6044 Hillandale Dr SW · South Fulton, GA 30349

$195,000

3 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 29 Days on market

Built 1965 10,367 sqft lot Est $270k · 28% under

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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 +16.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.0/10.0
• Schools +4.5/10.0
• 1% rule +4.2/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover a meticulously remodeled residential property at 6044 SW Hillandale Drive, Atlanta, GA, US. Constructed in 1965 and encompassing 1100 square feet of living area, this residence presents a completely revitalized living experience. The recently updated kitchen is appointed with elegant stone counters, providing both aesthetic appeal and practical durability for culinary endeavors. The bathroom has been thoughtfully updated, offering contemporary finishes and a refreshed ambiance. An attached carport provides convenient and sheltered parking, while a charming porch offers an inviting space for relaxation and outdoor enjoyment. The home's durability is enhanced by its four sided brick construction. This property represents a refined opportunity for sophisticated living in a desirable Atlanta location. Most Recent upgrades include roof (less than 5 years old), and the following updates within the last 6 months (Plumbing, Windows, Wiring, Flooring, and bathroom). With a strong offer the seller will install a brand-new stove. NO Seller's Property Disclosure as the seller has never lived in the home. No HOA. No rent restations. Sold AS-IS with the right to inspect.

Key facts

• Charming porch
• Attached carport
• Updated kitchen

Tags

• REMODELED RESIDENTIAL PROPERTY
• UPDATED KITCHEN
• UPDATED BATHROOM
• ATTACHED CARPORT
• CHARMING PORCH
• FOUR SIDED BRICK CONSTRUCTION

Property features AI

Finance

• HOA & community: Near shopping; Near public transport; Street lights

Exterior

• Parking: Carport (1 covered space); Total of 1 parking space
• Utilities: Public water; Public sewer; 110-volt electric; Cable available; Electricity available; Natural gas available; Phone available
• Home design: One level; Updated/remodeled condition
• Construction: Brick construction; Composition roof; Block foundation
• Exterior features: Private yard; Storage; Front covered porch

Interior

• Kitchen: Eat-in kitchen; White cabinets; Stone countertops; View into family room; Walk-in pantry
• Bedrooms: 3 bedrooms on the main level; Primary bedroom on main level
• Flooring: Laminate flooring; Luxury vinyl flooring
• Bathrooms: 1 full bathroom; Master bath includes soaking tub, tub/shower combo and separate shower
• Heating & cooling: Central air; Ceiling fans; Forced air heating
• Interior features: Low-flow plumbing fixtures; Updated/remodeled interior; No shared/common walls; Gas water heater
• Laundry & utility: Laundry area located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/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 $180k (7.8% below list).
• Recommended offer: $180k (7.8% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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.
• Zoned schools: Banneker High School (math 24% / reading 75%, grade D+, #28 of 424 statewide, top 7%, 1,610 students, 100% FRL) — zoned schools average 100% FRL vs 41% district-wide (59 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 651 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.9% rent growth), your $55k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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.
• Current owner paid $56k; list at $195k implies a 248% 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 $179,804 (7.8% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 6.92%
• Cash-on-cash: 2.24%
• DSCR: 1.10
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $269,500
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2668 Beacon Dr	0.11mi	3/1.0	1,075 (-2%)	15mo	$175,000	$163	78
2960 Harper Valley Dr	0.48mi	4/2.0 (+1)	1,081 (-2%)	0mo	$265,000	$245	66

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: 25.2%
• Equity multiple: 3.00×
• Total profit: $109,077
• Equity at exit: $175,671

10-year hold

• IRR: 21.7%
• Equity multiple: 6.67×
• Total profit: $309,345
• Equity at exit: $378,842

Cash invested: $54,600 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,798 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$215 /mo · $2,575/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $102

