7365 Saint Peter Way · South Fulton, GA 30213

$268,000

3 bd · 2.5 ba · 1,604 sqft · SingleFamily public records · 158 Days on market

Built 2016 6,098 sqft lot $167/sqft · 14% below area Est $312k · 14% under $21/mo HOA · 1% 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).

• Cash flow +17.2/30.0
• ARV discount +13.9/15.0
• DSCR +5.4/10.0
• Schools +4.5/10.0
• 1% rule +4.1/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Freshly painted 3 bedroom 2.5 Bathroom home with brand new carpets! Open concept and laundry on the second floor. This beautiful home is move in ready and ready for its next owner!

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 2016

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $268k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/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 $244k (8.8% below list).
• Recommended offer: $236k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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.
• Zoned schools: E. C. West Elementary School (math 21% / reading 32%, grade F, #718 of 1,228 statewide, top 59%, 853 students, 100% FRL); Bear Creek Middle School (math 17% / reading 26%, grade F, #339 of 470 statewide, top 72%, 1,108 students, 100% FRL); Creekside High School (math 30% / reading 24%, grade F, #160 of 424 statewide, top 38%, 1,768 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 25% at this address vs 51% district-wide (-26 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 rising (+2.5%/yr); 546 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 31% of the median local income ($94k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 158 days — a 12% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 10y ago; this cycle's ask has dropped $27k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $172k; list at $268k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 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: 0.91% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.09%
• DSCR: 1.14
• GRM: 9.1

CMA / ARV

• ARV (median comp): $312,092
• List price: $268,000
• Delta: -14.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7055 Rivertown Rd	0.49mi	3/2.0	1,632 (+2%)	2mo	$314,000	$192	70
7430 Saint David St	0.25mi	4/2.5 (+1)	1,803 (+12%)	24mo	$304,000	$169	43
7084 Rivertown Rd	0.40mi	2/1.5 (-1)	1,462 (-9%)	21mo	$237,000	$162	40

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 · 2.53% rent growth · sell at horizon

5-year hold

• IRR: -12.0%
• Equity multiple: 0.57×
• Total profit: $-32,321
• Equity at exit: $39,960

10-year hold

• IRR: -3.5%
• Equity multiple: 0.77×
• Total profit: $-17,131
• Equity at exit: $23,172

Cash invested: $75,040 (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 30213

• Home prices YoY: -17.7%
• Rents YoY: 2.5%
• Active inventory: 546
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,443 high
• Mortgage (P&I): −$1,405
• Tax from tax record: −$199 /mo · $2,391/yr
• Insurance: −$112
• HOA: −$21
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $193

Break-even live

Break-even rent $2,199

Max offer price $268,000

Occupancy floor 87%

Sensitivity live

Price	-10% $345	-5% $269	+0% $193	+5% $117	+10% $41
Rent	-10% $0	-5% $96	+0% $193	+5% $289	+10% $386
Rate	-1.0pp $328	-0.5pp $261	base $193	+0.5pp $124	+1.0pp $53

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: $67,000
• Closing costs: $8,040
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6510 Saint Mark Way Fairburn, GA	4.0	2.5	2200	$2,324	$1.06	45d	1	0.25mi
486 Samara Ct Fairburn, GA	4.0	2.5	2002	$2,495	$1.25	26d	1	0.73mi
6460 Lake Esther Dr Fairburn, GA	4.0	3.0	1300	$1,997	$1.54	12d	1	0.95mi
6460 Lake Esther Dr Fairburn, GA	4.0	3.0	1300	$2,300	$1.77	45d	1	0.95mi
459 Pecan Wood Cir Fairburn, GA	3.0	2.0	1440	$2,720	$1.89	0d	1	0.99mi
530 Cherry Branch Ln Fairburn, GA	3.0	2.0	2100	$2,135	$1.02	22d	1	1.02mi
6929 Winchester Pl Fairburn, GA	3.0	2.5	2135	$2,800	$1.31	3d	1	1.06mi
6929 Winchester Pl Fairburn, GA	3.0	2.5	2135	$2,800	$1.31	45d	1	1.06mi
6929 Winchester Pl Fairburn, GA	3.0	2.5	2135	$2,800	$1.31	0d	1	1.06mi
780 Cedar Loop Fairburn, GA	3.0	2.5	1710	$1,999	$1.17	26d	1	1.34mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 50 events

1. 2026-06-07
   statusdays on market $268,000 Pending 158 DOM
2. 2026-06-04
   days on market $268,000 Active 157 DOM
3. 2026-06-03
   days on market $268,000 Active 156 DOM
4. 2026-06-01
   days on market $268,000 Active 154 DOM
5. 2026-05-31
   days on market $268,000 Active 153 DOM
6. 2026-05-04
   status Under Contract 180-char remark

   Show marketing remark (180 chars)

   Freshly painted 3 bedroom 2.5 Bathroom home with brand new carpets! Open concept and laundry on the second floor. This beautiful home is move in ready and ready for its next owner!

