3570 Keels Ln · South Fulton, GA 30349

$169,000

4 bd · 2.5 ba · 1,632 sqft · SingleFamily public records · 2 Days on market

Built 1990 8,576 sqft lot Est $243k · 31% under

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Why this score? — see what drove the A- 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 +27.9/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.9/10.0
• 1% rule +6.7/10.0
• Schools +4.5/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 8,576 sq ft lot
• 4 parking spots
• Built 1990

Property features AI

Finance

• Other: Directions: Please use GPS; County: Fulton, GA
• HOA & community: Association fees charged annually

Exterior

• Parking: Driveway parking; Open parking for four vehicles
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Two levels
• Construction: Wood siding construction; Shingle roof; Property listed as resale
• Exterior features: Outbuilding; Asphalt road frontage on a city street

Interior

• Kitchen: Kitchen island; Stained cabinets; Laminate countertops; Dishwasher; Electric oven
• Bedrooms: Three bedrooms on the upper level; Oversized master bedroom
• Flooring: Carpet
• Bathrooms: Two full bathrooms (upper level); One half bathroom (main level); Master bathroom with separate tub and shower
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans
• Interior features: Entrance foyer; Storm windows; One fireplace located in the family room; Attic space
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $520 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Cap rate 10.0% 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 A — 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; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 35% 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 $18k of equity ($1k loan paydown + $17k 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 $47k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 19y 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 $74k; list at $169k implies a 128% 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 $169,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.17% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.18%
• DSCR: 1.59
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $243,168
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6535 Buckhurst Trl	0.20mi	4/2.0	1,550 (-5%)	11mo	$179,000	$115	71
6660 Hidden Brook Trl	0.40mi	4/2.0	1,624 (-0%)	9mo	$289,000	$178	71
3325 Estate Lake Dr	0.45mi	3/2.0 (-1)	1,646 (+1%)	3mo	$246,000	$149	68
6808 Merrywood Dr	0.32mi	3/2.5 (-1)	1,510 (-8%)	8mo	$173,500	$115	61
3130 Cadiz Cir	0.29mi	5/3.0 (+1)	1,472 (-10%)	4mo	$265,000	$180	60
6565 Buckhurst Trl	0.20mi	4/3.0	1,850 (+13%)	8mo	$240,000	$130	59
6600 Connell Rd	0.21mi	4/2.0	1,866 (+14%)	7mo	$200,000	$107	59
6590 Smoke Ridge Dr	0.17mi	5/2.5 (+1)	1,852 (+14%)	10mo	$284,000	$153	56
6675 Hidden Brook Trl	0.43mi	4/3.0	1,800 (+10%)	8mo	$284,998	$158	54
7085 Hania Dr	0.70mi	3/2.0 (-1)	1,722 (+6%)	0mo	$233,500	$136	51
3420 Leisure Ln	0.32mi	3/2.0 (-1)	1,388 (-15%)	11mo	$225,000	$162	44
6945 Merrywood Dr	0.51mi	3/3.0 (-1)	1,852 (+14%)	9mo	$234,700	$127	39

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: 33.1%
• Equity multiple: 3.56×
• Total profit: $121,106
• Equity at exit: $152,249

10-year hold

• IRR: 27.9%
• Equity multiple: 7.83×
• Total profit: $323,087
• Equity at exit: $328,330

Cash invested: $47,320 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,969 high
• Mortgage (P&I): −$886
• Tax from tax record: −$80 /mo · $955/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $520

