6211 Shoals Loop · South Fulton, GA 30291

$199,999

3 bd · 2.5 ba · 1,486 sqft · Townhouse public records · 30 Days on market

Built 2007 435 sqft lot $135/sqft · 11% below area Est $224k · 11% under $165/mo HOA · 8% of rent

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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 +17.6/30.0
• ARV discount +12.3/15.0
• Appreciation +10.0/10.0
• DSCR +5.5/10.0
• 1% rule +5.1/10.0
• Schools +4.5/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Move-in ready and priced to sell in the desirable Shoals community! This well-maintained home features a bright, open layout with spacious living areas perfect for everyday living and entertaining. The kitchen offers ample cabinet space and flows seamlessly into the main living area. Upstairs, enjoy generously sized bedrooms including a large primary suite with private bath and excellent closet space. Additional rooms offer flexibility for guests, office, or growing households. Step outside to a private backyard-ideal for relaxing or hosting. Conveniently located just minutes from Hartsfield-Jackson Atlanta International Airport, major highways, shopping, and dining. Homes in this area move quickly-don't miss your opportunity. Schedule your showing today!

Key facts

• $165 HOA
• 2 parking spots
• Built 2007

Property features AI

Finance

• Other: Single-unit property in the community; Directions: Take I-85 S to Flat Shoals Rd exit, right on Flat Shoals, left on Union Rd, right on Shoals Loop
• HOA & community: Community association with annual fee of $1,980; Association fee covers maintenance of grounds, termite service, and water

Exterior

• Parking: Assigned parking for 2 vehicles
• Utilities: Public water; Public sewer; 110V and 220V electric service; Cable available; Electricity available; Natural gas available
• Home design: Two-level home; Updated/remodeled condition; Fee simple ownership
• Construction: Vinyl siding; Composition roof; Slab foundation; Built on lot described as LOT 46 BLK 9 HERITAGE WALK
• Exterior features: Storage; Front porch; Rear porch; Concrete road access

Interior

• Kitchen: Eat-in kitchen with walk-in pantry; Gas cooktop; Dishwasher; Disposal; Refrigerator
• Bedrooms: Three upper-level bedrooms; Bedroom features listed as 'Other'
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: Two full bathrooms; One half bathroom (main level); Master bath with tub/shower combo
• Heating & cooling: Central air conditioning; Electric heating; Natural gas heating
• Interior features: Disappearing attic stairs; Walk-in closet(s); One fireplace located in the living room
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.2% 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: Feldwood Elementary School (math 15% / reading 34%, grade F, #751 of 1,228 statewide, top 61%, 688 students, 100% FRL); 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.
• Zoned-school proficiency averages 37% at this address vs 51% district-wide (-14 pts) — the specific schools serving this property underperform the Fulton County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.2%/yr); 167 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).

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 + 2.2% rent growth), your $56k 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 30 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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 $196,999 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.01% ✓
• Cap rate: 7.25%
• Cash-on-cash: 3.40%
• DSCR: 1.15
• GRM: 8.2

CMA / ARV

• ARV (median comp): $224,023
• List price: $199,999
• Delta: -10.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4143 Shoals Pt	0.12mi	3/3.0	1,565 (+5%)	21mo	$260,000	$166	66
6302 Mallory Rdg #2	0.53mi	3/2.5	1,580 (+6%)	8mo	$206,000	$130	58
6302 Mallory Rdg	0.53mi	3/2.5	1,580 (+6%)	8mo	$206,000	$130	58
6148 Oakley Rd #23	0.61mi	3/2.5	1,600 (+8%)	4mo	$220,000	$138	56
5095 Oakley Commons Blvd	0.58mi	3/2.5	1,550 (+4%)	16mo	$214,900	$139	52
5070 Oakley Commons Blvd	0.56mi	3/2.5	1,350 (-9%)	8mo	$195,000	$144	52
6076 Oakley Rd	0.62mi	3/2.5	1,570 (+6%)	24mo	$247,000	$157	42
7150 Oakley Ct #80	0.65mi	3/2.5	1,350 (-9%)	22mo	$225,000	$167	36

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 · 2.2% rent growth · sell at horizon

