4214 Winston Cir · South Fulton, GA 30349

$268,000

4 bd · 2.5 ba · 2,114 sqft · SingleFamily public records · 18 Days on market

Built 2006 0.30 ac lot $127/sqft · 16% below area Est $319k · 16% under $25/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).

• ARV discount +14.7/15.0
• Appreciation +10.0/10.0
• Cash flow +8.9/30.0
• Schools +4.5/10.0
• 1% rule +2.9/10.0
• Rent growth +2.7/5.0
• DSCR +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Back on the Market at no fault to seller. Appraisal done! Inspection was clean with no repairs asked and title is clear! Buyer could not close day of closing! Introducing 4214 Winston Circle located on the Southside of Atlanta. Boasting 4 bedrooms and 2.5 baths and offers plenty of space for the first time homebuyer with a large family. Stainless steel appliances, new paint and carpet throughout, brand new countertops and backsplash and recently serviced hvac. Low HOA fee in a very quiet community will attract your buyer to this very affordable home so bring your buyers today and let us put a deal together!

Key facts

• New carpet
• New paint
• New backsplash

Tags

• STAINLESS STEEL APPLIANCES
• NEW PAINT
• NEW CARPET
• BRAND NEW COUNTERTOPS
• NEW BACKSPLASH
• RECENTLY SERVICED HVAC

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $268k.

Deal economics

• At list price, monthly cash flow is $-217 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (14.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (21.2% below list).
• Recommended offer: $211k (21.2% below list) — sets the bar for 1% rule.

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; 36 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).
• This rent runs 38% 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 $29k of equity ($2k loan paydown + $27k 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 ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 8y ago; this cycle's ask is 3% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $133k; list at $268k implies a 101% 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 $211,175 (21.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.79% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.47%
• DSCR: 0.85
• GRM: 10.6

CMA / ARV

• ARV (median comp): $318,807
• List price: $268,000
• Delta: -15.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
355 Marriott Dr	0.03mi	4/2.5	2,114 (0%)	16mo	$305,000	$144	85
4271 Winston Cir	0.16mi	4/2.5	2,142 (+1%)	14mo	$319,000	$149	79
4113 Alveston Dr	0.40mi	3/2.5 (-1)	2,107 (-0%)	7mo	$271,000	$129	70
4360 Melanie Dr	0.40mi	3/2.0 (-1)	2,127 (+1%)	7mo	$191,070	$90	68
4157 Alveston Dr	0.31mi	4/2.5	2,226 (+5%)	16mo	$305,000	$137	63
3798 Makeover Ct	0.63mi	4/2.0	2,190 (+4%)	1mo	$308,000	$141	62
550 Offaly Ln	0.29mi	4/2.5	2,394 (+13%)	7mo	$309,000	$129	59
785 Eclipse Way	0.23mi	4/2.5	2,324 (+10%)	20mo	$265,000	$114	56
4030 Melanie Woods Dr	0.37mi	4/2.5	1,800 (-15%)	3mo	$240,000	$133	56
947 Lilfield Ln	0.56mi	4/2.0	2,117 (+0%)	23mo	$330,000	$156	52
3761 Makeover Ct	0.69mi	4/2.0	1,956 (-8%)	6mo	$310,000	$158	48
5469 Waverly Dr	0.36mi	4/2.0	1,819 (-14%)	14mo	$290,000	$159	46

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: 21.2%
• Equity multiple: 2.70×
• Total profit: $127,939
• Equity at exit: $241,436

10-year hold

• IRR: 18.8%
• Equity multiple: 6.06×
• Total profit: $379,761
• Equity at exit: $520,665

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 30349

• Home prices YoY: 4.6%
• Rents YoY: 0.9%
• Active inventory: 651
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,112 high
• Mortgage (P&I): −$1,405
• Tax from tax record: −$343 /mo · $4,115/yr
• Insurance: −$112
• HOA: −$25
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $-217

Break-even live

Break-even rent $2,386

Max offer price $229,711

Occupancy floor —

Sensitivity live

Price	-10% $-65	-5% $-141	+0% $-217	+5% $-293	+10% $-368
Rent	-10% $-384	-5% $-300	+0% $-217	+5% $-133	+10% $-50
Rate	-1.0pp $-82	-0.5pp $-149	base $-217	+0.5pp $-286	+1.0pp $-357

