2840 Stonewall Ln SW · South Fulton, GA 30331

$349,900

4 bd · 2.5 ba · 2,242 sqft · SingleFamily public records · 113 Days on market

Built 2004 10,332 sqft lot $156/sqft · 12% below area Est $399k · 12% under $46/mo HOA · 2% of rent ↓ 3% since listing

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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).

• Cash flow +13.4/30.0
• ARV discount +13.1/15.0
• Schools +4.5/10.0
• DSCR +4.0/10.0
• Rent growth +3.2/5.0
• 1% rule +2.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE REDUCTION! VERY MOTIVATED. Back on the market with better than new upgrades and impressive improvements! Meticulously maintained 4BR/2.5BA, this beautiful home offers a spacious 2,242 +- sq ft on a quarter-acre lot in the desirable Stonewall Tell area. Upgrades include recently replaced windows, custom rear sliding door, wide-plank lvp throughout, newer roof (2018), HVAC (2021), and fresh interior paint. Bright, open-concept main level connects living, dining, and kitchen areas. Kitchen features abundant cabinetry, eat-in space, and separate dining room access. Spacious primary suite with private bath upstairs, plus three additional bedrooms. Private, quiet backyard with extended patio is perfect for entertaining, cookouts and peaceful mornings. Convenient to Camp Creek, I-285, shopping, many restaurants and area schools. Move-in ready!

Key facts

• Hvac
• Wide-plank lvp
• Newer roof

Tags

• RECENTLY REPLACED WINDOWS
• CUSTOM REAR SLIDING DOOR
• WIDE-PLANK LVP
• NEWER ROOF
• HVAC
• FRESH INTERIOR PAINT

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $9 ($103/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 $270k (22.7% below list).
• Recommended offer: $270k (22.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 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.
• Market conditions: Rents rising (+2.6%/yr); 483 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• At $2,704/mo this rent would consume 52% of the median local household income ($63k/yr) (locally 3748% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 113 days — a 9% lower offer ($318k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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: moderate wind risk, 25% 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 $270,367 (22.7% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 23% 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. 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: 0.77% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.11%
• DSCR: 1.00
• GRM: 10.8

CMA / ARV

• ARV (median comp): $399,414
• List price: $349,900
• Delta: -12.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.63% rent growth · sell at horizon

5-year hold

• IRR: -16.6%
• Equity multiple: 0.42×
• Total profit: $-57,292
• Equity at exit: $52,171

10-year hold

• IRR: -9.0%
• Equity multiple: 0.45×
• Total profit: $-53,829
• Equity at exit: $30,253

Cash invested: $97,972 (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 30331

• Home prices YoY: -34.2%
• Rents YoY: 2.6%
• Active inventory: 483
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,704 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$101 /mo · $1,207/yr
• Insurance: −$146
• HOA: −$46
• Vacancy / Maint / Mgmt: −$568
• Net cashflow: $9

Break-even live

Break-even rent $2,693

Max offer price $349,900

Occupancy floor 95%

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6483 Stonelake Pl SW Atlanta, GA	5.0	2.5	2624	$2,546	$0.97	5d	1	0.41mi
6333 Selborn Dr SW Atlanta, GA	5.0	3.5	2949	$3,400	$1.15	18d	1	0.70mi
6384 Sundowner Pl SW Atlanta, GA	3.0	2.5	1695	$2,350	$1.39	2d	1	0.81mi
6386 Sundowner Pl SW Atlanta, GA	4.0	2.5	1773	$2,795	$1.58	43d	1	0.82mi
6386 Sundowner Pl SW Atlanta, GA	4.0	2.5	1695	$2,499	$1.47	16d	1	0.82mi
6237 Selborn Dr SW Atlanta, GA	5.0	3.0	2970	$2,660	$0.90	24d	1	0.86mi
2715 Piper Dr Atlanta, GA	5.0	3.0	2712	$3,100	$1.14	43d	1	0.87mi