5-year hold

• IRR: 26.4%
• Equity multiple: 3.10×
• Total profit: $117,480
• Equity at exit: $180,175

10-year hold

• IRR: 23.0%
• Equity multiple: 6.98×
• Total profit: $334,968
• Equity at exit: $388,554

Cash invested: $56,000 (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 30291

• Home prices YoY: 11.1%
• Rents YoY: 2.2%
• Active inventory: 167
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,027 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$146 /mo · $1,747/yr
• Insurance: −$83
• HOA: −$165
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $159

Break-even live

Break-even rent $1,826

Max offer price $199,999

Occupancy floor 87%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4128 Flat Trl Union City, GA	3.0	2.5	1450	$1,700	$1.17	43d	1	0.06mi
3855 Shenfield Dr Union City, GA	3.0	2.5	1626	$1,895	$1.17	43d	1	0.09mi
3859 Shenfield Dr Union City, GA	4.0	2.5	1850	$2,000	$1.08	5d	1	0.10mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,295	$1.28	24d	1	0.13mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,195	$1.22	5d	1	0.13mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,295	$1.28	22d	1	0.13mi
6225 Shenfield Ln Union City, GA	3.0	2.5	1821	$2,000	$1.10	43d	1	0.15mi
3791 Shenfield Dr Union City, GA	3.0	2.5	1784	$2,086	$1.17	10d	1	0.26mi
6150 Mallory Rd Atlanta, GA	3.0	2.0	1681	$1,695	$1.01	11d	1	0.29mi
6596 Woodwell Dr Union City, GA	3.0	2.5	1804	$2,215	$1.23	12d	1	0.31mi
4312 Smithgall Ct Union City, GA	3.0	2.5	1433	$2,000	$1.40	18d	1	0.47mi
6085 Mallory Rdg #32 Union City, GA	3.0	3.5	1540	$2,300	$1.49	43d	1	0.54mi
3285 Oakley Pl Union City, GA	3.0	2.5	1350	$1,500	$1.11	43d	1	0.54mi
6350 Oakley Rd Union City, GA	3.0	2.0–2.5	1472	$1,796	$1.22	1d	4	0.56mi
5150 Oakley Commons Blvd Union City, GA	3.0	2.5	1375	$1,675	$1.22	24d	1	0.60mi
6425 Oakley Rd Union City, GA	1.0–3.0	1.0–2.0	1037	$1,502	$1.45	4d	18	0.62mi
5400 Oakley Commons Blvd Union City, GA	2.0	2.0	1258	$1,257	$1.00	43d	1	0.78mi
4483 Flat Shoals Rd Union City, GA	1.0–2.0	1.0–2.5	957	$1,495	$1.56	43d	1	0.79mi
4500 Shannon Blvd Unit 7 Union City, GA	3.0	2.5	1503	$1,750	$1.16	4d	1	0.83mi
4050 Morgan Rd Union City, GA	1.0–3.0	1.0–2.0	988	$1,750	$1.77	5d	21	1.03mi
4701 Flat Shoals Rd Union City, GA	3.0	2.5–3.0	1600	$1,775	$1.11	3d	1	1.06mi
3550 Morning Creek Dr Atlanta, GA	4.0	2.0	1400	$1,730	$1.24	12d	1	1.09mi
3457 Sumersbe Ct Atlanta, GA	3.0	2.5	1800	$2,300	$1.28	5d	1	1.11mi
5825 Vernier Dr Atlanta, GA	3.0	2.0	1346	$1,615	$1.20	43d	1	1.15mi
5825 Vernier Dr Atlanta, GA	3.0	2.0	1346	$1,615	$1.20	5d	1	1.15mi
5825 Vernier Dr Atlanta, GA	3.0	2.0	1346	$1,615	$1.20	20d	1	1.15mi
5825 Vernier Dr Atlanta, GA	3.0	2.0	1346	$1,615	$1.20	24d	1	1.15mi
5645 Morning Creek Cir Atlanta, GA	3.0	2.0	1636	$1,565	$0.96	43d	1	1.21mi
3695 Morning Creek Dr Atlanta, GA	3.0	2.0	1491	$2,100	$1.41	43d	1	1.22mi
6770 Buffington Rd Union City, GA	1.0–3.0	1.0–2.0	950	$1,699	$1.79	2d	24	1.24mi
3477 Carriage Chase Rd Atlanta, GA	4.0	3.0	1545	$2,000	$1.29	24d	1	1.34mi
3650 Creekview Cir Atlanta, GA	3.0	3.5	1225	$1,689	$1.38	12d	1	1.40mi
3865 Morning Creek Dr Atlanta, GA	3.0	2.0	1134	$1,675	$1.48	43d	1	1.43mi
3760 Cedar Hurst Way Atlanta, GA	4.0	2.5	1595	$2,150	$1.35	10d	1	1.43mi
3514 Devon Chase Rd Atlanta, GA	3.0	2.0	1540	$1,720	$1.12	43d	1	1.44mi
2560 Foxlair Trl Atlanta, GA	4.0	2.0	1485	$1,795	$1.21	24d	1	1.46mi
835 Buffington Ct Union City, GA	4.0	2.5	1723	$2,165	$1.26	43d	1	1.48mi
6415 El Caudillo Ct Atlanta, GA	3.0	3.0	1498	$2,800	$1.87	4d	1	1.48mi