7. 2026-05-04
   status Pending 180-char remark

   Show marketing remark (180 chars)

   Freshly painted 3 bedroom 2.5 Bathroom home with brand new carpets! Open concept and laundry on the second floor. This beautiful home is move in ready and ready for its next owner!

8. 2026-04-10
   price $268,000 180-char remark

   Show marketing remark (180 chars)

   Freshly painted 3 bedroom 2.5 Bathroom home with brand new carpets! Open concept and laundry on the second floor. This beautiful home is move in ready and ready for its next owner!

9. 2026-04-10
   price $268,000 180-char remark

   Show marketing remark (180 chars)

   Freshly painted 3 bedroom 2.5 Bathroom home with brand new carpets! Open concept and laundry on the second floor. This beautiful home is move in ready and ready for its next owner!

10. 2026-03-09
    price $270,000 180-char remark

    Show marketing remark (180 chars)

    Freshly painted 3 bedroom 2.5 Bathroom home with brand new carpets! Open concept and laundry on the second floor. This beautiful home is move in ready and ready for its next owner!

11. 2026-03-09
    price $270,000 180-char remark

    Show marketing remark (180 chars)

    Freshly painted 3 bedroom 2.5 Bathroom home with brand new carpets! Open concept and laundry on the second floor. This beautiful home is move in ready and ready for its next owner!

12. 2026-02-17
    price $275,000 180-char remark

    Show marketing remark (180 chars)

    Freshly painted 3 bedroom 2.5 Bathroom home with brand new carpets! Open concept and laundry on the second floor. This beautiful home is move in ready and ready for its next owner!

13. 2026-02-17
    price $275,000 180-char remark

    Show marketing remark (180 chars)

    Freshly painted 3 bedroom 2.5 Bathroom home with brand new carpets! Open concept and laundry on the second floor. This beautiful home is move in ready and ready for its next owner!

14. 2026-01-22
    price $280,000 180-char remark

    Show marketing remark (180 chars)

    Freshly painted 3 bedroom 2.5 Bathroom home with brand new carpets! Open concept and laundry on the second floor. This beautiful home is move in ready and ready for its next owner!

15. 2026-01-22
    price $280,000 180-char remark

    Show marketing remark (180 chars)

    Freshly painted 3 bedroom 2.5 Bathroom home with brand new carpets! Open concept and laundry on the second floor. This beautiful home is move in ready and ready for its next owner!

16. 2026-01-15
    price $283,000 180-char remark

    Show marketing remark (180 chars)

    Freshly painted 3 bedroom 2.5 Bathroom home with brand new carpets! Open concept and laundry on the second floor. This beautiful home is move in ready and ready for its next owner!

17. 2026-01-15
    price $283,000 180-char remark

    Show marketing remark (180 chars)

    Freshly painted 3 bedroom 2.5 Bathroom home with brand new carpets! Open concept and laundry on the second floor. This beautiful home is move in ready and ready for its next owner!

18. 2026-01-05
    price $287,000 180-char remark

    Show marketing remark (180 chars)

    Freshly painted 3 bedroom 2.5 Bathroom home with brand new carpets! Open concept and laundry on the second floor. This beautiful home is move in ready and ready for its next owner!

19. 2026-01-05
    price $287,000 180-char remark

    Show marketing remark (180 chars)

    Freshly painted 3 bedroom 2.5 Bathroom home with brand new carpets! Open concept and laundry on the second floor. This beautiful home is move in ready and ready for its next owner!

20. 2025-12-22
    price $289,000 180-char remark

    Show marketing remark (180 chars)

    Freshly painted 3 bedroom 2.5 Bathroom home with brand new carpets! Open concept and laundry on the second floor. This beautiful home is move in ready and ready for its next owner!

21. 2025-12-22
    price $289,000 180-char remark

    Show marketing remark (180 chars)

    Freshly painted 3 bedroom 2.5 Bathroom home with brand new carpets! Open concept and laundry on the second floor. This beautiful home is move in ready and ready for its next owner!

22. 2025-12-16
    price $293,000 180-char remark

    Show marketing remark (180 chars)

    Freshly painted 3 bedroom 2.5 Bathroom home with brand new carpets! Open concept and laundry on the second floor. This beautiful home is move in ready and ready for its next owner!

23. 2025-12-16
    price $293,000 180-char remark

    Show marketing remark (180 chars)

    Freshly painted 3 bedroom 2.5 Bathroom home with brand new carpets! Open concept and laundry on the second floor. This beautiful home is move in ready and ready for its next owner!

24. 2025-12-05
    listed $295,000 New 180-char remark

    Show marketing remark (180 chars)

    Freshly painted 3 bedroom 2.5 Bathroom home with brand new carpets! Open concept and laundry on the second floor. This beautiful home is move in ready and ready for its next owner!