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 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4040 Alveston Dr Atlanta, GA	4.0	2.5	2440	$2,500	$1.02	19d	1	0.50mi
5612 Feldwood Rd Atlanta, GA	3.0	2.5	2100	$1,895	$0.90	6d	1	0.63mi
5645 Morning Creek Cir Atlanta, GA	3.0	2.0	1636	$1,565	$0.96	44d	1	0.66mi
3695 Morning Creek Dr Atlanta, GA	3.0	2.0	1491	$2,100	$1.41	44d	1	0.82mi
3550 Morning Creek Dr Atlanta, GA	4.0	2.0	1400	$1,730	$1.24	13d	1	0.83mi
5100 Welcome All Rd SW Atlanta, GA	1.0–3.0	1.0–2.5	1057	$1,600	$1.51	6d	5	0.87mi
6150 Mallory Rd Atlanta, GA	3.0	2.0	1681	$1,695	$1.01	11d	1	0.93mi
4312 Smithgall Ct Union City, GA	3.0	2.5	1433	$2,000	$1.40	19d	1	0.99mi
3715 Clearwater Dr Atlanta, GA	4.0	2.0	1482	$4,400	$2.97	44d	1	1.04mi
6085 Mallory Rdg #32 Union City, GA	3.0	3.5	1540	$2,300	$1.49	44d	1	1.06mi
4128 Flat Trl Union City, GA	3.0	2.5	1450	$1,700	$1.17	44d	1	1.13mi
6225 Shenfield Ln Union City, GA	3.0	2.5	1821	$2,000	$1.10	44d	1	1.14mi
3605 Tate Rd Atlanta, GA	5.0	3.0	2000	$2,245	$1.12	25d	1	1.16mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,295	$1.28	22d	1	1.21mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,195	$1.22	6d	1	1.21mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,295	$1.28	25d	1	1.21mi
3524 Devon Chase Rd Atlanta, GA	3.0	2.5	1974	$1,840	$0.93	25d	1	1.23mi
3550 Devon Chase Rd Atlanta, GA	4.0	3.0	2274	$2,200	$0.97	25d	1	1.23mi
5885 Sable Chase Ln Atlanta, GA	3.0	3.5	2160	$2,100	$0.97	21d	1	1.24mi
3855 Shenfield Dr Union City, GA	3.0	2.5	1626	$1,895	$1.17	44d	1	1.26mi
3859 Shenfield Dr Union City, GA	4.0	2.5	1850	$2,000	$1.08	6d	1	1.26mi
3022 Sable Run Rd Atlanta, GA	3.0	2.5	1748	$1,955	$1.12	4d	1	1.26mi
3477 Carriage Chase Rd Atlanta, GA	4.0	3.0	1545	$2,000	$1.29	25d	1	1.27mi
3514 Devon Chase Rd Atlanta, GA	3.0	2.0	1540	$1,720	$1.12	44d	1	1.27mi
3511 Devon Chase Rd Atlanta, GA	4.0	2.5	2428	$2,005	$0.83	44d	1	1.29mi
5480 Sierra Trl Atlanta, GA	3.0	2.5	1400	$1,845	$1.32	44d	1	1.29mi
3016 Sable Run Rd Atlanta, GA	4.0	2.5	2496	$2,325	$0.93	25d	1	1.30mi
3094 Sable Run Rd Atlanta, GA	4.0	3.0	2000	$1,490	$0.74	4d	1	1.32mi
3027 Sable Run Rd Atlanta, GA	3.0	3.0	1808	$2,080	$1.15	44d	1	1.32mi
4659 Shannon Ct Union City, GA	3.0	2.5	2030	$1,945	$0.96	44d	1	1.33mi
3509 Augusta St Atlanta, GA	3.0	2.5	1588	$2,006	$1.26	44d	1	1.34mi
5544 Bluegrass Dr Atlanta, GA	4.0	2.5	2080	$2,173	$1.04	21d	1	1.37mi
3791 Shenfield Dr Union City, GA	3.0	2.5	1784	$2,086	$1.17	11d	1	1.39mi
4701 Flat Shoals Rd Union City, GA	3.0	2.5–3.0	1600	$1,775	$1.11	3d	1	1.41mi
6596 Woodwell Dr Union City, GA	3.0	2.5	1804	$2,215	$1.23	13d	1	1.41mi
5573 Rock Lake Dr Atlanta, GA	4.0	2.5	2690	$2,350	$0.87	25d	1	1.46mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 27 events

1. 2026-05-06
   status Under Contract 614-char remark

   Show marketing remark (614 chars)

   Back on the Market at no fault to seller. Appraisal done! Inspection was clean with no repairs asked and title is clear! Buyer could not close day of closing! Introducing 4214 Winston Circle located on the Southside of Atlanta. Boasting 4 bedrooms and 2.5 baths and offers plenty of space for the first time homebuyer with a large family. Stainless steel appliances, new paint and carpet throughout, brand new countertops and backsplash and recently serviced hvac. Low HOA fee in a very quiet community will attract your buyer to this very affordable home so bring your buyers today and let us put a deal together!

2. 2026-04-20
   status Price Change 614-char remark

   Show marketing remark (614 chars)

   Back on the Market at no fault to seller. Appraisal done! Inspection was clean with no repairs asked and title is clear! Buyer could not close day of closing! Introducing 4214 Winston Circle located on the Southside of Atlanta. Boasting 4 bedrooms and 2.5 baths and offers plenty of space for the first time homebuyer with a large family. Stainless steel appliances, new paint and carpet throughout, brand new countertops and backsplash and recently serviced hvac. Low HOA fee in a very quiet community will attract your buyer to this very affordable home so bring your buyers today and let us put a deal together!

