1053 Shadow Glen Dr · Fairburn, GA 30213

$379,900

4 bd · 2.5 ba · 3,206 sqft · SingleFamily public records · 103 Days on market

Built 2021 8,015 sqft lot $118/sqft · at area comps Est $383k · at est. $92/mo HOA · 3% of rent ↓ 57% since listing

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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).

• ARV discount +7.9/15.0
• Cash flow +7.3/30.0
• Schools +4.5/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautiful two story home located in desirable Enclave at Durham Lakes community in Fairburn. Built in 2021, this spacious residence offers approximately 3,206 soft of living space with 4 bedrooms and 2.5 baths, providing plenty of room for comfortable living and entertaining. Step inside to an inviting open floor plan featuring a bright living area that flows into the kitchen and dining space. The Kitchen offers ample cabinet and counter space along with a large island overlooking family room. Master is located on the main level with a private bath and walk-in closet. Upstairs provides three additional bedrooms and one full bath. The backyard offer great space to relax and grill with a privacy in the fenced backyard. Conveniently located near shopping, dining, HWY 85, Airport, Schools, and the city. Don't forget to enjoy all the nice neighborhood amities for swimming and tennis. Please call listing agent for a private showing.

Key facts

• Open floor plan
• Private bath
• Large island

Tags

• TWO STORY HOME
• ENCLAVE AT DURHAM LAKES
• OPEN FLOOR PLAN
• AMPLE CABINET SPACE
• LARGE ISLAND
• PRIVATE BATH

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $380k.

Deal economics

• At list price, monthly cash flow is $-512 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $290k (23.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (30.2% below list).
• Recommended offer: $265k (30.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#291 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools F, amenities F.
• 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 rising (+2.5%/yr); 531 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 34% 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 $3k of loan paydown is wiped out by about $11k 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 103 days — a 9% lower offer ($346k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $265,202 (30.2% 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 103 days. Have you received any prior offers? Is the seller open to a 30% 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. 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.70% ✗
• Cap rate: 4.68%
• Cash-on-cash: -5.77%
• DSCR: 0.74
• GRM: 11.9

CMA / ARV

• ARV (median comp): $383,017
• List price: $379,900
• Delta: -0.81%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1048 Shadow Glen Dr	0.04mi	4/2.5	2,856 (-11%)	10mo	$350,000	$123	71
140 Worthing Ln	0.10mi	5/3.0 (+1)	3,020 (-6%)	14mo	$380,000	$126	67
1055 Shadow Glen Dr	0.01mi	4/2.5	2,930 (-9%)	22mo	$370,000	$126	67
6790 Palace Ln	0.64mi	4/2.5	3,183 (-1%)	3mo	$355,000	$112	66
9 Dynasty Dr	0.42mi	5/3.0 (+1)	3,172 (-1%)	15mo	$365,000	$115	59
1087 Shadow Glen Dr	0.16mi	5/3.0 (+1)	2,750 (-14%)	14mo	$370,000	$135	50
46 Dynasty Ln	0.53mi	5/3.0 (+1)	3,125 (-2%)	22mo	$425,000	$136	45
6940 Oak Leaf Dr	0.27mi	5/4.5 (+1)	2,991 (-7%)	23mo	$337,000	$113	44
146 Shadow Creek Ct	0.29mi	5/3.0 (+1)	2,890 (-10%)	24mo	$395,000	$137	43
1210 Buckingham Dr	0.57mi	5/3.0 (+1)	2,924 (-9%)	15mo	$389,000	$133	39
165 Durham Lake Pkwy	0.58mi	5/4.0 (+1)	3,577 (+12%)	5mo	$495,000	$138	39
570 Buckingham Ter	0.61mi	5/3.0 (+1)	2,782 (-13%)	22mo	$392,000	$141	24

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: -26.7%
• Equity multiple: 0.10×
• Total profit: $-95,365
• Equity at exit: $56,644

10-year hold

• IRR: -25.7%
• Equity multiple: -0.22×
• Total profit: $-129,959
• Equity at exit: $32,847