Break-even live

Break-even rent $1,669

Max offer price $195,000

Occupancy floor 89%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6056 Carriage Ct Atlanta, GA	3.0	2.0	1400	$1,599	$1.14	5d	1	0.02mi
2555 Flat Shoals Rd #404 College Park, GA	3.0	2.5	1408	$1,700	$1.21	24d	1	0.30mi
2865 Spruce Point Rd Atlanta, GA	4.0	2.0	1050	$1,910	$1.82	44d	1	0.31mi
6090 Emerald Pointe Cir Atlanta, GA	3.0	2.0	1200	$1,875	$1.56	19d	1	0.36mi
6560 Emerald Pointe Cir Atlanta, GA	3.0	2.0	1309	$1,500	$1.15	22d	1	0.46mi
5690 Hampton Ct Atlanta, GA	2.0	3.0	1184	$1,495	$1.26	44d	1	0.51mi
6230 Cedar Wood Dr Atlanta, GA	3.0	2.0	1238	$1,694	$1.37	44d	1	0.53mi
855 Old Rocky Rd Atlanta, GA	3.0	2.0	1310	$1,710	$1.31	24d	1	0.57mi
2592 Rocky Ct Atlanta, GA	2.0	2.5	1424	$2,000	$1.40	44d	1	0.71mi
2667 Rocky Ct Atlanta, GA	3.0	2.5	1432	$2,200	$1.54	44d	1	0.72mi
3105 Garnet Way Atlanta, GA	3.0	2.0	1470	$1,660	$1.13	13d	1	0.73mi
6048 Oak Bend Ct Riverdale, GA	3.0	2.5	1500	$1,750	$1.17	22d	1	0.74mi
2300 Flat Shoals Rd Unit 2 Riverdale, GA	2.0	3.0	1000	$1,425	$1.43	24d	1	0.75mi
6345 Peppermill Ln Atlanta, GA	3.0	2.5	1224	$1,800	$1.47	44d	1	0.79mi
5850 Old Bill Cook Rd Atlanta, GA	2.0	1.0	768	$1,450	$1.89	44d	1	0.82mi
2500 Pleasant Hill Rd Atlanta, GA	2.0–3.0	1.5–2.5	1405	$1,449	$1.03	24d	2	0.86mi
5712 Westhill Cir Atlanta, GA	4.0	2.0	1441	$1,710	$1.19	3d	1	0.89mi
5410 Twin Lakes Dr Atlanta, GA	3.0	2.0	1277	$2,040	$1.60	44d	1	0.90mi
5645 Deerfield Trl Atlanta, GA	3.0	1.5	1496	$1,495	$1.00	22d	1	0.91mi
6450 Peppermill Ln Atlanta, GA	4.0	2.0	1188	$1,531	$1.29	24d	1	0.91mi
6368 Olmadison Pl Atlanta, GA	3.0	2.5	1428	$1,656	$1.16	11d	1	0.99mi
6370 Olmadison Pl Atlanta, GA	3.0	2.5	1440	$1,795	$1.25	44d	1	0.99mi
2184 Olmadison Vw Atlanta, GA	2.0	2.0	1236	$1,985	$1.61	19d	1	1.03mi
2890 Jerome Rd Atlanta, GA	3.0	1.5	1229	$1,761	$1.43	44d	1	1.06mi
5750 Buffington Rd Atlanta, GA	1.0–3.0	1.0–2.0	1142	$1,702	$1.49	2d	19	1.14mi
6165 Radford Dr Riverdale, GA	3.0	2.0	1232	$1,799	$1.46	44d	1	1.18mi
6165 Radford Dr Riverdale, GA	3.0	2.0	1232	$1,799	$1.46	24d	1	1.18mi
6165 Radford Dr Riverdale, GA	3.0	2.0	1232	$1,750	$1.42	22d	1	1.18mi
6165 Radford Dr Riverdale, GA	3.0	2.0	1232	$1,695	$1.38	5d	1	1.18mi
5515 Scofield Rd Atlanta, GA	3.0	2.0	1109	$1,788	$1.61	10d	1	1.23mi
2820 Greenbower Ct Atlanta, GA	3.0	2.0	1338	$1,730	$1.29	4d	1	1.23mi
5866 Summerglen Ln Atlanta, GA	3.0	2.0	1400	$1,450	$1.04	44d	1	1.23mi
5370 Longmeadow Ln Atlanta, GA	3.0	2.0	1248	$1,600	$1.28	17d	1	1.26mi
5740 Buffington Rd Atlanta, GA	1.0–3.0	1.0–2.5	964	$2,149	$2.23	3d	16	1.26mi
395 Fox Trail Dr Atlanta, GA	3.0	2.0	1400	$1,980	$1.41	12d	1	1.28mi
6415 El Caudillo Ct Atlanta, GA	3.0	3.0	1498	$2,800	$1.87	5d	1	1.30mi
2014 Radford Ct Riverdale, GA	3.0	1.5	1190	$1,665	$1.40	44d	1	1.31mi
5730 N Castlegate Dr Unit A Atlanta, GA	2.0	2.5	1125	$1,395	$1.24	44d	1	1.32mi
5442 Scofield Rd Atlanta, GA	3.0	1.5	1368	$1,775	$1.30	44d	1	1.42mi
5477 Denny Dr Atlanta, GA	4.0	3.0	1500	$1,650	$1.10	44d	1	1.45mi

