4299 Stonewall Tell Rd · South Fulton, GA 30349

$399,000

3 bd · 2.0 ba · 1,425 sqft · SingleFamily public records · 19 Days on market

Built 1964 1.29 ac lot $280/sqft · 140% above area Est $426k · 6% under

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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).

• ARV discount +10.3/15.0
• Appreciation +10.0/10.0
• Cash flow +5.0/30.0
• Schools +4.5/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

WOW! BEAUTIFUL, MASTER ON MAIN + FULL FINISHED BASEMENT ON PRIVATE LARGE LOT (1.29 ACRES)! NO HOA/NO SUBDIVISION! Total Square Feet 4,275. Open & Spacious + NEW EVERYTHING, Complete Renovation/Total Remodel! 6 HUGE bedrooms with ample closet space and 4 nice size bathrooms, dual vanity, stunning tile showers, jacuzzi, recessed lighting, HUGE DECK off owner suite, Loft Overlooking Main area & Lots of Natural light throughout. New Roof, Hvac System, Hardwood floors, new plush carpet, OVER SIZE ISLAND in kitchen w/Granite Counters, breakfast bar, Stainless Steel appliances & so much more. Large Finished Basement w/additional rooms can convert into separate living quarters or In-Law Suite. Super enlarged driveway for additional vehicles 6+ cars/trucks. This home offers great space In & Outdoors. Perfect for entertaining & Private for Work-Space for home owners who may run in-home or on the road business who need that extra outdoor space to park extra vehicles + LOTS OF PRIVACY! Great location, convenient to downtown Atlanta, Airport, Interstates, Shopping, Schools, House of worship, etc. Space between you & next house + All this IN & OUTDOOR SPACE! A MUST SEE BEAUTY for the $$!!

Key facts

• Walk-in closet
• Remodeled kitchen
• Exterior deck

Tags

• REMODELED KITCHEN
• EXTERIOR DECK
• HUGE PRIMARY BATHROOM
• WALK-IN CLOSET
• FULL WALK-IN BATHROOM
• GUEST FULL BATHROOM

Property features AI

Exterior

• Parking: 2-car garage; Driveway parking; Open parking available
• Utilities: Public water; Public sewer; 220-volt electric; Cable available; Electricity available; Sewer available; Underground utilities; Water available
• Home design: Three or more levels; Resale property
• Construction: Brick 4 sides and wood siding; Shingle roof; Block foundation
• Exterior features: Private entrance; Deck

Interior

• Kitchen: White cabinets; Kitchen island; Pantry; Open view to family room; Dishwasher; Electric range; Microwave
• Bedrooms: Master on main; Double master bedroom; 1 main level bedroom; 3 upper level bedrooms; 2 lower level bedrooms
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 4 full bathrooms; 1 half bathroom; Main level has 1 bathroom and 1 half bathroom; Upper level has 2 full bathrooms; Lower level has 1 full bathroom; Master bath with double vanity, separate tub and shower, and soaking tub
• Heating & cooling: Central heat; Central air
• Interior features: Double vanity; High 9-ft ceilings on main level; Recessed lighting; Walk-in closets; Double pane windows; No common walls
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $-948 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (42.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (49.8% below list).
• Recommended offer: $200k (49.8% below list) — sets the bar for 1% rule.
• Cap rate 3.4% vs local median 4.6% in South Fulton — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Stonewall Tell Elementary School (math 37% / reading 42%, grade F, #435 of 1,228 statewide, top 37%, 638 students, 55% FRL); Sandtown Middle School (math 24% / reading 35%, grade F, #249 of 470 statewide, top 55%, 1,057 students, 57% FRL); Westlake High School (math 27% / reading 5%, grade F, #287 of 424 statewide, top 68%, 2,461 students, 43% FRL).
• Zoned-school proficiency averages 28% at this address vs 51% district-wide (-23 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; 651 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 36% 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 $43k of equity ($3k loan paydown + $40k 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 ~$69k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($393k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,106 (49.8% 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. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.50% ✗
• Cap rate: 3.44%
• Cash-on-cash: -10.18%
• DSCR: 0.55
• GRM: 16.6

CMA / ARV

• ARV (median comp): $425,942
• List price: $399,000
• Delta: -6.33%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4160 Stonewall Tell Rd	0.45mi	2/1.0 (-1)	1,517 (+6%)	11mo	$142,000	$94	50

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: 16.7%
• Equity multiple: 2.37×
• Total profit: $152,800
• Equity at exit: $359,451