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 20 events

1. 2026-06-18
   days on market $349,900 Active 113 DOM
2. 2026-06-17
   days on market $349,900 Active 112 DOM
3. 2026-06-16
   days on market $349,900 Active 111 DOM
4. 2026-06-15
   days on market $349,900 Active 110 DOM
5. 2026-06-13
   days on market $349,900 Active 108 DOM
6. 2026-06-09
   days on market $349,900 Active 104 DOM
7. 2026-06-08
   days on market $349,900 Active 103 DOM
8. 2026-06-07
   days on market $349,900 Active 102 DOM
9. 2026-06-04
   days on market $349,900 Active 99 DOM
10. 2026-06-03
    days on market $349,900 Active 98 DOM
11. 2026-06-01
    days on market $349,900 Active 96 DOM
12. 2026-05-31
    days on market $349,900 Active 95 DOM
13. 2026-05-14
    price $349,900 864-char remark

    Show marketing remark (802 chars)

    PRICE REDUCTION! VERY MOTIVATED! Back on the market with better than new upgrades and impressive improvements! Beautifully maintained 4BR/2.5BA home offering 2,242 +- sq ft on a quarter-acre lot in the desirable Stonewall Tell area. Upgrades include recently replaced windows, custom rear sliding door, wide-plank lvp throughout, newer roof (2018), HVAC (2021), and fresh interior paint. Bright, open-concept main level connects living, dining, and kitchen areas. Kitchen features abundant cabinetry, eat-in space, and separate dining room access. Spacious primary suite with private bath upstairs, plus three additional bedrooms. Private, quiet backyard with extended patio is perfect for entertaining. Convenient to Camp Creek, I-285, shopping, restaurants and area schools. Move-in ready!

14. 2026-05-14
    price $349,900 802-char remark

    Show marketing remark (802 chars)

    PRICE REDUCTION! VERY MOTIVATED! Back on the market with better than new upgrades and impressive improvements! Beautifully maintained 4BR/2.5BA home offering 2,242 +- sq ft on a quarter-acre lot in the desirable Stonewall Tell area. Upgrades include recently replaced windows, custom rear sliding door, wide-plank lvp throughout, newer roof (2018), HVAC (2021), and fresh interior paint. Bright, open-concept main level connects living, dining, and kitchen areas. Kitchen features abundant cabinetry, eat-in space, and separate dining room access. Spacious primary suite with private bath upstairs, plus three additional bedrooms. Private, quiet backyard with extended patio is perfect for entertaining. Convenient to Camp Creek, I-285, shopping, restaurants and area schools. Move-in ready!

15. 2026-03-27
    price $359,000 802-char remark

    Show marketing remark (864 chars)

    PRICE REDUCTION! VERY MOTIVATED. Back on the market with better than new upgrades and impressive improvements! Meticulously maintained 4BR/2.5BA, this beautiful home offers a spacious 2,242 +- sq ft on a quarter-acre lot in the desirable Stonewall Tell area. Upgrades include recently replaced windows, custom rear sliding door, wide-plank lvp throughout, newer roof (2018), HVAC (2021), and fresh interior paint. Bright, open-concept main level connects living, dining, and kitchen areas. Kitchen features abundant cabinetry, eat-in space, and separate dining room access. Spacious primary suite with private bath upstairs, plus three additional bedrooms. Private, quiet backyard with extended patio is perfect for entertaining, cookouts and peaceful mornings. Convenient to Camp Creek, I-285, shopping, many restaurants and area schools. Move-in ready!

