6250 Feldwood Rd · South Fulton, GA 30349

$325,000

4 bd · 3.0 ba · 2,782 sqft · SingleFamily public records · 272 Days on market

Built 1970 2.92 ac lot Est $239k · 36% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +6.2/30.0
• Schools +4.5/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.5/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Charming Mini-Farm Opportunity Just 6 Miles from ATL Airport! Welcome to 6250 Feldwood - a rare 3-acre property offering space, privacy, and endless potentials in the growing College Park area! Nestled just minutes from Hartsfield-Jackson International Airport (yet set in peaceful location free from the noise of takeoffs and landings), this unique property features a spacious 6 bedrooms, 5 baths and 3 kitchens (two full, one kitchenette) home with three separate entries (quasi triplex), set back from the road, surrounded by open land and mature trees -ideal for homesteading, gardening, or creating your own private retreat. Inside, you will find a bright and functional layout with hardwood floors, large windows, and a cozy family room. The partially updated kitchen includes ample cabinetry and flows into a separate dining area. The primary suite includes an ensuite bath and generous closet space. Outside, enjoy the expansive backyard, perfect for small livestock, recreational use, or even building an additional structure (pending permits). Whether you are looking for a primary residence with land, an investment opportunity, or a peaceful property close to the city, this one checks all the boxes. No HOA. Easy access to I-285, downtown Atlanta, and major employers. Bring your vision and explore the opportunities!(Some photos were digitally retouched for demonstration purposes.)

Key facts

• Easy access to i-285
• 3 acre property
• Expansive backyard

Tags

• MINI-FARM OPPORTUNITY
• 3 ACRE PROPERTY
• THREE SEPARATE ENTRIES
• EXPANSIVE BACKYARD
• EASY ACCESS TO I-285

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-598 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (32.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (33.2% below list).
• Recommended offer: $217k (33.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — 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: Amana Academy School (math 47% / reading 52%, grade D, #264 of 1,228 statewide, top 23%, 731 students, 30% FRL, charter); Mcnair Middle School (math 8% / reading 12%, grade F, #433 of 470 statewide, top 93%, 888 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 77% FRL vs 41% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 36% at this address vs 51% district-wide (-15 pts) — the specific schools serving this property underperform the Fulton County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 655 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 39% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $35k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 272 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 7638% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $60k; list at $325k implies a 442% gain — meaningful room to come down on a strong offer.

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 $217,076 (33.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 272 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.67% ✗
• Cap rate: 4.09%
• Cash-on-cash: -7.88%
• DSCR: 0.65
• GRM: 12.5

CMA / ARV

• ARV (median comp): $238,757
• List price: $325,000
• Delta: 36.12%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6030 Mallory Ln	0.56mi	4/3.0	2,919 (+5%)	12mo	$148,000	$51	56
4325 Melanie Ln SW	0.42mi	3/2.5 (-1)	2,902 (+4%)	16mo	$272,000	$94	53
4125 Monaghan Way	0.66mi	4/2.5	2,498 (-10%)	9mo	$295,000	$118	43
550 Offaly Ln	0.59mi	4/2.5	2,394 (-14%)	7mo	$309,000	$129	41
4140 Monaghan Way	0.65mi	5/3.0 (+1)	3,187 (+15%)	6mo	$350,000	$110	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 · 0.95% rent growth · sell at horizon

5-year hold

• IRR: 18.2%
• Equity multiple: 2.48×
• Total profit: $134,628
• Equity at exit: $292,786

10-year hold

• IRR: 16.6%
• Equity multiple: 5.60×
• Total profit: $418,356
• Equity at exit: $631,404

Cash invested: $91,000 (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 30349

• Home prices YoY: 4.6%
• Rents YoY: 0.9%
• Active inventory: 655
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $2,171 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$473 /mo · $5,673/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $-598

Break-even live

Break-even rent $2,927

Max offer price $219,432

Occupancy floor —

Sensitivity live

Price	-10% $-414	-5% $-506	+0% $-598	+5% $-690	+10% $-782
Rent	-10% $-769	-5% $-683	+0% $-598	+5% $-512	+10% $-426
Rate	-1.0pp $-434	-0.5pp $-515	base $-598	+0.5pp $-682	+1.0pp $-767