HOA detail

• Monthly dues: $165 · $1,980/yr

Listing history 27 events

1. 2026-06-18
   days on market $199,999 Active 30 DOM
2. 2026-06-17
   days on market $199,999 Active 29 DOM
3. 2026-06-16
   days on market $199,999 Active 28 DOM
4. 2026-06-15
   days on market $199,999 Active 27 DOM
5. 2026-06-13
   days on market $199,999 Active 25 DOM
6. 2026-06-09
   days on market $199,999 Active 21 DOM
7. 2026-06-08
   days on market $199,999 Active 20 DOM
8. 2026-06-07
   days on market $199,999 Active 19 DOM
9. 2026-06-04
   days on market $199,999 Active 16 DOM
10. 2026-06-03
    days on market $199,999 Active 15 DOM
11. 2026-06-01
    days on market $199,999 Active 13 DOM
12. 2026-05-31
    days on market $199,999 Active 12 DOM
13. 2026-05-11
    historical $199,999 774-char remark

    Show marketing remark (774 chars)

    Move-in ready and priced to sell in the desirable Shoals community! This well-maintained home features a bright, open layout with spacious living areas perfect for everyday living and entertaining. The kitchen offers ample cabinet space and flows seamlessly into the main living area. Upstairs, enjoy generously sized bedrooms including a large primary suite with private bath and excellent closet space. Additional rooms offer flexibility for guests, office, or growing households. Step outside to a private backyard-ideal for relaxing or hosting. Conveniently located just minutes from Hartsfield-Jackson Atlanta International Airport, major highways, shopping, and dining. Homes in this area move quickly-don't miss your opportunity. Schedule your showing today!

14. 2026-05-11
    historical $199,999 792-char remark

    Show marketing remark (774 chars)

    Move-in ready and priced to sell in the desirable Shoals community! This well-maintained home features a bright, open layout with spacious living areas perfect for everyday living and entertaining. The kitchen offers ample cabinet space and flows seamlessly into the main living area. Upstairs, enjoy generously sized bedrooms including a large primary suite with private bath and excellent closet space. Additional rooms offer flexibility for guests, office, or growing households. Step outside to a private backyard-ideal for relaxing or hosting. Conveniently located just minutes from Hartsfield-Jackson Atlanta International Airport, major highways, shopping, and dining. Homes in this area move quickly-don't miss your opportunity. Schedule your showing today!

15. 2022-06-01
    soldstatus $190,000
16. 2022-05-23
    historical

    Show marketing remark (400 chars)

    Come home to the security of home in the Heritage Walk gated community in Union City! Beautiful 3 bedroom 2.5 bath townhouse with foyer entrance. Kitchen has an open view to the dining room with appliances included. Living room with fireplace and a half bath downstairs. Upper level has 3 bedrooms, 2 full baths and laundry room. Convenient to Schools, Marta, interstates, downtown and entertainment.

