806 Hartstone Ct · South Fulton, GA 30213

$249,000

3 bd · 2.0 ba · 1,413 sqft · SingleFamily public records · 102 Days on market

Built 2003 3,049 sqft lot $176/sqft · 16% below area Est $296k · 16% under $167/mo HOA · 7% of rent ↓ 46% since listing

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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).

• Cash flow +17.1/30.0
• ARV discount +14.7/15.0
• DSCR +5.3/10.0
• Schools +4.5/10.0
• 1% rule +4.2/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stepless ranch in a well-established swim/tennis community-now priced at $249K. This 3BR/2BA home offers a functional, single-level layout with a vaulted great room, fireplace, and open connection to a fully equipped kitchen. Conveniently located just minutes from Hartsfield-Jackson Atlanta International Airport with easy access to shopping, dining, and nearby services. Spacious two-car garage provides ample parking and storage. The home is priced with consideration for cosmetic updates, offering an opportunity to personalize and add value over time. Ideal for buyers seeking affordability, convenience, and single-level living in a popular community. A great alternative to renting at this price. Schedule your showing today.

Key facts

• Swim tennis
• Vaulted ceiling
• Hoa

Tags

• HOA
• SWIM TENNIS
• BASKETBALL COURTS
• FULLY BUILT-IN KITCHEN
• GREAT ROOM
• VAULTED CEILING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (8.3% below list).
• Recommended offer: $227k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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 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 rising (+2.5%/yr); 531 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 102 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; list at $249k implies a 92% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,590 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 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: 0.92% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.94%
• DSCR: 1.13
• GRM: 9.1

CMA / ARV

• ARV (median comp): $296,091
• List price: $249,000
• Delta: -15.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6072 Park Close	0.16mi	3/2.0	1,397 (-1%)	4mo	$268,000	$192	87

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: -12.2%
• Equity multiple: 0.56×
• Total profit: $-30,550
• Equity at exit: $37,127

10-year hold

• IRR: -3.8%
• Equity multiple: 0.76×
• Total profit: $-17,024
• Equity at exit: $21,529

Cash invested: $69,720 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,284 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$57 /mo · $684/yr
• Insurance: −$104
• HOA: −$167
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $171

Break-even live

Break-even rent $2,068

Max offer price $249,000

Occupancy floor 88%

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
780 Cedar Loop Fairburn, GA	3.0	2.5	1710	$1,999	$1.17	24d	1	0.10mi
7855 Cedar Grove Rd Fairburn, GA	3.0	1.0–2.0	944	$1,961	$2.08	2d	27	0.58mi

HOA detail

• Monthly dues: $167 · $2,004/yr

Listing history 21 events

1. 2026-06-09
   status $249,000 Pending 102 DOM
2. 2026-06-08
   days on market $249,000 Active Under Contract 102 DOM
3. 2026-06-07
   days on market $249,000 Active Under Contract 101 DOM
4. 2026-06-04
   days on market $249,000 Active Under Contract 98 DOM
5. 2026-06-03
   statusdays on market $249,000 Active Under Contract 97 DOM
6. 2026-06-01
   days on market $249,000 Active 95 DOM
7. 2026-05-31
   days on market $249,000 Active 94 DOM
8. 2026-04-22
   price $249,000 732-char remark

   Show marketing remark (738 chars)

   Stepless ranch in a well-established swim/tennis community—now priced at $249K. This 3BR/2BA home offers a functional, single-level layout with a vaulted great room, fireplace, and open connection to a fully equipped kitchen. Conveniently located just minutes from Hartsfield-Jackson Atlanta International Airport with easy access to shopping, dining, and nearby services. Spacious two-car garage provides ample parking and storage. The home is priced with consideration for cosmetic updates, offering an opportunity to personalize and add value over time. Ideal for buyers seeking affordability, convenience, and single-level living in a popular community. A great alternative to renting at this price. Schedule your showing today.

9. 2026-04-22
   price $249,000 738-char remark

   Show marketing remark (738 chars)

   Stepless ranch in a well-established swim/tennis community—now priced at $249K. This 3BR/2BA home offers a functional, single-level layout with a vaulted great room, fireplace, and open connection to a fully equipped kitchen. Conveniently located just minutes from Hartsfield-Jackson Atlanta International Airport with easy access to shopping, dining, and nearby services. Spacious two-car garage provides ample parking and storage. The home is priced with consideration for cosmetic updates, offering an opportunity to personalize and add value over time. Ideal for buyers seeking affordability, convenience, and single-level living in a popular community. A great alternative to renting at this price. Schedule your showing today.