10-year hold

• IRR: 15.6%
• Equity multiple: 5.38×
• Total profit: $489,670
• Equity at exit: $775,169

Cash invested: $111,720 (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: 16.6×

Monthly cashflow live

• Estimated rent: $2,001 high
• Mortgage (P&I): −$2,092
• Tax from tax record: −$270 /mo · $3,237/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-948

Break-even live

Break-even rent $3,201

Max offer price $231,609

Occupancy floor —

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4365 Stonewall Tell Rd Atlanta, GA	3.0	2.0	1460	$1,823	$1.25	43d	1	0.37mi
4660 Derrick Rd Atlanta, GA	1.0–3.0	1.0–2.0	1029	$2,724	$2.65	1d	32	0.79mi
4110 Cranwood Dr Atlanta, GA	3.0	2.0	1424	$1,915	$1.34	2d	1	0.88mi
4115 Cranwood Dr Atlanta, GA	3.0	2.0	1392	$2,200	$1.58	12d	1	0.92mi
3920 Cliftondale Pl Atlanta, GA	3.0	2.0	1650	$1,800	$1.09	24d	1	1.16mi
5664 Wakehurst Dr Atlanta, GA	3.0	2.5	1835	$2,210	$1.20	43d	1	1.22mi
3643 Uppark Dr Atlanta, GA	3.0	2.5	1704	$2,100	$1.23	2d	1	1.38mi

Listing history 12 events

1. 2026-05-14
   status Pending 908-char remark
2. 2026-04-25
   listed $399,000 Active 908-char remark
3. 2022-11-12
   historical
4. 2020-12-18
   soldstatus $329,000
5. 2020-12-14
   soldstatus $329,000 Sold 1222-char remark

   Show marketing remark (1222 chars)

   WOW! BEAUTIFUL, MASTER ON MAIN + FULL FINISHED BASEMENT ON PRIVATE LARGE LOT (1.29 ACRES)! NO HOA/NO SUBDIVISION! Total Square Feet 4,275. Open & Spacious + NEW EVERYTHING, Complete Renovation/Total Remodel! 6 HUGE bedrooms with ample closet space and 4 nice size bathrooms, dual vanity, stunning tile showers, jacuzzi, recessed lighting, HUGE DECK off owner suite, Loft Overlooking Main area & Lots of Natural light throughout. New Roof, Hvac System, Hardwood floors, new plush carpet, OVER SIZE ISLAND in kitchen w/Granite Counters, breakfast bar, Stainless Steel appliances & so much more. Large Finished Basement w/additional rooms can convert into separate living quarters or In-Law Suite. Super enlarged driveway for additional vehicles 6+ cars/trucks. This home offers great space In & Outdoors. Perfect for entertaining & Private for Work-Space for home owners who may run in-home or on the road business who need that extra outdoor space to park extra vehicles + LOTS OF PRIVACY! Great location, convenient to downtown Atlanta, Airport, Interstates, Shopping, Schools, House of worship, etc. Space between you & next house + All this IN & OUTDOOR SPACE! A MUST SEE BEAUTY for the $$!!

6. 2020-12-11
   status Under Contract 1222-char remark

   Show marketing remark (1222 chars)

   WOW! BEAUTIFUL, MASTER ON MAIN + FULL FINISHED BASEMENT ON PRIVATE LARGE LOT (1.29 ACRES)! NO HOA/NO SUBDIVISION! Total Square Feet 4,275. Open & Spacious + NEW EVERYTHING, Complete Renovation/Total Remodel! 6 HUGE bedrooms with ample closet space and 4 nice size bathrooms, dual vanity, stunning tile showers, jacuzzi, recessed lighting, HUGE DECK off owner suite, Loft Overlooking Main area & Lots of Natural light throughout. New Roof, Hvac System, Hardwood floors, new plush carpet, OVER SIZE ISLAND in kitchen w/Granite Counters, breakfast bar, Stainless Steel appliances & so much more. Large Finished Basement w/additional rooms can convert into separate living quarters or In-Law Suite. Super enlarged driveway for additional vehicles 6+ cars/trucks. This home offers great space In & Outdoors. Perfect for entertaining & Private for Work-Space for home owners who may run in-home or on the road business who need that extra outdoor space to park extra vehicles + LOTS OF PRIVACY! Great location, convenient to downtown Atlanta, Airport, Interstates, Shopping, Schools, House of worship, etc. Space between you & next house + All this IN & OUTDOOR SPACE! A MUST SEE BEAUTY for the $$!!

