5341 Sand Bar Ln · South Fulton, GA 30349

$245,000

3 bd · 2.0 ba · 1,093 sqft · SingleFamily public records · 40 Days on market

Built 2004 7,853 sqft lot $224/sqft · 16% above area Est $211k · 16% over $21/mo HOA · 1% of rent

---

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 +7.4/30.0
• Schools +4.5/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0
• ARV discount +0.3/15.0

Listing remarks MLS

Step into this move-in ready 3-bedroom, 2-bath home offering space, comfort, and functionality throughout. Fresh interior paint gives the home a clean, updated feel from the moment you walk in. The upper level features a bright and open family room with vaulted ceilings and a cozy fireplace—perfect for relaxing or entertaining. The eat-in kitchen offers generous cabinet storage, a pantry, and plenty of room for everyday dining. The owner’s suite is a true retreat, complete with a large walk-in closet and a private en suite bath featuring dual vanities, a soaking tub, and a separate shower. On the lower level, you’ll find two well-sized secondary bedrooms along with a full hall bathroom, providing flexibility for guests, home office space, or family needs. Additional highlights include a two-car garage with a freshly painted floor, durable low-maintenance vinyl siding, dual-zone HVAC for year-round comfort, and a spacious deck ideal for outdoor gatherings. Conveniently located with quick access to I-285, this home combines comfort and accessibility.

Key facts

• Bright family room
• Eat in kitchen
• Cozy fireplace

Tags

• MOVE IN READY
• FRESH INTERIOR PAINT
• BRIGHT FAMILY ROOM
• VAULTED CEILINGS
• COZY FIREPLACE
• EAT IN KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-320 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (23.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (28.9% below list).
• Recommended offer: $174k (28.9% 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.
• Market conditions: Rents flat; 651 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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).
• This rent runs 31% 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 $26k of equity ($2k loan paydown + $24k 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 ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $174,195 (28.9% 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 40 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.71% ✗
• Cap rate: 4.72%
• Cash-on-cash: -5.60%
• DSCR: 0.75
• GRM: 11.7

CMA / ARV

• ARV (median comp): $211,178
• List price: $245,000
• Delta: 16.02%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5341 Sand Bar Ln	0.00mi	3/2.0	1,093 (0%)	1mo	$245,000	$224	99
5312 Westford Cir	0.27mi	3/2.0	960 (-12%)	9mo	$206,000	$215	60
5530 Old Bill Cook Rd	0.44mi	3/2.0	1,200 (+10%)	4mo	$40,000	$33	60
5488 Deerfield Trl	0.38mi	3/2.5	1,008 (-8%)	9mo	$190,000	$188	60
5633 Westhill Cir	0.44mi	3/2.0	1,080 (-1%)	23mo	$160,000	$148	59
5370 Longmeadow Ln	0.36mi	3/1.5	1,248 (+14%)	4mo	$87,500	$70	54
5637 Sturbridge Way	0.60mi	3/2.0	1,252 (+14%)	6mo	$265,000	$212	42

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: 19.8%
• Equity multiple: 2.60×
• Total profit: $109,536
• Equity at exit: $220,715

10-year hold

• IRR: 17.7%
• Equity multiple: 5.84×
• Total profit: $332,104
• Equity at exit: $475,981

Cash invested: $68,600 (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: 11.7×

Monthly cashflow live

• Estimated rent: $1,742 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$289 /mo · $3,464/yr
• Insurance: −$102
• HOA: −$21
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $-320

Break-even live

Break-even rent $2,147

Max offer price $188,404

Occupancy floor —

Sensitivity live

Price	-10% $-182	-5% $-251	+0% $-320	+5% $-390	+10% $-459
Rent	-10% $-458	-5% $-389	+0% $-320	+5% $-252	+10% $-183
Rate	-1.0pp $-197	-0.5pp $-258	base $-320	+0.5pp $-384	+1.0pp $-448