10. 2026-03-18
    price $259,000 732-char remark

    Show marketing remark (738 chars)

    Stepless ranch in a well-established swim/tennis community—now priced at $249K. This 3BR/2BA home offers a functional, single-level layout with a vaulted great room, fireplace, and open connection to a fully equipped kitchen. Conveniently located just minutes from Hartsfield-Jackson Atlanta International Airport with easy access to shopping, dining, and nearby services. Spacious two-car garage provides ample parking and storage. The home is priced with consideration for cosmetic updates, offering an opportunity to personalize and add value over time. Ideal for buyers seeking affordability, convenience, and single-level living in a popular community. A great alternative to renting at this price. Schedule your showing today.

11. 2026-03-18
    price $259,000 738-char remark

    Show marketing remark (738 chars)

    Stepless ranch in a well-established swim/tennis community—now priced at $249K. This 3BR/2BA home offers a functional, single-level layout with a vaulted great room, fireplace, and open connection to a fully equipped kitchen. Conveniently located just minutes from Hartsfield-Jackson Atlanta International Airport with easy access to shopping, dining, and nearby services. Spacious two-car garage provides ample parking and storage. The home is priced with consideration for cosmetic updates, offering an opportunity to personalize and add value over time. Ideal for buyers seeking affordability, convenience, and single-level living in a popular community. A great alternative to renting at this price. Schedule your showing today.

12. 2026-02-26
    listed $269,000 New 732-char remark

    Show marketing remark (738 chars)

    Stepless ranch in a well-established swim/tennis community—now priced at $249K. This 3BR/2BA home offers a functional, single-level layout with a vaulted great room, fireplace, and open connection to a fully equipped kitchen. Conveniently located just minutes from Hartsfield-Jackson Atlanta International Airport with easy access to shopping, dining, and nearby services. Spacious two-car garage provides ample parking and storage. The home is priced with consideration for cosmetic updates, offering an opportunity to personalize and add value over time. Ideal for buyers seeking affordability, convenience, and single-level living in a popular community. A great alternative to renting at this price. Schedule your showing today.

13. 2026-02-26
    listed $269,000 Active 738-char remark

    Show marketing remark (738 chars)

    Stepless ranch in a well-established swim/tennis community—now priced at $249K. This 3BR/2BA home offers a functional, single-level layout with a vaulted great room, fireplace, and open connection to a fully equipped kitchen. Conveniently located just minutes from Hartsfield-Jackson Atlanta International Airport with easy access to shopping, dining, and nearby services. Spacious two-car garage provides ample parking and storage. The home is priced with consideration for cosmetic updates, offering an opportunity to personalize and add value over time. Ideal for buyers seeking affordability, convenience, and single-level living in a popular community. A great alternative to renting at this price. Schedule your showing today.

14. 2015-11-24
    soldstatus $130,000
15. 2015-10-29
    soldstatus $130,000 Sold
16. 2015-10-29
    soldstatus $130,000 Sold
17. 2015-09-27
    status Under Contract
18. 2015-09-27
    historical Pending
19. 2015-09-18
    listed $130,000 Active
20. 2015-09-18
    listed $130,000 New
21. 2003-11-13
    soldstatus $458,000

ⓘ 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: $684 · $57/mo
• Projected year-2 tax: $2,291 · $191/mo
• Expected delta: +$1,607/yr (+$134/mo · 234.8%)

ⓘ 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 · 20 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: $27,411
• − Mortgage interest: −$13,948
• − Property taxes: −$684
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,193
• − Management: −$2,193
• − HOA: −$2,004
• − Depreciation: −$7,244
• Taxable loss: −$2,099
• Est. tax savings @ 24.0%: +$504
• After-tax cash flow: $2,556/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: 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

-45.6% since first listed

14 events — show timeline

• 2026-04-22 Price Changed $249,000 GAMLS
• 2026-04-22 Price Changed $249,000 FMLS
• 2026-03-18 Price Changed $259,000 GAMLS
• 2026-03-18 Price Changed $259,000 FMLS
• 2026-02-26 Listed $269,000 FMLS
• 2026-02-26 Listed $269,000 GAMLS
• 2015-11-24 Sold (Public Records) $130,000 Public Records
• 2015-10-29 Sold (MLS) $130,000 GAMLS
• 2015-10-29 Sold (MLS) $130,000 FMLS
• 2015-09-27 Pending — GAMLS
• 2015-09-27 Contingent — FMLS
• 2015-09-18 Listed $130,000 FMLS
• 2015-09-18 Listed $130,000 GAMLS
• 2003-11-13 Sold (Public Records) $458,000 Public Records

Property tax history

-3.3%/yr

Latest (2025): $684 · +7.5% YoY. Source: county tax records.