196 Allegrini Dr · South Fulton, GA 30349

$365,000

4 bd · 3.0 ba · 2,728 sqft · SingleFamily public records · 41 Days on market

Built 2008 0.31 ac lot $134/sqft · at area comps Est $382k · at est. $50/mo HOA · 2% of rent

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• ARV discount +9.5/15.0
• Cash flow +8.7/30.0
• Schools +4.5/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.1/10.0

Listing remarks MLS

Welcome Home to this beautifully maintained 4BR/3BA home with over 2700 sq feet situated in a quiet cul de sac in the desirable Legacy Palmetto Farms subdivision. This home is move-in ready and full of style, this meticulously maintained home offers an unbeatable combination of location, space, and thoughtful upgrades. The main level boasts a large formal living room, dining room, spacious family room with fireplace, and a light-filled kitchen featuring granite countertops, natural wood painted cabinets, island with chair accessibility and breakfast area. There is an additional bedroom on the main level and a full bathroom ideal for guests, a home office, teen suite or an in-law suite. Upstairs, you'll find a true retreat in an oversized primary suite, featuring tray ceiling with sitting area. There is a large bathroom with a serene atmosphere including: dual vanities, soaking tub, walk-in shower, and walk-in closet. There are two secondary bedrooms upstairs with a full bathroom, plus an open landing that makes for a great office, playroom, etc. Enjoy relaxing or hosting gatherings under the covered patio and private backyard. This house is ideal for a buyer looking for a larger living space in one of the best-established neighborhoods in South Fulton conveniently located near schools, shopping, dining, and major highways; with quick access to Hartsfield Airport. This loving home offers comfort, style, and functionality. Don't miss your chance to tour this exceptional property-it won't last long! Roof recently replaced in 2021. 5K towards closing with an accepted offer before 5/31.

Key facts

• Tray ceiling
• Soaking tub
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• NATURAL WOOD PAINTED CABINETS
• BREAKFAST AREA
• OVERSIZED PRIMARY SUITE
• TRAY CEILING
• SOAKING TUB

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $600; HOA includes swim and tennis amenities; Community features: clubhouse and sidewalks

Exterior

• Parking: Attached garage with 2 spaces; Garage door opener; Garage at kitchen level
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone service available
• Home design: Two levels; Resale property; Brick (three sides) and vinyl siding exterior; Composition roof; Slab foundation
• Construction: Brick and vinyl siding construction; Composition roof; Slab foundation; Includes shed(s)
• Exterior features: Patio; Shed(s); Paved road access; No waterfront

Interior

• Kitchen: Eat-in kitchen with island; Walk-in pantry; Dishwasher; Disposal; Gas range; Microwave; Refrigerator
• Bedrooms: One main-level bedroom; Three upper-level bedrooms; Oversized master with sitting room
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: Three full bathrooms; Master bath with double vanity, separate tub and shower, soaking tub, and vaulted ceiling; One full bath on the main level; Two full baths on the upper level
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans
• Interior features: Disappearing attic stairs; Entrance foyer; High ceilings (including 9 ft on main, upper, and lower levels); Tray ceiling; Vaulted ceilings; Walk-in closets; Window treatments; Family room gas-started fireplace
• Laundry & utility: Laundry room on upper level (in hall)

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $-304 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $311k (14.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $259k (29.2% below list).
• Recommended offer: $259k (29.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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: Cliftondale Elementary School (math 27% / reading 37%, grade F, #582 of 1,228 statewide, top 50%, 667 students, 62% FRL); Renaissance Middle School (math 22% / reading 27%, grade F, #301 of 470 statewide, top 66%, 1,166 students, 71% FRL); Langston Hughes High School (math 8% / reading 17%, grade F, #336 of 424 statewide, top 80%, 1,964 students, 65% FRL) — zoned schools average 66% FRL vs 41% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 51% district-wide (-28 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 flat; 656 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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).
• At $2,586/mo this rent would consume 46% of the median local household income ($67k/yr) (locally 4258% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $39k of equity ($3k loan paydown + $36k appreciation (10.0% local appreciation)).
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($354k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $258,592 (29.2% 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 41 days. Have you received any prior offers? Is the seller open to a 29% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.71% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.57%
• DSCR: 0.84
• GRM: 11.8