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5380 Sand Bar Ln Atlanta, GA	3.0	2.0	1361	$1,961	$1.44	4d	1	0.09mi
3110 Godby Rd Unit 15a College Park, GA	2.0	1.5	1062	$1,150	$1.08	3d	1	0.33mi
3110 Godby Rd Unit 5d College Park, GA	2.0	2.0	1016	$1,150	$1.13	2d	1	0.33mi
3100 Godby Rd Atlanta, GA	1.0–2.0	1.0–2.5	959	$1,395	$1.45	2d	34	0.34mi
2890 Jerome Rd Atlanta, GA	3.0	1.5	1229	$1,761	$1.43	44d	1	0.37mi
5370 Longmeadow Ln Atlanta, GA	3.0	2.0	1248	$1,600	$1.28	17d	1	0.38mi
2710 Dunmoreland Ter Atlanta, GA	3.0	1.0	1198	$1,540	$1.29	44d	1	0.39mi
2883 Windsor Forrest Ct Atlanta, GA	3.0	2.5	1115	$1,895	$1.70	2d	1	0.40mi
2817 Windsor Forrest Ct Atlanta, GA	3.0	2.5	1408	$1,697	$1.21	44d	1	0.49mi
5071 Windsor Forrest Ln Atlanta, GA	3.0	2.5	1303	$1,881	$1.44	13d	1	0.49mi
5645 Deerfield Trl Atlanta, GA	3.0	1.5	1496	$1,495	$1.00	22d	1	0.51mi
5712 Westhill Cir Atlanta, GA	4.0	2.0	1441	$1,710	$1.19	3d	1	0.54mi
5410 Twin Lakes Dr Atlanta, GA	3.0	2.0	1277	$2,040	$1.60	44d	1	0.59mi
5690 Hampton Ct Atlanta, GA	2.0	3.0	1184	$1,495	$1.26	44d	1	0.94mi
2431 Old National Pkwy College Park, GA	1.0–3.0	1.0–2.0	1031	$1,780	$1.73	2d	1	1.02mi
5850 Old Bill Cook Rd Atlanta, GA	2.0	1.0	768	$1,450	$1.89	44d	1	1.07mi
5750 Buffington Rd Atlanta, GA	1.0–3.0	1.0–2.0	1142	$1,702	$1.49	2d	19	1.11mi
5740 Buffington Rd Atlanta, GA	1.0–3.0	1.0–2.5	964	$2,149	$2.23	3d	16	1.12mi
2500 Pleasant Hill Rd Atlanta, GA	2.0–3.0	1.5–2.5	1405	$1,449	$1.03	24d	2	1.14mi
2301 Godby Rd Atlanta, GA	2.0	1.0	1054	$1,225	$1.16	44d	1	1.17mi
5442 Scofield Rd Atlanta, GA	3.0	1.5	1368	$1,775	$1.30	44d	1	1.25mi
5515 Scofield Rd Atlanta, GA	3.0	2.0	1109	$1,788	$1.61	10d	1	1.26mi
2601 Roosevelt Hwy Atlanta, GA	3.0	1.0–2.5	1000	$1,550	$1.55	1d	9	1.28mi
2865 Spruce Point Rd Atlanta, GA	4.0	2.0	1050	$1,910	$1.82	44d	1	1.42mi
6056 Carriage Ct Atlanta, GA	3.0	2.0	1400	$1,599	$1.14	5d	1	1.44mi
6230 Cedar Wood Dr Atlanta, GA	3.0	2.0	1238	$1,694	$1.37	44d	1	1.46mi
3715 Clearwater Dr Atlanta, GA	4.0	2.0	1482	$4,400	$2.97	44d	1	1.48mi
4555 Washington Rd Atlanta, GA	1.0–2.0	1.0–1.5	952	$1,175	$1.23	2d	15	1.49mi
4550 Washington Rd Atlanta, GA	2.0	1.5	1350	$1,450	$1.07	44d	1	1.50mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 13 events