Cash invested: $106,372 (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: 531
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,652 high
• Mortgage (P&I): −$1,992
• Tax from tax record: −$364 /mo · $4,370/yr
• Insurance: −$158
• HOA: −$92
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $-512

Break-even live

Break-even rent $3,300

Max offer price $289,520

Occupancy floor —

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: $94,975
• Closing costs: $11,397
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 Worthing Ln Fairburn, GA	4.0	2.5	2564	$2,495	$0.97	4d	1	0.13mi
714 Cherry Branch Cir Fairburn, GA	4.0	3.0	2300	$2,405	$1.05	3d	1	0.24mi
530 Cherry Branch Ln Fairburn, GA	3.0	2.0	2100	$2,135	$1.02	20d	1	0.29mi
7210 Mahogany Dr Fairburn, GA	4.0	2.5	2400	$2,365	$0.99	1d	1	0.35mi
6929 Winchester Pl Fairburn, GA	3.0	2.5	2135	$2,800	$1.31	1d	1	1.03mi
6929 Winchester Pl Fairburn, GA	3.0	2.5	2135	$2,800	$1.31	43d	1	1.03mi
6907 Winchester Pl Fairburn, GA	5.0	4.0	2950	$3,200	$1.08	43d	1	1.05mi
7762 Plymouth Dr Fairburn, GA	4.0	3.0	2477	$3,123	$1.26	5d	1	1.12mi
6510 Saint Mark Way Fairburn, GA	4.0	2.5	2200	$2,324	$1.06	43d	1	1.17mi
6900 Newcastle Ct Fairburn, GA	5.0	3.0	2366	$2,900	$1.23	12d	1	1.17mi
6657 Delaware Bnd Fairburn, GA	4.0	2.5	2450	$2,600	$1.06	5d	1	1.24mi
6901 Durham Ln Fairburn, GA	5.0	4.5	3316	$3,500	$1.06	43d	1	1.27mi

HOA detail

• Monthly dues: $92 · $1,104/yr

Listing history 24 events

1. 2026-06-18
   days on market $379,900 Active 103 DOM
2. 2026-06-17
   days on market $379,900 Active 102 DOM
3. 2026-06-16
   days on market $379,900 Active 101 DOM
4. 2026-06-15
   days on market $379,900 Active 100 DOM
5. 2026-06-13
   days on market $379,900 Active 98 DOM
6. 2026-06-10
   price $379,900 Active 94 DOM
7. 2026-06-09
   days on market $384,900 Active 94 DOM
8. 2026-06-08
   days on market $384,900 Active 93 DOM
9. 2026-06-07
   days on market $384,900 Active 92 DOM
10. 2026-06-04
    days on market $384,900 Active 89 DOM
11. 2026-06-03
    days on market $384,900 Active 88 DOM
12. 2026-06-01
    days on market $384,900 Active 86 DOM
13. 2026-05-31
    days on market $384,900 Active 85 DOM
14. 2026-04-29
    listed $384,900 New 956-char remark

    Show marketing remark (956 chars)

    Welcome to this beautiful two story home located in desirable Enclave at Durham Lakes community in Fairburn. Built in 2021, this spacious residence offers approximately 3,206 soft of living space with 4 bedrooms and 2.5 baths, providing plenty of room for comfortable living and entertaining. Step inside to an inviting open floor plan featuring a bright living area that flows into the kitchen and dining space. The Kitchen offers ample cabinet and counter space along with a large island overlooking family room. Master is located on the main level with a private bath and walk-in closet. Upstairs provides three additional bedrooms and one full bath. The backyard offer great space to relax and grill with a privacy in the fenced backyard. Conveniently located near shopping, dining, HWY 85, Airport, Schools, and the city. Don't forget to enjoy all the nice neighborhood amities for swimming and tennis. Please call listing agent for a private showing.