17. 2022-05-19
    soldstatus $190,000 Closed

    Show marketing remark (400 chars)

    Come home to the security of home in the Heritage Walk gated community in Union City! Beautiful 3 bedroom 2.5 bath townhouse with foyer entrance. Kitchen has an open view to the dining room with appliances included. Living room with fireplace and a half bath downstairs. Upper level has 3 bedrooms, 2 full baths and laundry room. Convenient to Schools, Marta, interstates, downtown and entertainment.

18. 2022-05-19
    historical

    Show marketing remark (400 chars)

    Come home to the security of home in the Heritage Walk gated community in Union City! Beautiful 3 bedroom 2.5 bath townhouse with foyer entrance. Kitchen has an open view to the dining room with appliances included. Living room with fireplace and a half bath downstairs. Upper level has 3 bedrooms, 2 full baths and laundry room. Convenient to Schools, Marta, interstates, downtown and entertainment.

19. 2022-05-19
    soldstatus $190,000 Sold

    Show marketing remark (400 chars)

    Come home to the security of home in the Heritage Walk gated community in Union City! Beautiful 3 bedroom 2.5 bath townhouse with foyer entrance. Kitchen has an open view to the dining room with appliances included. Living room with fireplace and a half bath downstairs. Upper level has 3 bedrooms, 2 full baths and laundry room. Convenient to Schools, Marta, interstates, downtown and entertainment.

20. 2022-05-05
    listed $189,900

    Show marketing remark (400 chars)

    Come home to the security of home in the Heritage Walk gated community in Union City! Beautiful 3 bedroom 2.5 bath townhouse with foyer entrance. Kitchen has an open view to the dining room with appliances included. Living room with fireplace and a half bath downstairs. Upper level has 3 bedrooms, 2 full baths and laundry room. Convenient to Schools, Marta, interstates, downtown and entertainment.

21. 2022-04-25
    status Under Contract
22. 2022-04-16
    status Active
23. 2022-04-13
    historical
24. 2022-04-06
    status Under Contract
25. 2022-04-01
    listed $189,900 New
26. 2010-12-24
    price $79,900 Reduced
27. 2010-02-12
    price $89,900 Reduced

ⓘ 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: $1,747 · $146/mo
• Projected year-2 tax: $1,840 · $153/mo
• Expected delta: +$93/yr (+$8/mo · 5.3%)

ⓘ 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 · 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: $24,326
• − Mortgage interest: −$11,203
• − Property taxes: −$1,747
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,946
• − Management: −$1,946
• − HOA: −$1,980
• − Depreciation: −$5,818
• Taxable loss: −$1,315
• Est. tax savings @ 24.0%: +$316
• After-tax cash flow: $2,220/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): 25,130
• Household income: $48,184
• Rent vs Own: 61.3% rent · 38.7% own
• Severe rent burden: 1778.0

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% Hispanic / Latino 7% Two or more races 6% White 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 6%

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: ▲ 23.98%
• Current HPI: 239.3471
• Rent YoY: ▲ 2.20%
• 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

+122.5% since first listed

17 events — show timeline

• 2026-05-19 Listed $199,999 GAMLS
• 2026-05-19 Listed $199,999 FMLS
• 2026-05-11 Coming Soon $199,999 GAMLS
• 2026-05-11 Coming Soon $199,999 FMLS
• 2022-06-01 Sold (Public Records) $190,000 Public Records
• 2022-05-23 Listing Removed — FMLS
• 2022-05-19 Sold (MLS) $190,000 GAMLS
• 2022-05-19 Listing Removed — FMLS
• 2022-05-19 Sold (MLS) $190,000 FMLS
• 2022-05-05 Listed $189,900 FMLS
• 2022-04-25 Pending — GAMLS
• 2022-04-16 Relisted — GAMLS
• 2022-04-13 Listing Removed — GAMLS
• 2022-04-06 Pending — GAMLS
• 2022-04-01 Listed $189,900 GAMLS
• 2010-12-24 Price Changed $79,900 GAMLS
• 2010-02-12 Price Changed $89,900 GAMLS

Property tax history

+0.7%/yr

Latest (2025): $1,747 · +4.2% YoY. Source: county tax records.