Listing history 23 events

1. 2026-06-18
   days on market $195,000 Active 29 DOM
2. 2026-06-17
   days on market $195,000 Active 28 DOM
3. 2026-06-16
   days on market $195,000 Active 27 DOM
4. 2026-06-15
   days on market $195,000 Active 26 DOM
5. 2026-06-13
   days on market $195,000 Active 24 DOM
6. 2026-06-09
   days on market $195,000 Active 20 DOM
7. 2026-06-08
   days on market $195,000 Active 19 DOM
8. 2026-06-07
   days on market $195,000 Active 18 DOM
9. 2026-06-04
   days on market $195,000 Active 15 DOM
10. 2026-06-03
    days on market $195,000 Active 14 DOM
11. 2026-06-01
    days on market $195,000 Active 12 DOM
12. 2026-05-31
    days on market $195,000 Active 11 DOM
13. 2026-05-20
    listed $195,000 New 1187-char remark

    Show marketing remark (1187 chars)

    Discover a meticulously remodeled residential property at 6044 SW Hillandale Drive, Atlanta, GA, US. Constructed in 1965 and encompassing 1100 square feet of living area, this residence presents a completely revitalized living experience. The recently updated kitchen is appointed with elegant stone counters, providing both aesthetic appeal and practical durability for culinary endeavors. The bathroom has been thoughtfully updated, offering contemporary finishes and a refreshed ambiance. An attached carport provides convenient and sheltered parking, while a charming porch offers an inviting space for relaxation and outdoor enjoyment. The home's durability is enhanced by its four sided brick construction. This property represents a refined opportunity for sophisticated living in a desirable Atlanta location. Most Recent upgrades include roof (less than 5 years old), and the following updates within the last 6 months (Plumbing, Windows, Wiring, Flooring, and bathroom). With a strong offer the seller will install a brand-new stove. NO Seller's Property Disclosure as the seller has never lived in the home. No HOA. No rent restations. Sold AS-IS with the right to inspect.

14. 2026-05-20
    listed $195,000 Active

    Show marketing remark (1187 chars)

    Discover a meticulously remodeled residential property at 6044 SW Hillandale Drive, Atlanta, GA, US. Constructed in 1965 and encompassing 1100 square feet of living area, this residence presents a completely revitalized living experience. The recently updated kitchen is appointed with elegant stone counters, providing both aesthetic appeal and practical durability for culinary endeavors. The bathroom has been thoughtfully updated, offering contemporary finishes and a refreshed ambiance. An attached carport provides convenient and sheltered parking, while a charming porch offers an inviting space for relaxation and outdoor enjoyment. The home's durability is enhanced by its four sided brick construction. This property represents a refined opportunity for sophisticated living in a desirable Atlanta location. Most Recent upgrades include roof (less than 5 years old), and the following updates within the last 6 months (Plumbing, Windows, Wiring, Flooring, and bathroom). With a strong offer the seller will install a brand-new stove. NO Seller's Property Disclosure as the seller has never lived in the home. No HOA. No rent restations. Sold AS-IS with the right to inspect.

