6152 Oakley Rd · South Fulton, GA 30291

$196,000

3 bd · 2.5 ba · 1,630 sqft · Townhouse public records · 103 Days on market

Built 2020 2,178 sqft lot Est $225k · 13% under $83/mo HOA · 4% of rent

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Why this score? — see what drove the B- 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 +19.3/30.0
• ARV discount +13.3/15.0
• Appreciation +10.0/10.0
• DSCR +6.1/10.0
• 1% rule +5.1/10.0
• Schools +4.5/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome Home! This spacious and beautifully maintained residence offers an inviting open floor plan with sleek laminate flooring on the main level, creating the perfect blend of comfort and style. The modern kitchen comes fully equipped with all stainless steel appliances, making it a dream for cooking and entertaining. Conveniently located near , I-85, MARTA, shopping, dining, Market Place center and Hartsfield-Jackson Atlanta International Airport, this home provides both comfort and unbeatable accessibility. An ideal choice for first-time homebuyers, this property is move-in ready and waiting for you to make it yours. Don't miss the chance to call this your NEW HOME-schedule a tour today!

Key facts

• $83 HOA
• 2 parking spots
• Built 2020

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $196k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $196k).
• Recommended offer: $178k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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 B — 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: Feldwood Elementary School (math 15% / reading 34%, grade F, #751 of 1,228 statewide, top 61%, 688 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 37% at this address vs 51% district-wide (-14 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 (+2.2%/yr); 167 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k 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 + 2.2% rent growth), your $55k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $29k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $178,360 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.01% ✓
• Cap rate: 7.61%
• Cash-on-cash: 4.70%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $224,940
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6148 Oakley Rd #23	0.00mi	3/2.5	1,600 (-2%)	4mo	$220,000	$138	93
6302 Mallory Rdg	0.09mi	3/2.5	1,580 (-3%)	8mo	$206,000	$130	84
6302 Mallory Rdg #2	0.09mi	3/2.5	1,580 (-3%)	8mo	$206,000	$130	84
4701 Flat Shoals Rd Unit 46A	0.66mi	3/2.5	1,632 (+0%)	4mo	$70,000	$43	65
8330 Oakley Cir	0.38mi	3/2.5	1,436 (-12%)	1mo	$170,000	$118	62
6354 Shannon Pkwy Unit 32C	0.56mi	3/2.5	1,536 (-6%)	4mo	$57,000	$37	61
4701 Flat Shoals Rd Unit 34H	0.66mi	3/2.5	1,800 (+10%)	2mo	$116,000	$64	50
311 Crimson Dr #118	0.58mi	3/2.5	1,817 (+12%)	13mo	$311,900	$172	43
161 Stanchion Dr #25	0.58mi	3/2.5	1,817 (+12%)	13mo	$311,900	$172	43
319 Crimson Dr #122	0.58mi	3/2.5	1,817 (+12%)	13mo	$299,900	$165	43
325 Crimson Dr #125	0.58mi	4/2.5 (+1)	1,817 (+12%)	14mo	$311,900	$172	37
4133 Shoals Ln	0.57mi	4/3.0 (+1)	1,821 (+12%)	13mo	$255,000	$140	36

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 · 2.2% rent growth · sell at horizon

5-year hold

• IRR: 27.4%
• Equity multiple: 3.17×
• Total profit: $118,867
• Equity at exit: $176,572

10-year hold

• IRR: 23.7%
• Equity multiple: 7.13×
• Total profit: $336,235
• Equity at exit: $380,785

Cash invested: $54,880 (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 30291

• Home prices YoY: 11.1%
• Rents YoY: 2.2%
• Active inventory: 167
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,983 high
• Mortgage (P&I): −$1,028
• Tax from tax record: −$160 /mo · $1,916/yr
• Insurance: −$82
• HOA: −$83
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $215

Break-even live

Break-even rent $1,712

Max offer price $196,000

Occupancy floor 84%

Sensitivity live

Price	-10% $326	-5% $270	+0% $215	+5% $159	+10% $104
Rent	-10% $58	-5% $136	+0% $215	+5% $293	+10% $371
Rate	-1.0pp $313	-0.5pp $265	base $215	+0.5pp $164	+1.0pp $112