16. 2026-03-27
    price $359,000 864-char remark

    Show marketing remark (864 chars)

    PRICE REDUCTION! VERY MOTIVATED. Back on the market with better than new upgrades and impressive improvements! Meticulously maintained 4BR/2.5BA, this beautiful home offers a spacious 2,242 +- sq ft on a quarter-acre lot in the desirable Stonewall Tell area. Upgrades include recently replaced windows, custom rear sliding door, wide-plank lvp throughout, newer roof (2018), HVAC (2021), and fresh interior paint. Bright, open-concept main level connects living, dining, and kitchen areas. Kitchen features abundant cabinetry, eat-in space, and separate dining room access. Spacious primary suite with private bath upstairs, plus three additional bedrooms. Private, quiet backyard with extended patio is perfect for entertaining, cookouts and peaceful mornings. Convenient to Camp Creek, I-285, shopping, many restaurants and area schools. Move-in ready!

17. 2026-02-23
    listed $360,000 New 802-char remark

    Show marketing remark (864 chars)

    PRICE REDUCTION! VERY MOTIVATED. Back on the market with better than new upgrades and impressive improvements! Meticulously maintained 4BR/2.5BA, this beautiful home offers a spacious 2,242 +- sq ft on a quarter-acre lot in the desirable Stonewall Tell area. Upgrades include recently replaced windows, custom rear sliding door, wide-plank lvp throughout, newer roof (2018), HVAC (2021), and fresh interior paint. Bright, open-concept main level connects living, dining, and kitchen areas. Kitchen features abundant cabinetry, eat-in space, and separate dining room access. Spacious primary suite with private bath upstairs, plus three additional bedrooms. Private, quiet backyard with extended patio is perfect for entertaining, cookouts and peaceful mornings. Convenient to Camp Creek, I-285, shopping, many restaurants and area schools. Move-in ready!

18. 2026-02-23
    listed $360,000 Active 864-char remark

    Show marketing remark (864 chars)

    PRICE REDUCTION! VERY MOTIVATED. Back on the market with better than new upgrades and impressive improvements! Meticulously maintained 4BR/2.5BA, this beautiful home offers a spacious 2,242 +- sq ft on a quarter-acre lot in the desirable Stonewall Tell area. Upgrades include recently replaced windows, custom rear sliding door, wide-plank lvp throughout, newer roof (2018), HVAC (2021), and fresh interior paint. Bright, open-concept main level connects living, dining, and kitchen areas. Kitchen features abundant cabinetry, eat-in space, and separate dining room access. Spacious primary suite with private bath upstairs, plus three additional bedrooms. Private, quiet backyard with extended patio is perfect for entertaining, cookouts and peaceful mornings. Convenient to Camp Creek, I-285, shopping, many restaurants and area schools. Move-in ready!

19. 2025-12-08
    historical
20. 2025-11-11
    listed $360,000 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: $1,207 · $101/mo
• Projected year-2 tax: $3,219 · $268/mo
• Expected delta: +$2,012/yr (+$168/mo · 166.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $32,444
• − Mortgage interest: −$19,600
• − Property taxes: −$1,207
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,596
• − Management: −$2,596
• − HOA: −$552
• − Depreciation: −$10,179
• Taxable loss: −$6,034
• Est. tax savings @ 24.0%: +$1,448
• After-tax cash flow: $1,551/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: 629,525
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 62,567
• Household income: $62,623
• Rent vs Own: 46.8% rent · 53.2% own
• Severe rent burden: 3748.0

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 (94%)
• Race & ethnicity: Black 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Hispanic 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 1% 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: ▼ -106.38%
• Current HPI: 204.5402
• Rent YoY: ▲ 2.63%
• 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

-2.8% since first listed

8 events — show timeline

• 2026-05-14 Price Changed $349,900 FMLS
• 2026-05-14 Price Changed $349,900 GAMLS
• 2026-03-27 Price Changed $359,000 GAMLS
• 2026-03-27 Price Changed $359,000 FMLS
• 2026-02-23 Listed $360,000 FMLS
• 2026-02-23 Listed $360,000 GAMLS
• 2025-12-08 Listing Removed — GAMLS
• 2025-11-11 Listed $360,000 GAMLS

Property tax history

-3.5%/yr

Latest (2025): $1,207 · +6.4% YoY. Source: county tax records.