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3605 Tate Rd Atlanta, GA	5.0	3.0	2000	$2,245	$1.12	26d	1	0.47mi
5885 Sable Chase Ln Atlanta, GA	3.0	3.5	2160	$2,100	$0.97	22d	1	0.61mi
5612 Feldwood Rd Atlanta, GA	3.0	2.5	2100	$1,895	$0.90	7d	1	0.66mi
3477 Carriage Chase Rd Atlanta, GA	4.0	3.0	3090	$2,000	$0.65	22d	1	0.69mi
610 Dot Dr Atlanta, GA	4.0	2.5	3202	$2,656	$0.83	45d	1	0.72mi
3550 Devon Chase Rd Atlanta, GA	4.0	3.0	2274	$2,200	$0.97	26d	1	0.73mi
3524 Devon Chase Rd Atlanta, GA	3.0	2.5	1974	$1,840	$0.93	26d	1	0.74mi
3511 Devon Chase Rd Atlanta, GA	4.0	2.5	2428	$2,005	$0.83	45d	1	0.81mi
3094 Sable Run Rd Atlanta, GA	4.0	3.0	2000	$1,490	$0.74	5d	1	0.87mi
3016 Sable Run Rd Atlanta, GA	4.0	2.5	2496	$2,325	$0.93	26d	1	0.87mi
4040 Alveston Dr Atlanta, GA	4.0	2.5	2440	$2,500	$1.02	20d	1	1.03mi
5601 Sable Way Atlanta, GA	4.0	2.5	2495	$2,381	$0.95	26d	1	1.18mi
5544 Bluegrass Dr Atlanta, GA	4.0	2.5	2080	$2,173	$1.04	22d	1	1.19mi
3282 Sable Trl Unit 1 Atlanta, GA	3.0	3.0	2342	$1,795	$0.77	45d	1	1.28mi
3280 Sable Trl Atlanta, GA	3.0	3.0	2342	$1,650	$0.70	13d	1	1.28mi
4500 Shannon Blvd Unit 7A Union City, GA	3.0	2.5	2205	$1,750	$0.79	26d	1	1.46mi
4500 Shannon Blvd Unit 7A Union City, GA	3.0	2.5	2205	$2,000	$0.91	45d	1	1.46mi
4659 Shannon Ct Union City, GA	3.0	2.5	2030	$1,945	$0.96	45d	1	1.46mi

Listing history 26 events

1. 2026-06-21
   days on market $325,000 Active 272 DOM
2. 2026-06-18
   days on market $325,000 Active 269 DOM
3. 2026-06-17
   days on market $325,000 Active 268 DOM
4. 2026-06-16
   days on market $325,000 Active 267 DOM
5. 2026-06-15
   days on market $325,000 Active 266 DOM
6. 2026-06-13
   days on market $325,000 Active 264 DOM
7. 2026-06-09
   days on market $325,000 Active 260 DOM
8. 2026-06-08
   days on market $325,000 Active 259 DOM
9. 2026-06-07
   days on market $325,000 Active 258 DOM
10. 2026-06-04
    days on market $325,000 Active 255 DOM
11. 2026-06-03
    days on market $325,000 Active 254 DOM
12. 2026-06-01
    days on market $325,000 Active 252 DOM
13. 2026-05-31
    days on market $325,000 Active 251 DOM
14. 2026-05-05
    price $325,000 1409-char remark

    Show marketing remark (1409 chars)

    Charming Mini-Farm Opportunity Just 6 Miles from ATL Airport! Welcome to 6250 Feldwood - a rare 3-acre property offering space, privacy, and endless potentials in the growing College Park area! Nestled just minutes from Hartsfield-Jackson International Airport (yet set in peaceful location free from the noise of takeoffs and landings), this unique property features a spacious 6 bedrooms, 5 baths and 3 kitchens (two full, one kitchenette) home with three separate entries (quasi triplex), set back from the road, surrounded by open land and mature trees -ideal for homesteading, gardening, or creating your own private retreat. Inside, you will find a bright and functional layout with hardwood floors, large windows, and a cozy family room. The partially updated kitchen includes ample cabinetry and flows into a separate dining area. The primary suite includes an ensuite bath and generous closet space. Outside, enjoy the expansive backyard, perfect for small livestock, recreational use, or even building an additional structure (pending permits). Whether you are looking for a primary residence with land, an investment opportunity, or a peaceful property close to the city, this one checks all the boxes. No HOA. Easy access to I-285, downtown Atlanta, and major employers. Bring your vision and explore the opportunities!(Some photos were digitally retouched for demonstration purposes.)