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: $49,000
• Closing costs: $5,880
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6085 Mallory Rdg #32 Union City, GA	3.0	3.5	1540	$2,300	$1.49	44d	1	0.08mi
4312 Smithgall Ct Union City, GA	3.0	2.5	1433	$2,000	$1.40	19d	1	0.16mi
4483 Flat Shoals Rd Union City, GA	1.0–2.0	1.0–2.5	957	$1,495	$1.56	44d	1	0.20mi
5150 Oakley Commons Blvd Union City, GA	3.0	2.5	1375	$1,675	$1.22	25d	1	0.36mi
5400 Oakley Commons Blvd Union City, GA	2.0	2.0	1258	$1,257	$1.00	44d	1	0.42mi
3285 Oakley Pl Union City, GA	3.0	2.5	1350	$1,500	$1.11	44d	1	0.42mi
4659 Shannon Ct Union City, GA	3.0	2.5	2030	$1,945	$0.96	44d	1	0.42mi
6150 Mallory Rd Atlanta, GA	3.0	2.0	1681	$1,695	$1.01	11d	1	0.43mi
4701 Flat Shoals Rd Union City, GA	3.0	2.5–3.0	1600	$1,775	$1.11	3d	1	0.51mi
6425 Oakley Rd Union City, GA	1.0–3.0	1.0–2.0	1037	$1,502	$1.45	5d	18	0.54mi
6350 Oakley Rd Union City, GA	3.0	2.0–2.5	1472	$1,796	$1.22	1d	4	0.54mi
4500 Shannon Blvd Unit 7A Union City, GA	3.0	2.5	2205	$1,750	$0.79	25d	1	0.55mi
4500 Shannon Blvd Unit 7A Union City, GA	3.0	2.5	2205	$2,000	$0.91	44d	1	0.55mi
4500 Shannon Blvd Unit 7 Union City, GA	3.0	2.5	1503	$1,750	$1.16	5d	1	0.55mi
6596 Woodwell Dr Union City, GA	3.0	2.5	1804	$2,215	$1.23	13d	1	0.58mi
4128 Flat Trl Union City, GA	3.0	2.5	1450	$1,700	$1.17	44d	1	0.59mi
3791 Shenfield Dr Union City, GA	3.0	2.5	1784	$2,086	$1.17	10d	1	0.61mi
3855 Shenfield Dr Union City, GA	3.0	2.5	1626	$1,895	$1.17	44d	1	0.70mi
3859 Shenfield Dr Union City, GA	4.0	2.5	1850	$2,000	$1.08	5d	1	0.71mi
6225 Shenfield Ln Union City, GA	3.0	2.5	1821	$2,000	$1.10	44d	1	0.71mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,195	$1.22	5d	1	0.73mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,295	$1.28	22d	1	0.73mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,295	$1.28	25d	1	0.73mi
6340 Westbrook Ave Union City, GA	3.0	2.0	1800	$2,100	$1.17	44d	1	1.07mi
5201 Summer Brooke Ct Union City, GA	3.0	2.5	1484	$2,000	$1.35	2d	1	1.13mi
5205 Alexander St Union City, GA	3.0	2.0	1326	$1,681	$1.27	44d	1	1.21mi
5200 Alexander St Union City, GA	3.0	2.0	1221	$1,695	$1.39	44d	1	1.24mi
3550 Morning Creek Dr Atlanta, GA	4.0	2.0	1400	$1,730	$1.24	13d	1	1.36mi
5645 Morning Creek Cir Atlanta, GA	3.0	2.0	1636	$1,565	$0.96	44d	1	1.36mi
6120 Longino Dr Union City, GA	4.0	2.0	1608	$1,835	$1.14	13d	1	1.36mi
5612 Feldwood Rd Atlanta, GA	3.0	2.5	2100	$1,895	$0.90	5d	1	1.40mi
5140 Highpoint Rd Apt 27 Union City, GA	2.0	2.5	1290	$1,295	$1.00	13d	1	1.44mi
3695 Morning Creek Dr Atlanta, GA	3.0	2.0	1491	$2,100	$1.41	44d	1	1.45mi
5207 Dixie Lake Rd Union City, GA	3.0	2.0	1516	$1,950	$1.29	44d	1	1.45mi
5825 Vernier Dr Atlanta, GA	3.0	2.0	1346	$1,615	$1.20	44d	1	1.47mi
5825 Vernier Dr Atlanta, GA	3.0	2.0	1346	$1,615	$1.20	25d	1	1.47mi
5825 Vernier Dr Atlanta, GA	3.0	2.0	1346	$1,615	$1.20	21d	1	1.47mi
5825 Vernier Dr Atlanta, GA	3.0	2.0	1346	$1,615	$1.20	5d	1	1.47mi
4050 Morgan Rd Union City, GA	1.0–3.0	1.0–2.0	988	$1,750	$1.77	5d	21	1.48mi
5480 Sierra Trl Atlanta, GA	3.0	2.5	1400	$1,845	$1.32	44d	1	1.49mi

HOA detail

• Monthly dues: $83 · $996/yr

Listing history 17 events

1. 2025-12-30
   soldstatus $196,000
2. 2025-12-19
   soldstatus $196,000 Sold 703-char remark

   Show marketing remark (703 chars)

   Welcome Home! This spacious and beautifully maintained residence offers an inviting open floor plan with sleek laminate flooring on the main level, creating the perfect blend of comfort and style. The modern kitchen comes fully equipped with all stainless steel appliances, making it a dream for cooking and entertaining. Conveniently located near , I-85, MARTA, shopping, dining, Market Place center and Hartsfield-Jackson Atlanta International Airport, this home provides both comfort and unbeatable accessibility. An ideal choice for first-time homebuyers, this property is move-in ready and waiting for you to make it yours. Don't miss the chance to call this your NEW HOME-schedule a tour today!

