10-17 Price Changed $292,000 FMLS
• 2025-08-29 Price Changed $301,000 GAMLS
• 2025-08-29 Price Changed $301,000 FMLS
• 2025-08-15 Price Changed $307,000 GAMLS
• 2025-08-15 Price Changed $307,000 FMLS
• 2025-08-15 Price Changed $310,000 GAMLS
• 2025-08-15 Price Changed $310,000 FMLS
• 2025-08-01 Price Changed $317,000 FMLS
• 2025-08-01 Price Changed $317,000 GAMLS
• 2025-07-18 Price Changed $327,000 GAMLS
• 2025-07-18 Price Changed $327,000 FMLS
• 2025-07-02 Price Changed $337,000 GAMLS
• 2025-07-02 Price Changed $337,000 FMLS
• 2025-06-18 Listed $355,000 FMLS
• 2025-06-18 Listed $355,000 GAMLS
• 2021-07-22 Sold (Public Records) $10,000 Public Records
• 2021-07-22 Sold (Public Records) $10,000 Public Records
• 2018-08-29 Sold (Public Records) $181,000 Public Records
• 2018-08-24 Sold (MLS) $181,000 FMLS
• 2018-08-23 Sold (MLS) $181,000 GAMLS
• 2018-07-29 Pending — FMLS
• 2018-07-20 Pending — GAMLS
• 2018-07-20 Contingent — FMLS
• 2018-07-10 Listed $183,000 GAMLS
• 2018-07-10 Listed $183,000 FMLS
• 2009-06-29 Sold (MLS) $97,500 FMLS
• 2009-02-09 Listed $99,900 FMLS

Property tax history

+4.3%/yr

Latest (2025): $5,050 · -0.0% YoY. Source: county tax records.