15. 2026-04-21
    price $335,000 1409-char remark

    Show marketing remark (1409 chars)

    Charming Mini-Farm Opportunity Just 6 Miles from ATL Airport! Welcome to 6250 Feldwood - a rare 3-acre property offering space, privacy, and endless potentials in the growing College Park area! Nestled just minutes from Hartsfield-Jackson International Airport (yet set in peaceful location free from the noise of takeoffs and landings), this unique property features a spacious 6 bedrooms, 5 baths and 3 kitchens (two full, one kitchenette) home with three separate entries (quasi triplex), set back from the road, surrounded by open land and mature trees -ideal for homesteading, gardening, or creating your own private retreat. Inside, you will find a bright and functional layout with hardwood floors, large windows, and a cozy family room. The partially updated kitchen includes ample cabinetry and flows into a separate dining area. The primary suite includes an ensuite bath and generous closet space. Outside, enjoy the expansive backyard, perfect for small livestock, recreational use, or even building an additional structure (pending permits). Whether you are looking for a primary residence with land, an investment opportunity, or a peaceful property close to the city, this one checks all the boxes. No HOA. Easy access to I-285, downtown Atlanta, and major employers. Bring your vision and explore the opportunities!(Some photos were digitally retouched for demonstration purposes.)

16. 2026-04-21
    price $335,000

    Show marketing remark (1409 chars)

    Charming Mini-Farm Opportunity Just 6 Miles from ATL Airport! Welcome to 6250 Feldwood - a rare 3-acre property offering space, privacy, and endless potentials in the growing College Park area! Nestled just minutes from Hartsfield-Jackson International Airport (yet set in peaceful location free from the noise of takeoffs and landings), this unique property features a spacious 6 bedrooms, 5 baths and 3 kitchens (two full, one kitchenette) home with three separate entries (quasi triplex), set back from the road, surrounded by open land and mature trees -ideal for homesteading, gardening, or creating your own private retreat. Inside, you will find a bright and functional layout with hardwood floors, large windows, and a cozy family room. The partially updated kitchen includes ample cabinetry and flows into a separate dining area. The primary suite includes an ensuite bath and generous closet space. Outside, enjoy the expansive backyard, perfect for small livestock, recreational use, or even building an additional structure (pending permits). Whether you are looking for a primary residence with land, an investment opportunity, or a peaceful property close to the city, this one checks all the boxes. No HOA. Easy access to I-285, downtown Atlanta, and major employers. Bring your vision and explore the opportunities!(Some photos were digitally retouched for demonstration purposes.)

17. 2025-10-28
    status Active
18. 2025-10-18
    historical Active Under Contract
19. 2025-10-01
    price $325,000
20. 2025-09-23
    historical $4,200
21. 2025-09-05
    listed $4,200
22. 2014-12-04
    soldstatus $60,000
23. 2004-06-11
    soldstatus $204,000
24. 2001-09-06
    soldstatus $156,000
25. 1999-09-22
    soldstatus $129,000
26. 1977-08-03
    soldstatus $37,000

ⓘ 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: $5,673 · $473/mo
• Projected year-2 tax: $5,673 · $473/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 5/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,049
• − Mortgage interest: −$18,205
• − Property taxes: −$5,673
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,084
• − Management: −$2,084
• − Depreciation: −$9,455
• Taxable loss: −$13,076
• Est. tax savings @ 24.0%: +$3,138
• After-tax cash flow: $-4,033/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

+778.4% since first listed

13 events — show timeline

• 2026-05-05 Price Changed $325,000 FMLS
• 2026-04-21 Price Changed $335,000 FMLS
• 2026-04-21 Price Changed $335,000 FMLS
• 2025-10-28 Relisted — FMLS
• 2025-10-18 Contingent — FMLS
• 2025-10-01 Price Changed $325,000 GAMLS
• 2025-09-23 Rental Removed $4,200 FMLS
• 2025-09-05 Listed for Rent $4,200 FMLS
• 2014-12-04 Sold (Public Records) $60,000 Public Records
• 2004-06-11 Sold (Public Records) $204,000 Public Records
• 2001-09-06 Sold (Public Records) $156,000 Public Records
• 1999-09-22 Sold (Public Records) $129,000 Public Records
• 1977-08-03 Sold (Public Records) $37,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $5,673 · -1.5% YoY. Source: county tax records.