3. 2025-12-06
   status Under Contract 703-char remark

   Show marketing remark (703 chars)

   Welcome Home! This spacious and beautifully maintained residence offers an inviting open floor plan with sleek laminate flooring on the main level, creating the perfect blend of comfort and style. The modern kitchen comes fully equipped with all stainless steel appliances, making it a dream for cooking and entertaining. Conveniently located near , I-85, MARTA, shopping, dining, Market Place center and Hartsfield-Jackson Atlanta International Airport, this home provides both comfort and unbeatable accessibility. An ideal choice for first-time homebuyers, this property is move-in ready and waiting for you to make it yours. Don't miss the chance to call this your NEW HOME-schedule a tour today!

4. 2025-12-02
   status Pending
5. 2025-12-01
   historical Active Under Contract
6. 2025-10-23
   price $196,000
7. 2025-08-20
   listed $225,000 Active
8. 2025-08-16
   historical $225,000

   Show marketing remark (703 chars)

   Welcome Home! This spacious and beautifully maintained residence offers an inviting open floor plan with sleek laminate flooring on the main level, creating the perfect blend of comfort and style. The modern kitchen comes fully equipped with all stainless steel appliances, making it a dream for cooking and entertaining. Conveniently located near , I-85, MARTA, shopping, dining, Market Place center and Hartsfield-Jackson Atlanta International Airport, this home provides both comfort and unbeatable accessibility. An ideal choice for first-time homebuyers, this property is move-in ready and waiting for you to make it yours. Don't miss the chance to call this your NEW HOME-schedule a tour today!

9. 2025-08-16
   listed $225,000 New 703-char remark

   Show marketing remark (703 chars)

   Welcome Home! This spacious and beautifully maintained residence offers an inviting open floor plan with sleek laminate flooring on the main level, creating the perfect blend of comfort and style. The modern kitchen comes fully equipped with all stainless steel appliances, making it a dream for cooking and entertaining. Conveniently located near , I-85, MARTA, shopping, dining, Market Place center and Hartsfield-Jackson Atlanta International Airport, this home provides both comfort and unbeatable accessibility. An ideal choice for first-time homebuyers, this property is move-in ready and waiting for you to make it yours. Don't miss the chance to call this your NEW HOME-schedule a tour today!

10. 2020-08-06
    soldstatus $200,000
11. 2019-04-25
    soldstatus $195,000
12. 2019-04-19
    soldstatus $19,500 Sold 53-char remark

    Show marketing remark (53 chars)

    Level Lot close to I-85, I-285, and ATL INTNL Airport

13. 2019-03-20
    soldstatus $130,000
14. 2019-03-19
    status Under Contract 53-char remark

    Show marketing remark (53 chars)

    Level Lot close to I-85, I-285, and ATL INTNL Airport

15. 2019-03-13
    listed $19,500 New 53-char remark

    Show marketing remark (53 chars)

    Level Lot close to I-85, I-285, and ATL INTNL Airport

16. 2013-06-13
    soldstatus $9,500
17. 2012-09-06
    soldstatus $9,500

ⓘ 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: $1,916 · $160/mo
• Projected year-2 tax: $1,916 · $160/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 ≥104°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: $23,801
• − Mortgage interest: −$10,979
• − Property taxes: −$1,916
• − Insurance: −$980
• − Repairs & maintenance: −$1,904
• − Management: −$1,904
• − HOA: −$996
• − Depreciation: −$5,702
• Taxable loss: −$580
• Est. tax savings @ 24.0%: +$139
• After-tax cash flow: $2,716/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): 25,130
• Household income: $48,184
• Rent vs Own: 61.3% rent · 38.7% own
• Severe rent burden: 1778.0

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% Hispanic / Latino 7% Two or more races 6% White 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 6%

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: ▲ 23.98%
• Current HPI: 239.3471
• Rent YoY: ▲ 2.20%
• 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

+1963.2% since first listed

17 events — show timeline

• 2025-12-30 Sold (Public Records) $196,000 Public Records
• 2025-12-19 Sold (MLS) $196,000 GAMLS
• 2025-12-06 Pending — GAMLS
• 2025-12-02 Pending — FMLS
• 2025-12-01 Contingent — FMLS
• 2025-10-23 Price Changed $196,000 FMLS
• 2025-08-20 Listed $225,000 FMLS
• 2025-08-16 Coming Soon $225,000 FMLS
• 2025-08-16 Listed $225,000 GAMLS
• 2020-08-06 Sold (Public Records) $200,000 Public Records
• 2019-04-25 Sold (Public Records) $195,000 Public Records
• 2019-04-19 Sold (MLS) $19,500 GAMLS
• 2019-03-20 Sold (Public Records) $130,000 Public Records
• 2019-03-19 Pending — GAMLS
• 2019-03-13 Listed $19,500 GAMLS
• 2013-06-13 Sold (Public Records) $9,500 Public Records
• 2012-09-06 Sold (Public Records) $9,500 Public Records

Property tax history

+14.2%/yr

Latest (2025): $1,916 · +3.9% YoY. Source: county tax records.