15. 2017-04-07
    soldstatus $56,000
16. 2017-04-04
    soldstatus $56,000 Sold 586-char remark

    Show marketing remark (586 chars)

    NEWLY RENOVATED RANCH HOME;FOUR SIDES WHITE BRICK, FENCED BACK,NEW CARPET OVER HARDWOODS, NEW INTERIOR PAINT, MARTA SERVICE IN FRONT OF HOUSE, CONVENIENT TO EXPRESSWAY SYSTEM, HARTSFIELD/JACKSON AIRPORT, SHOPPING, WORLD CHANGERS CHURCH. THIS IS NOT A SHORT SALE OR FORECLOSURE RESALE. YOU CAN GET A RESPONSE QUICKLY, KITCHEN HAS NEW PAINT ON CABINETS, NEW COUNTERTOPS, NEW DISHWASHER AND INCLUDES A FREE STANDING STOVE AND REFRIGERATOR,STORAGE OFF CARPORT. PLEASURE TO SHOW! SUPRA LOCKBOX ON CARPORT STORAGE ROOM DOOR HANDLE. CONTRACTOR'S BOX ON ENTRY DOOR OFF CARPORT INTO KITCHEN.

17. 2017-03-29
    status Under Contract 586-char remark

    Show marketing remark (586 chars)

    NEWLY RENOVATED RANCH HOME;FOUR SIDES WHITE BRICK, FENCED BACK,NEW CARPET OVER HARDWOODS, NEW INTERIOR PAINT, MARTA SERVICE IN FRONT OF HOUSE, CONVENIENT TO EXPRESSWAY SYSTEM, HARTSFIELD/JACKSON AIRPORT, SHOPPING, WORLD CHANGERS CHURCH. THIS IS NOT A SHORT SALE OR FORECLOSURE RESALE. YOU CAN GET A RESPONSE QUICKLY, KITCHEN HAS NEW PAINT ON CABINETS, NEW COUNTERTOPS, NEW DISHWASHER AND INCLUDES A FREE STANDING STOVE AND REFRIGERATOR,STORAGE OFF CARPORT. PLEASURE TO SHOW! SUPRA LOCKBOX ON CARPORT STORAGE ROOM DOOR HANDLE. CONTRACTOR'S BOX ON ENTRY DOOR OFF CARPORT INTO KITCHEN.

18. 2017-03-17
    status Back on Market 586-char remark

    Show marketing remark (586 chars)

    NEWLY RENOVATED RANCH HOME;FOUR SIDES WHITE BRICK, FENCED BACK,NEW CARPET OVER HARDWOODS, NEW INTERIOR PAINT, MARTA SERVICE IN FRONT OF HOUSE, CONVENIENT TO EXPRESSWAY SYSTEM, HARTSFIELD/JACKSON AIRPORT, SHOPPING, WORLD CHANGERS CHURCH. THIS IS NOT A SHORT SALE OR FORECLOSURE RESALE. YOU CAN GET A RESPONSE QUICKLY, KITCHEN HAS NEW PAINT ON CABINETS, NEW COUNTERTOPS, NEW DISHWASHER AND INCLUDES A FREE STANDING STOVE AND REFRIGERATOR,STORAGE OFF CARPORT. PLEASURE TO SHOW! SUPRA LOCKBOX ON CARPORT STORAGE ROOM DOOR HANDLE. CONTRACTOR'S BOX ON ENTRY DOOR OFF CARPORT INTO KITCHEN.

19. 2017-02-07
    status Under Contract 586-char remark

    Show marketing remark (586 chars)

    NEWLY RENOVATED RANCH HOME;FOUR SIDES WHITE BRICK, FENCED BACK,NEW CARPET OVER HARDWOODS, NEW INTERIOR PAINT, MARTA SERVICE IN FRONT OF HOUSE, CONVENIENT TO EXPRESSWAY SYSTEM, HARTSFIELD/JACKSON AIRPORT, SHOPPING, WORLD CHANGERS CHURCH. THIS IS NOT A SHORT SALE OR FORECLOSURE RESALE. YOU CAN GET A RESPONSE QUICKLY, KITCHEN HAS NEW PAINT ON CABINETS, NEW COUNTERTOPS, NEW DISHWASHER AND INCLUDES A FREE STANDING STOVE AND REFRIGERATOR,STORAGE OFF CARPORT. PLEASURE TO SHOW! SUPRA LOCKBOX ON CARPORT STORAGE ROOM DOOR HANDLE. CONTRACTOR'S BOX ON ENTRY DOOR OFF CARPORT INTO KITCHEN.