Break-even live

Break-even rent $1,312

Max offer price $169,000

Occupancy floor 69%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6500 Connell Rd Atlanta, GA	3.0	2.0	1483	$1,650	$1.11	24d	1	0.10mi
3500 Keels Ln Atlanta, GA	3.0	2.0	1272	$1,755	$1.38	1d	1	0.10mi
6440 Connell Rd Atlanta, GA	3.0	2.0	1391	$1,695	$1.22	24d	1	0.12mi
6445 Connell Rd Atlanta, GA	3.0	2.0	1357	$1,856	$1.37	43d	1	0.14mi
6575 Smoke Ridge Dr Atlanta, GA	4.0	2.0	1808	$1,815	$1.00	43d	1	0.16mi
325 Pointer Ct Atlanta, GA	3.0	2.0	1474	$1,620	$1.10	5d	1	0.19mi
3760 Cedar Hurst Way Atlanta, GA	4.0	2.5	1595	$2,150	$1.35	10d	1	0.33mi
3800 Leisure Ln Atlanta, GA	3.0	2.0	1198	$2,350	$1.96	22d	1	0.35mi
2560 Foxlair Trl Atlanta, GA	4.0	2.0	1485	$1,795	$1.21	24d	1	0.41mi
3325 Valley Bend Rd Atlanta, GA	4.0	2.0	2000	$1,995	$1.00	5d	1	0.51mi
3325 Valley Bend Rd Atlanta, GA	4.0	2.0	2000	$1,995	$1.00	16d	1	0.51mi
6415 El Caudillo Ct Atlanta, GA	3.0	3.0	1498	$2,800	$1.87	4d	1	0.60mi
7045 Birling Dr Atlanta, GA	4.0	3.0	1488	$1,765	$1.19	43d	1	0.73mi
3240 Devilla Trce South Fulton, GA	4.0	2.0	1616	$1,980	$1.23	43d	1	0.79mi
420 Buffington Dr Union City, GA	3.0	2.0	2118	$2,050	$0.97	20d	1	0.81mi
7060 Kimberly Mill Rd Atlanta, GA	3.0	1.0	1056	$1,425	$1.35	5d	1	0.83mi
835 Buffington Ct Union City, GA	4.0	2.5	1723	$2,165	$1.26	43d	1	0.88mi
6770 Buffington Rd Union City, GA	1.0–3.0	1.0–2.0	950	$1,699	$1.79	1d	24	0.89mi
6450 Peppermill Ln Atlanta, GA	4.0	2.0	1188	$1,531	$1.29	24d	1	0.92mi
2820 Greenbower Ct Atlanta, GA	3.0	2.0	1338	$1,730	$1.29	3d	1	0.93mi
6345 Peppermill Ln Atlanta, GA	3.0	2.5	1224	$1,800	$1.47	43d	1	0.94mi
3206 Pine Tree Trl Unit 15C Atlanta, GA	3.0	2.5	1466	$1,950	$1.33	4d	1	1.05mi
3105 Garnet Way Atlanta, GA	3.0	2.0	1470	$1,660	$1.13	12d	1	1.13mi
4050 Morgan Rd Union City, GA	1.0–3.0	1.0–2.0	988	$1,750	$1.77	5d	21	1.15mi
7156 Tanger Blvd Riverdale, GA	4.0	2.5	1984	$2,229	$1.12	2d	1	1.17mi
6870 Old Bethsaida Way Riverdale, GA	4.0	2.5	1916	$1,973	$1.03	43d	1	1.18mi
3457 Sumersbe Ct Atlanta, GA	3.0	2.5	1800	$2,300	$1.28	5d	1	1.27mi
2722 South Hills Riverdale, GA	3.0	2.5	1722	$2,200	$1.28	5d	1	1.32mi
336 Rocky Springs Ct Atlanta, GA	4.0	2.0	1900	$1,450	$0.76	24d	1	1.33mi
2550 Hallie Mill Rd Atlanta, GA	3.0	2.0	1372	$1,600	$1.17	12d	1	1.34mi
6230 Cedar Wood Dr Atlanta, GA	3.0	2.0	1238	$1,694	$1.37	43d	1	1.36mi
6560 Emerald Pointe Cir Atlanta, GA	3.0	2.0	1309	$1,500	$1.15	22d	1	1.38mi
855 Old Rocky Rd Atlanta, GA	3.0	2.0	1310	$1,710	$1.31	24d	1	1.38mi
110 Fruitwood Trce Unit A Riverdale, GA	3.0	2.0	1100	$1,800	$1.64	20d	1	1.41mi
2667 Rocky Ct Atlanta, GA	3.0	2.5	1432	$2,200	$1.54	43d	1	1.43mi
2590 South Hills Riverdale, GA	3.0	2.5	1850	$2,005	$1.08	12d	1	1.44mi
2529 Wood Bend Ln Riverdale, GA	3.0	2.5	1508	$1,945	$1.29	43d	1	1.48mi
2865 Spruce Point Rd Atlanta, GA	4.0	2.0	1050	$1,910	$1.82	43d	1	1.49mi

Listing history 2 events

1. 2026-06-18
   days on market $169,000 Active 2 DOM
2. 2026-06-16
   listed $169,000 Active 1 DOM

ⓘ 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: $955 · $80/mo
• Projected year-2 tax: $1,555 · $130/mo
• Expected delta: +$600/yr (+$50/mo · 62.8%)

ⓘ 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 ≥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: $23,634
• − Mortgage interest: −$9,467
• − Property taxes: −$955
• − Insurance: −$845
• − Repairs & maintenance: −$1,891
• − Management: −$1,891
• − Depreciation: −$4,916
• Taxable income: $3,669
• Est. tax owed @ 24.0%: −$881
• After-tax cash flow: $5,355/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

+125.6% since first listed

18 events — show timeline

• 2026-06-15 Listed $169,000 FMLS
• 2026-03-27 Listing Removed — FMLS
• 2026-03-27 Listing Removed — GAMLS
• 2025-12-27 Listing Removed — GAMLS
• 2025-12-24 Relisted — GAMLS
• 2025-12-12 Listed $170,000 FMLS
• 2025-12-12 Listed $170,000 GAMLS
• 2025-11-24 Delisted — GAMLS
• 2025-10-30 Relisted — GAMLS
• 2025-10-16 Pending — GAMLS
• 2025-10-06 Listed $190,000 GAMLS
• 2025-10-03 Listing Removed — GAMLS
• 2025-08-11 Relisted — GAMLS
• 2025-07-15 Pending — GAMLS
• 2025-06-23 Price Changed $190,000 GAMLS
• 2025-06-04 Listed $199,999 GAMLS
• 2008-06-04 Sold (MLS) $74,108 FMLS
• 2007-10-05 Listed $74,900 FMLS

Property tax history

+0.4%/yr

Latest (2025): $955 · +4.9% YoY. Source: county tax records.