1. 2026-05-04
   status Pending 1091-char remark

   Show marketing remark (1091 chars)

   Step into this move-in ready 3-bedroom, 2-bath home offering space, comfort, and functionality throughout. Fresh interior paint gives the home a clean, updated feel from the moment you walk in. The upper level features a bright and open family room with vaulted ceilings and a cozy fireplace—perfect for relaxing or entertaining. The eat-in kitchen offers generous cabinet storage, a pantry, and plenty of room for everyday dining. The owner’s suite is a true retreat, complete with a large walk-in closet and a private en suite bath featuring dual vanities, a soaking tub, and a separate shower. On the lower level, you’ll find two well-sized secondary bedrooms along with a full hall bathroom, providing flexibility for guests, home office space, or family needs. Additional highlights include a two-car garage with a freshly painted floor, durable low-maintenance vinyl siding, dual-zone HVAC for year-round comfort, and a spacious deck ideal for outdoor gatherings. Conveniently located with quick access to I-285, this home combines comfort and accessibility.

2. 2026-03-25
   listed $245,000 Active 1091-char remark

   Show marketing remark (1091 chars)

   Step into this move-in ready 3-bedroom, 2-bath home offering space, comfort, and functionality throughout. Fresh interior paint gives the home a clean, updated feel from the moment you walk in. The upper level features a bright and open family room with vaulted ceilings and a cozy fireplace—perfect for relaxing or entertaining. The eat-in kitchen offers generous cabinet storage, a pantry, and plenty of room for everyday dining. The owner’s suite is a true retreat, complete with a large walk-in closet and a private en suite bath featuring dual vanities, a soaking tub, and a separate shower. On the lower level, you’ll find two well-sized secondary bedrooms along with a full hall bathroom, providing flexibility for guests, home office space, or family needs. Additional highlights include a two-car garage with a freshly painted floor, durable low-maintenance vinyl siding, dual-zone HVAC for year-round comfort, and a spacious deck ideal for outdoor gatherings. Conveniently located with quick access to I-285, this home combines comfort and accessibility.

3. 2021-12-30
   soldstatus $230,000
4. 2021-12-27
   soldstatus $230,000 Closed 710-char remark

   Show marketing remark (710 chars)

   ***HIGHEST & BEST OFFERS DUE BY 10AM SAT 12/11/21*** Move-in ready 3BR/2BA home! FRESH interior paint! Split foyer home with the following upper level features: spacious family room w/ vaulted ceiling & fireplace, eat-in kitchen w/ pantry and plenty of cabinets, owner's suite w/ huge walk-in closet, and owner's en suite w/ dual sinks, soaking tub & separate shower. Downstairs you will find two ample sized secondary bedrooms and a hall full bath. Additional features of this fine property include a 2-car garage w/ freshly painted floor, low maintenance vinyl siding, dual zoned HVAC, large deck, and quick access to I-285. Carpets steam cleaned prior to list. Don't miss out on this hidden gem.

5. 2021-12-27
   soldstatus $230,000 Sold

   Show marketing remark (710 chars)

   ***HIGHEST & BEST OFFERS DUE BY 10AM SAT 12/11/21*** Move-in ready 3BR/2BA home! FRESH interior paint! Split foyer home with the following upper level features: spacious family room w/ vaulted ceiling & fireplace, eat-in kitchen w/ pantry and plenty of cabinets, owner's suite w/ huge walk-in closet, and owner's en suite w/ dual sinks, soaking tub & separate shower. Downstairs you will find two ample sized secondary bedrooms and a hall full bath. Additional features of this fine property include a 2-car garage w/ freshly painted floor, low maintenance vinyl siding, dual zoned HVAC, large deck, and quick access to I-285. Carpets steam cleaned prior to list. Don't miss out on this hidden gem.