20. 2017-01-11
    price $64,900 586-char remark

    Show marketing remark (586 chars)

    NEWLY RENOVATED RANCH HOME;FOUR SIDES WHITE BRICK, FENCED BACK,NEW CARPET OVER HARDWOODS, NEW INTERIOR PAINT, MARTA SERVICE IN FRONT OF HOUSE, CONVENIENT TO EXPRESSWAY SYSTEM, HARTSFIELD/JACKSON AIRPORT, SHOPPING, WORLD CHANGERS CHURCH. THIS IS NOT A SHORT SALE OR FORECLOSURE RESALE. YOU CAN GET A RESPONSE QUICKLY, KITCHEN HAS NEW PAINT ON CABINETS, NEW COUNTERTOPS, NEW DISHWASHER AND INCLUDES A FREE STANDING STOVE AND REFRIGERATOR,STORAGE OFF CARPORT. PLEASURE TO SHOW! SUPRA LOCKBOX ON CARPORT STORAGE ROOM DOOR HANDLE. CONTRACTOR'S BOX ON ENTRY DOOR OFF CARPORT INTO KITCHEN.

21. 2016-10-07
    listed $69,900 New 586-char remark

    Show marketing remark (586 chars)

    NEWLY RENOVATED RANCH HOME;FOUR SIDES WHITE BRICK, FENCED BACK,NEW CARPET OVER HARDWOODS, NEW INTERIOR PAINT, MARTA SERVICE IN FRONT OF HOUSE, CONVENIENT TO EXPRESSWAY SYSTEM, HARTSFIELD/JACKSON AIRPORT, SHOPPING, WORLD CHANGERS CHURCH. THIS IS NOT A SHORT SALE OR FORECLOSURE RESALE. YOU CAN GET A RESPONSE QUICKLY, KITCHEN HAS NEW PAINT ON CABINETS, NEW COUNTERTOPS, NEW DISHWASHER AND INCLUDES A FREE STANDING STOVE AND REFRIGERATOR,STORAGE OFF CARPORT. PLEASURE TO SHOW! SUPRA LOCKBOX ON CARPORT STORAGE ROOM DOOR HANDLE. CONTRACTOR'S BOX ON ENTRY DOOR OFF CARPORT INTO KITCHEN.

22. 1985-07-19
    soldstatus $45,562
23. 1983-12-27
    soldstatus $42,000

ⓘ 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: $2,575 · $215/mo
• Projected year-2 tax: $2,575 · $215/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: $21,576
• − Mortgage interest: −$10,923
• − Property taxes: −$2,575
• − Insurance: −$975
• − Repairs & maintenance: −$1,726
• − Management: −$1,726
• − Depreciation: −$5,673
• Taxable loss: −$2,021
• Est. tax savings @ 24.0%: +$485
• After-tax cash flow: $1,710/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

+364.3% since first listed

11 events — show timeline

• 2026-05-20 Listed $195,000 FMLS
• 2026-05-20 Listed $195,000 GAMLS
• 2017-04-07 Sold (Public Records) $56,000 Public Records
• 2017-04-04 Sold (MLS) $56,000 GAMLS
• 2017-03-29 Pending — GAMLS
• 2017-03-17 Relisted — GAMLS
• 2017-02-07 Pending — GAMLS
• 2017-01-11 Price Changed $64,900 GAMLS
• 2016-10-07 Listed $69,900 GAMLS
• 1985-07-19 Sold (Public Records) $45,562 Public Records
• 1983-12-27 Sold (Public Records) $42,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $2,575 · -0.0% YoY. Source: county tax records.