CMA / ARV

• ARV (median comp): $381,601
• List price: $365,000
• Delta: -4.35%
• 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
312 Allegrini Dr	0.20mi	4/3.0	2,603 (-5%)	4mo	$485,000	$186	80
7737 Sylvaner Ln	0.48mi	4/3.0	2,567 (-6%)	2mo	$354,000	$138	66
7491 Hilltop Way	0.49mi	4/2.5	2,715 (-0%)	10mo	$336,000	$124	66
7705 Sylvaner Ln	0.42mi	4/2.5	2,792 (+2%)	16mo	$430,000	$154	61
750 Ambrose Ln	0.65mi	4/3.0	2,690 (-1%)	10mo	$295,000	$110	59
7466 Absinth Dr	0.38mi	4/3.0	2,524 (-8%)	15mo	$350,000	$139	57
7459 Old Chapel	0.49mi	4/2.5	2,572 (-6%)	10mo	$292,000	$114	57
7655 Wrotham Cir	0.61mi	4/3.0	2,511 (-8%)	4mo	$350,000	$139	55
3005 Pebble Creek Ln	0.35mi	4/2.5	2,483 (-9%)	16mo	$275,000	$111	53
7434 Absinth Dr	0.49mi	4/3.0	2,412 (-12%)	11mo	$355,000	$147	49
7481 Absinth Dr	0.35mi	5/3.0 (+1)	2,360 (-14%)	11mo	$350,000	$148	47
7644 Wrotham Cir	0.62mi	4/2.5	3,107 (+14%)	6mo	$360,000	$116	41

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: 21.2%
• Equity multiple: 2.70×
• Total profit: $174,119
• Equity at exit: $328,821

10-year hold

• IRR: 18.8%
• Equity multiple: 6.07×
• Total profit: $518,108
• Equity at exit: $709,115

Cash invested: $102,200 (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: 656
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,586 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$231 /mo · $2,771/yr
• Insurance: −$152
• HOA: −$50
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $-304

Break-even live

Break-even rent $2,971

Max offer price $311,265

Occupancy floor —

Sensitivity live

Price	-10% $-98	-5% $-201	+0% $-304	+5% $-407	+10% $-511
Rent	-10% $-508	-5% $-406	+0% $-304	+5% $-202	+10% $-100
Rate	-1.0pp $-120	-0.5pp $-211	base $-304	+0.5pp $-399	+1.0pp $-495

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7864 Wrotham Cir Atlanta, GA	5.0	3.0	3334	$2,601	$0.78	6d	1	0.16mi
7505 Absinth Dr Atlanta, GA	5.0	3.0	2580	$2,725	$1.06	6d	1	0.35mi
3075 Pebble Creek Ln Atlanta, GA	4.0	2.5	2128	$2,290	$1.08	23d	1	0.40mi
7510 Old Chapel Atlanta, GA	4.0	2.5	2469	$2,595	$1.05	45d	1	0.41mi
7622 Absinth Dr Atlanta, GA	3.0	2.5	2122	$2,535	$1.19	45d	1	0.48mi
7445 Absinth Dr Atlanta, GA	3.0	2.5	2329	$2,850	$1.22	25d	1	0.51mi
3225 Blackwood Ln Atlanta, GA	4.0	2.5	3200	$2,500	$0.78	45d	1	0.60mi
3225 Blackwood Ln Atlanta, GA	4.0	2.5	3011	$2,500	$0.83	25d	1	0.60mi
7130 Cavender Dr SW Atlanta, GA	5.0	3.0	2848	$2,850	$1.00	45d	1	0.78mi
270 Redding Rdg Atlanta, GA	5.0	3.0	3170	$2,735	$0.86	25d	1	0.91mi
250 Redding Rdg Atlanta, GA	5.0	3.0	3600	$2,500	$0.69	14d	1	0.93mi
2715 Piper Dr Atlanta, GA	5.0	3.0	2712	$3,100	$1.14	45d	1	1.43mi
2162 Capella Cir SW Atlanta, GA	3.0	2.5	1974	$2,000	$1.01	45d	1	1.45mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 23 events

1. 2026-06-21
   days on market $365,000 Active 41 DOM
2. 2026-06-18
   days on market $365,000 Active 38 DOM
3. 2026-06-17
   days on market $365,000 Active 37 DOM
4. 2026-06-16
   days on market $365,000 Active 36 DOM
5. 2026-06-15
   days on market $365,000 Active 35 DOM
6. 2026-06-13
   days on market $365,000 Active 33 DOM
7. 2026-06-09
   days on market $365,000 Active 29 DOM
8. 2026-06-08
   days on market $365,000 Active 28 DOM
9. 2026-06-07
   days on market $365,000 Active 27 DOM
10. 2026-06-04
    days on market $365,000 Active 24 DOM
11. 2026-06-03
    days on market $365,000 Active 23 DOM
12. 2026-06-01
    days on market $365,000 Active 21 DOM
13. 2026-05-31
    days on market $365,000 Active 20 DOM
14. 2026-05-10
    listed $365,000 New 1608-char remark