6. 2021-12-11
   status Under Contract

   Show marketing remark (710 chars)

   ***HIGHEST & BEST OFFERS DUE BY 10AM SAT 12/11/21*** Move-in ready 3BR/2BA home! FRESH interior paint! Split foyer home with the following upper level features: spacious family room w/ vaulted ceiling & fireplace, eat-in kitchen w/ pantry and plenty of cabinets, owner's suite w/ huge walk-in closet, and owner's en suite w/ dual sinks, soaking tub & separate shower. Downstairs you will find two ample sized secondary bedrooms and a hall full bath. Additional features of this fine property include a 2-car garage w/ freshly painted floor, low maintenance vinyl siding, dual zoned HVAC, large deck, and quick access to I-285. Carpets steam cleaned prior to list. Don't miss out on this hidden gem.

7. 2021-12-11
   status Pending 710-char remark

   Show marketing remark (710 chars)

   ***HIGHEST & BEST OFFERS DUE BY 10AM SAT 12/11/21*** Move-in ready 3BR/2BA home! FRESH interior paint! Split foyer home with the following upper level features: spacious family room w/ vaulted ceiling & fireplace, eat-in kitchen w/ pantry and plenty of cabinets, owner's suite w/ huge walk-in closet, and owner's en suite w/ dual sinks, soaking tub & separate shower. Downstairs you will find two ample sized secondary bedrooms and a hall full bath. Additional features of this fine property include a 2-car garage w/ freshly painted floor, low maintenance vinyl siding, dual zoned HVAC, large deck, and quick access to I-285. Carpets steam cleaned prior to list. Don't miss out on this hidden gem.

8. 2021-12-09
   listed $209,900 Active 710-char remark

   Show marketing remark (710 chars)

   ***HIGHEST & BEST OFFERS DUE BY 10AM SAT 12/11/21*** Move-in ready 3BR/2BA home! FRESH interior paint! Split foyer home with the following upper level features: spacious family room w/ vaulted ceiling & fireplace, eat-in kitchen w/ pantry and plenty of cabinets, owner's suite w/ huge walk-in closet, and owner's en suite w/ dual sinks, soaking tub & separate shower. Downstairs you will find two ample sized secondary bedrooms and a hall full bath. Additional features of this fine property include a 2-car garage w/ freshly painted floor, low maintenance vinyl siding, dual zoned HVAC, large deck, and quick access to I-285. Carpets steam cleaned prior to list. Don't miss out on this hidden gem.

9. 2021-12-03
   listed $209,900 New
10. 2010-06-24
    historical
11. 2010-04-19
    soldstatus $50,000 Sold
12. 2010-03-16
    status Pending
13. 2010-02-24
    listed $49,900 Active

ⓘ 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: $3,464 · $289/mo
• Projected year-2 tax: $3,464 · $289/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 ≥103°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: $20,903
• − Mortgage interest: −$13,724
• − Property taxes: −$3,464
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,672
• − Management: −$1,672
• − HOA: −$252
• − Depreciation: −$7,127
• Taxable loss: −$8,233
• Est. tax savings @ 24.0%: +$1,976
• After-tax cash flow: $-1,869/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

+391.0% since first listed

13 events — show timeline

• 2026-05-04 Pending — FMLS
• 2026-03-25 Listed $245,000 FMLS
• 2021-12-30 Sold (Public Records) $230,000 Public Records
• 2021-12-27 Sold (MLS) $230,000 GAMLS
• 2021-12-27 Sold (MLS) $230,000 FMLS
• 2021-12-11 Pending — GAMLS
• 2021-12-11 Pending — FMLS
• 2021-12-09 Listed $209,900 FMLS
• 2021-12-03 Listed $209,900 GAMLS
• 2010-06-24 Listing Removed — FMLS
• 2010-04-19 Sold (MLS) $50,000 FMLS
• 2010-03-16 Pending — FMLS
• 2010-02-24 Listed $49,900 FMLS

Property tax history

+5.4%/yr

Latest (2025): $3,464 · -0.0% YoY. Source: county tax records.