25. 2025-12-05
    listed $295,000 Active 180-char remark

    Show marketing remark (180 chars)

    Freshly painted 3 bedroom 2.5 Bathroom home with brand new carpets! Open concept and laundry on the second floor. This beautiful home is move in ready and ready for its next owner!

26. 2017-03-24
    soldstatus $171,900 Sold
27. 2017-01-11
    status Under Contract
28. 2016-12-15
    status Back on Market
29. 2016-12-14
    historical
30. 2016-12-13
    status Back on Market
31. 2016-12-12
    historical
32. 2016-11-11
    status Back on Market
33. 2016-11-03
    status Under Contract
34. 2016-11-01
    price $171,900
35. 2016-10-25
    price $175,900
36. 2016-10-25
    status Back on Market
37. 2016-10-23
    historical
38. 2016-10-19
    price $171,900
39. 2016-10-07
    price $174,900
40. 2016-09-14
    price $176,900
41. 2016-09-10
    price $171,900
42. 2016-09-02
    price $169,900
43. 2016-08-23
    status Back on Market
44. 2016-08-16
    status Under Contract
45. 2016-07-29
    price $171,900
46. 2016-07-28
    status Back on Market
47. 2016-07-26
    price $169,900
48. 2016-07-26
    status Under Contract
49. 2016-07-21
    listed $173,900 New
50. 2014-01-23
    soldstatus $1,208,000

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

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $2,391 · $199/mo
• Projected year-2 tax: $2,466 · $205/mo
• Expected delta: +$74/yr (+$6/mo · 3.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $29,322
• − Mortgage interest: −$15,012
• − Property taxes: −$2,391
• − Insurance: −$1,340
• − Repairs & maintenance: −$2,346
• − Management: −$2,346
• − HOA: −$252
• − Depreciation: −$7,796
• Taxable loss: −$2,162
• Est. tax savings @ 24.0%: +$519
• After-tax cash flow: $2,834/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): 50,621
• Household income: $94,125
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 1025.0

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 (86%)
• Race & ethnicity: Black 86% White 8% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Hispanic 1% Arab 1% Lithuanian 0%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 4% French/Haitian/Cajun 2% Arabic 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: ▼ -50.66%
• Current HPI: 235.9372
• Rent YoY: ▲ 2.53%
• 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

-77.8% since first listed

45 events — show timeline

• 2026-05-04 Pending — GAMLS
• 2026-05-04 Pending — FMLS
• 2026-04-10 Price Changed $268,000 GAMLS
• 2026-04-10 Price Changed $268,000 FMLS
• 2026-03-09 Price Changed $270,000 GAMLS
• 2026-03-09 Price Changed $270,000 FMLS
• 2026-02-17 Price Changed $275,000 GAMLS
• 2026-02-17 Price Changed $275,000 FMLS
• 2026-01-22 Price Changed $280,000 GAMLS
• 2026-01-22 Price Changed $280,000 FMLS
• 2026-01-15 Price Changed $283,000 GAMLS
• 2026-01-15 Price Changed $283,000 FMLS
• 2026-01-05 Price Changed $287,000 GAMLS
• 2026-01-05 Price Changed $287,000 FMLS
• 2025-12-22 Price Changed $289,000 GAMLS
• 2025-12-22 Price Changed $289,000 FMLS
• 2025-12-16 Price Changed $293,000 FMLS
• 2025-12-16 Price Changed $293,000 GAMLS
• 2025-12-05 Listed $295,000 FMLS
• 2025-12-05 Listed $295,000 GAMLS
• 2017-03-24 Sold (MLS) $171,900 GAMLS
• 2017-01-11 Pending — GAMLS
• 2016-12-15 Relisted — GAMLS
• 2016-12-14 Listing Removed — GAMLS
• 2016-12-13 Relisted — GAMLS
• 2016-12-12 Listing Removed — GAMLS
• 2016-11-11 Relisted — GAMLS
• 2016-11-03 Pending — GAMLS
• 2016-11-01 Price Changed $171,900 GAMLS
• 2016-10-25 Price Changed $175,900 GAMLS
• 2016-10-25 Relisted — GAMLS
• 2016-10-23 Listing Removed — GAMLS
• 2016-10-19 Price Changed $171,900 GAMLS
• 2016-10-07 Price Changed $174,900 GAMLS
• 2016-09-14 Price Changed $176,900 GAMLS
• 2016-09-10 Price Changed $171,900 GAMLS
• 2016-09-02 Price Changed $169,900 GAMLS
• 2016-08-23 Relisted — GAMLS
• 2016-08-16 Pending — GAMLS
• 2016-07-29 Price Changed $171,900 GAMLS
• 2016-07-28 Relisted — GAMLS
• 2016-07-26 Price Changed $169,900 GAMLS
• 2016-07-26 Pending — GAMLS
• 2016-07-21 Listed $173,900 GAMLS
• 2014-01-23 Sold (Public Records) $1,208,000 Public Records

Property tax history

+11.7%/yr

Latest (2025): $2,391 · +3.8% YoY. Source: county tax records.