3. 2026-04-20
   price $268,000 614-char remark

   Show marketing remark (614 chars)

   Back on the Market at no fault to seller. Appraisal done! Inspection was clean with no repairs asked and title is clear! Buyer could not close day of closing! Introducing 4214 Winston Circle located on the Southside of Atlanta. Boasting 4 bedrooms and 2.5 baths and offers plenty of space for the first time homebuyer with a large family. Stainless steel appliances, new paint and carpet throughout, brand new countertops and backsplash and recently serviced hvac. Low HOA fee in a very quiet community will attract your buyer to this very affordable home so bring your buyers today and let us put a deal together!

4. 2026-03-12
   status Under Contract 614-char remark

   Show marketing remark (614 chars)

   Back on the Market at no fault to seller. Appraisal done! Inspection was clean with no repairs asked and title is clear! Buyer could not close day of closing! Introducing 4214 Winston Circle located on the Southside of Atlanta. Boasting 4 bedrooms and 2.5 baths and offers plenty of space for the first time homebuyer with a large family. Stainless steel appliances, new paint and carpet throughout, brand new countertops and backsplash and recently serviced hvac. Low HOA fee in a very quiet community will attract your buyer to this very affordable home so bring your buyers today and let us put a deal together!

5. 2026-03-09
   listed $260,000 New 614-char remark

   Show marketing remark (614 chars)

   Back on the Market at no fault to seller. Appraisal done! Inspection was clean with no repairs asked and title is clear! Buyer could not close day of closing! Introducing 4214 Winston Circle located on the Southside of Atlanta. Boasting 4 bedrooms and 2.5 baths and offers plenty of space for the first time homebuyer with a large family. Stainless steel appliances, new paint and carpet throughout, brand new countertops and backsplash and recently serviced hvac. Low HOA fee in a very quiet community will attract your buyer to this very affordable home so bring your buyers today and let us put a deal together!

6. 2025-10-31
   historical
7. 2025-09-26
   price $275,000
8. 2025-09-16
   price $265,000
9. 2025-09-05
   price $275,000
10. 2025-08-07
    listed $314,000 New
11. 2023-07-09
    historical
12. 2019-02-27
    soldstatus $133,353 Sold
13. 2019-02-26
    soldstatus $133,353 Closed
14. 2019-02-22
    status Pending
15. 2019-01-08
    status Under Contract
16. 2019-01-08
    status Active
17. 2019-01-08
    status Pending
18. 2019-01-04
    price $142,700
19. 2019-01-03
    price $142,700
20. 2018-12-17
    price $152,700
21. 2018-12-17
    price $152,700
22. 2018-11-26
    listed $157,700 Active
23. 2018-11-26
    listed $157,700 New
24. 2018-08-31
    historical
25. 2018-08-17
    status Back on Market
26. 2018-05-22
    status Under Contract
27. 2018-05-15
    listed $162,000 New

ⓘ 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: $4,115 · $343/mo
• Projected year-2 tax: $4,115 · $343/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 ≥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: $25,341
• − Mortgage interest: −$15,012
• − Property taxes: −$4,115
• − Insurance: −$1,340
• − Repairs & maintenance: −$2,027
• − Management: −$2,027
• − HOA: −$300
• − Depreciation: −$7,796
• Taxable loss: −$7,277
• Est. tax savings @ 24.0%: +$1,747
• After-tax cash flow: $-854/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

+65.4% since first listed

27 events — show timeline

• 2026-05-06 Pending — GAMLS
• 2026-04-20 Relisted — GAMLS
• 2026-04-20 Price Changed $268,000 GAMLS
• 2026-03-12 Pending — GAMLS
• 2026-03-09 Listed $260,000 GAMLS
• 2025-10-31 Listing Removed — GAMLS
• 2025-09-26 Price Changed $275,000 GAMLS
• 2025-09-16 Price Changed $265,000 GAMLS
• 2025-09-05 Price Changed $275,000 GAMLS
• 2025-08-07 Listed $314,000 GAMLS
• 2023-07-09 Rental Removed — RENTALBEAST
• 2019-02-27 Sold (MLS) $133,353 GAMLS
• 2019-02-26 Sold (MLS) $133,353 FMLS
• 2019-02-22 Pending — FMLS
• 2019-01-08 Pending — GAMLS
• 2019-01-08 Relisted — FMLS
• 2019-01-08 Pending — FMLS
• 2019-01-04 Price Changed $142,700 GAMLS
• 2019-01-03 Price Changed $142,700 FMLS
• 2018-12-17 Price Changed $152,700 GAMLS
• 2018-12-17 Price Changed $152,700 FMLS
• 2018-11-26 Listed $157,700 GAMLS
• 2018-11-26 Listed $157,700 FMLS
• 2018-08-31 Listing Removed — GAMLS
• 2018-08-17 Relisted — GAMLS
• 2018-05-22 Pending — GAMLS
• 2018-05-15 Listed $162,000 GAMLS

Property tax history

+5.9%/yr

Latest (2025): $4,115 · -12.5% YoY. Source: county tax records.