15. 2026-04-29
    historical

    Show marketing remark (956 chars)

    Welcome to this beautiful two story home located in desirable Enclave at Durham Lakes community in Fairburn. Built in 2021, this spacious residence offers approximately 3,206 soft of living space with 4 bedrooms and 2.5 baths, providing plenty of room for comfortable living and entertaining. Step inside to an inviting open floor plan featuring a bright living area that flows into the kitchen and dining space. The Kitchen offers ample cabinet and counter space along with a large island overlooking family room. Master is located on the main level with a private bath and walk-in closet. Upstairs provides three additional bedrooms and one full bath. The backyard offer great space to relax and grill with a privacy in the fenced backyard. Conveniently located near shopping, dining, HWY 85, Airport, Schools, and the city. Don't forget to enjoy all the nice neighborhood amities for swimming and tennis. Please call listing agent for a private showing.

16. 2026-04-29
    listed $384,900

    Show marketing remark (956 chars)

    Welcome to this beautiful two story home located in desirable Enclave at Durham Lakes community in Fairburn. Built in 2021, this spacious residence offers approximately 3,206 soft of living space with 4 bedrooms and 2.5 baths, providing plenty of room for comfortable living and entertaining. Step inside to an inviting open floor plan featuring a bright living area that flows into the kitchen and dining space. The Kitchen offers ample cabinet and counter space along with a large island overlooking family room. Master is located on the main level with a private bath and walk-in closet. Upstairs provides three additional bedrooms and one full bath. The backyard offer great space to relax and grill with a privacy in the fenced backyard. Conveniently located near shopping, dining, HWY 85, Airport, Schools, and the city. Don't forget to enjoy all the nice neighborhood amities for swimming and tennis. Please call listing agent for a private showing.

17. 2026-04-29
    historical

    Show marketing remark (956 chars)

    Welcome to this beautiful two story home located in desirable Enclave at Durham Lakes community in Fairburn. Built in 2021, this spacious residence offers approximately 3,206 soft of living space with 4 bedrooms and 2.5 baths, providing plenty of room for comfortable living and entertaining. Step inside to an inviting open floor plan featuring a bright living area that flows into the kitchen and dining space. The Kitchen offers ample cabinet and counter space along with a large island overlooking family room. Master is located on the main level with a private bath and walk-in closet. Upstairs provides three additional bedrooms and one full bath. The backyard offer great space to relax and grill with a privacy in the fenced backyard. Conveniently located near shopping, dining, HWY 85, Airport, Schools, and the city. Don't forget to enjoy all the nice neighborhood amities for swimming and tennis. Please call listing agent for a private showing.

18. 2026-04-09
    price $384,900
19. 2026-04-09
    price $384,900
20. 2026-03-21
    price $389,900
21. 2026-03-21
    price $389,900
22. 2026-03-07
    listed $395,000 Active
23. 2026-02-27
    listed $395,000 New
24. 2019-09-10
    soldstatus $900,000

ⓘ 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: $4,370 · $364/mo
• Projected year-2 tax: $4,370 · $364/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 · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $31,824
• − Mortgage interest: −$21,280
• − Property taxes: −$4,370
• − Insurance: −$1,900
• − Repairs & maintenance: −$2,546
• − Management: −$2,546
• − HOA: −$1,104
• − Depreciation: −$11,052
• Taxable loss: −$12,973
• Est. tax savings @ 24.0%: +$3,114
• After-tax cash flow: $-3,026/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 — Fairburn

• Score: 63/100
• State rank: #291
• US rank: #15939

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C- Housing A+ Health & safety F User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairburn, GA
• County: Fulton County · 1,094,430 people
• City population: 50,621
• 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

-57.2% since first listed

11 events — show timeline

• 2026-04-29 Listing Removed — GAMLS
• 2026-04-29 Listed $384,900 GAMLS
• 2026-04-29 Listing Removed — GAMLS
• 2026-04-29 Listed $384,900 GAMLS
• 2026-04-09 Price Changed $384,900 FMLS
• 2026-04-09 Price Changed $384,900 GAMLS
• 2026-03-21 Price Changed $389,900 FMLS
• 2026-03-21 Price Changed $389,900 GAMLS
• 2026-03-07 Listed $395,000 FMLS
• 2026-02-27 Listed $395,000 GAMLS
• 2019-09-10 Sold (Public Records) $900,000 Public Records

Property tax history

+12.2%/yr

Latest (2025): $4,370 · -0.0% YoY. Source: county tax records.