    Show marketing remark (1608 chars)

    Welcome Home to this beautifully maintained 4BR/3BA home with over 2700 sq feet situated in a quiet cul de sac in the desirable Legacy Palmetto Farms subdivision. This home is move-in ready and full of style, this meticulously maintained home offers an unbeatable combination of location, space, and thoughtful upgrades. The main level boasts a large formal living room, dining room, spacious family room with fireplace, and a light-filled kitchen featuring granite countertops, natural wood painted cabinets, island with chair accessibility and breakfast area. There is an additional bedroom on the main level and a full bathroom ideal for guests, a home office, teen suite or an in-law suite. Upstairs, you'll find a true retreat in an oversized primary suite, featuring tray ceiling with sitting area. There is a large bathroom with a serene atmosphere including: dual vanities, soaking tub, walk-in shower, and walk-in closet. There are two secondary bedrooms upstairs with a full bathroom, plus an open landing that makes for a great office, playroom, etc. Enjoy relaxing or hosting gatherings under the covered patio and private backyard. This house is ideal for a buyer looking for a larger living space in one of the best-established neighborhoods in South Fulton conveniently located near schools, shopping, dining, and major highways; with quick access to Hartsfield Airport. This loving home offers comfort, style, and functionality. Don't miss your chance to tour this exceptional property-it won't last long! Roof recently replaced in 2021. 5K towards closing with an accepted offer before 5/31.

15. 2026-05-10
    listed $365,000 Active 1608-char remark

    Show marketing remark (1608 chars)

    Welcome Home to this beautifully maintained 4BR/3BA home with over 2700 sq feet situated in a quiet cul de sac in the desirable Legacy Palmetto Farms subdivision. This home is move-in ready and full of style, this meticulously maintained home offers an unbeatable combination of location, space, and thoughtful upgrades. The main level boasts a large formal living room, dining room, spacious family room with fireplace, and a light-filled kitchen featuring granite countertops, natural wood painted cabinets, island with chair accessibility and breakfast area. There is an additional bedroom on the main level and a full bathroom ideal for guests, a home office, teen suite or an in-law suite. Upstairs, you'll find a true retreat in an oversized primary suite, featuring tray ceiling with sitting area. There is a large bathroom with a serene atmosphere including: dual vanities, soaking tub, walk-in shower, and walk-in closet. There are two secondary bedrooms upstairs with a full bathroom, plus an open landing that makes for a great office, playroom, etc. Enjoy relaxing or hosting gatherings under the covered patio and private backyard. This house is ideal for a buyer looking for a larger living space in one of the best-established neighborhoods in South Fulton conveniently located near schools, shopping, dining, and major highways; with quick access to Hartsfield Airport. This loving home offers comfort, style, and functionality. Don't miss your chance to tour this exceptional property-it won't last long! Roof recently replaced in 2021. 5K towards closing with an accepted offer before 5/31.

16. 2025-11-10
    historical
17. 2025-11-10
    historical
18. 2025-09-23
    price $372,500
19. 2025-09-23
    price $372,500
20. 2025-08-27
    listed $380,000 Active
21. 2025-08-27
    listed $380,000 New
22. 2013-02-01
    historical
23. 2012-09-27
    listed $198,000 New

ⓘ 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: $2,771 · $231/mo
• Projected year-2 tax: $3,358 · $280/mo
• Expected delta: +$587/yr (+$49/mo · 21.2%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,031
• − Mortgage interest: −$20,446
• − Property taxes: −$2,771
• − Insurance: −$1,825
• − Repairs & maintenance: −$2,482
• − Management: −$2,482
• − HOA: −$600
• − Depreciation: −$10,618
• Taxable loss: −$10,193
• Est. tax savings @ 24.0%: +$2,446
• After-tax cash flow: $-1,204/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

+84.3% since first listed

10 events — show timeline

• 2026-05-10 Listed $365,000 FMLS
• 2026-05-10 Listed $365,000 GAMLS
• 2025-11-10 Listing Removed — GAMLS
• 2025-11-10 Listing Removed — FMLS
• 2025-09-23 Price Changed $372,500 FMLS
• 2025-09-23 Price Changed $372,500 GAMLS
• 2025-08-27 Listed $380,000 GAMLS
• 2025-08-27 Listed $380,000 FMLS
• 2013-02-01 Listing Removed — GAMLS
• 2012-09-27 Listed $198,000 GAMLS

Property tax history

+1.8%/yr

Latest (2025): $2,771 · +3.6% YoY. Source: county tax records.