7. 2020-11-12
   price $354,000 1222-char remark

   Show marketing remark (1222 chars)

   WOW! BEAUTIFUL, MASTER ON MAIN + FULL FINISHED BASEMENT ON PRIVATE LARGE LOT (1.29 ACRES)! NO HOA/NO SUBDIVISION! Total Square Feet 4,275. Open & Spacious + NEW EVERYTHING, Complete Renovation/Total Remodel! 6 HUGE bedrooms with ample closet space and 4 nice size bathrooms, dual vanity, stunning tile showers, jacuzzi, recessed lighting, HUGE DECK off owner suite, Loft Overlooking Main area & Lots of Natural light throughout. New Roof, Hvac System, Hardwood floors, new plush carpet, OVER SIZE ISLAND in kitchen w/Granite Counters, breakfast bar, Stainless Steel appliances & so much more. Large Finished Basement w/additional rooms can convert into separate living quarters or In-Law Suite. Super enlarged driveway for additional vehicles 6+ cars/trucks. This home offers great space In & Outdoors. Perfect for entertaining & Private for Work-Space for home owners who may run in-home or on the road business who need that extra outdoor space to park extra vehicles + LOTS OF PRIVACY! Great location, convenient to downtown Atlanta, Airport, Interstates, Shopping, Schools, House of worship, etc. Space between you & next house + All this IN & OUTDOOR SPACE! A MUST SEE BEAUTY for the $$!!

8. 2020-10-27
   historical
9. 2020-10-26
   listed $359,550 New 1222-char remark

   Show marketing remark (1222 chars)

   WOW! BEAUTIFUL, MASTER ON MAIN + FULL FINISHED BASEMENT ON PRIVATE LARGE LOT (1.29 ACRES)! NO HOA/NO SUBDIVISION! Total Square Feet 4,275. Open & Spacious + NEW EVERYTHING, Complete Renovation/Total Remodel! 6 HUGE bedrooms with ample closet space and 4 nice size bathrooms, dual vanity, stunning tile showers, jacuzzi, recessed lighting, HUGE DECK off owner suite, Loft Overlooking Main area & Lots of Natural light throughout. New Roof, Hvac System, Hardwood floors, new plush carpet, OVER SIZE ISLAND in kitchen w/Granite Counters, breakfast bar, Stainless Steel appliances & so much more. Large Finished Basement w/additional rooms can convert into separate living quarters or In-Law Suite. Super enlarged driveway for additional vehicles 6+ cars/trucks. This home offers great space In & Outdoors. Perfect for entertaining & Private for Work-Space for home owners who may run in-home or on the road business who need that extra outdoor space to park extra vehicles + LOTS OF PRIVACY! Great location, convenient to downtown Atlanta, Airport, Interstates, Shopping, Schools, House of worship, etc. Space between you & next house + All this IN & OUTDOOR SPACE! A MUST SEE BEAUTY for the $$!!

10. 2020-10-08
    price $364,900
11. 2020-09-29
    price $374,900
12. 2020-09-11
    listed $384,900 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: $3,237 · $270/mo
• Projected year-2 tax: $3,671 · $306/mo
• Expected delta: +$434/yr (+$36/mo · 13.4%)

ⓘ 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 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,013
• − Mortgage interest: −$22,350
• − Property taxes: −$3,237
• − Insurance: −$1,995
• − Repairs & maintenance: −$1,921
• − Management: −$1,921
• − Depreciation: −$11,607
• Taxable loss: −$19,019
• Est. tax savings @ 24.0%: +$4,565
• After-tax cash flow: $-6,806/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

+0.8% since first listed

13 events — show timeline

• 2026-06-03 Sold (MLS) $387,800 FMLS
• 2026-05-14 Pending — FMLS
• 2026-04-25 Listed $399,000 FMLS
• 2022-11-12 Rental Removed — FMLS
• 2020-12-18 Sold (Public Records) $329,000 Public Records
• 2020-12-14 Sold (MLS) $329,000 GAMLS
• 2020-12-11 Pending — GAMLS
• 2020-11-12 Price Changed $354,000 GAMLS
• 2020-10-27 Listing Removed — GAMLS
• 2020-10-26 Listed $359,550 GAMLS
• 2020-10-08 Price Changed $364,900 GAMLS
• 2020-09-29 Price Changed $374,900 GAMLS
• 2020-09-11 Listed $384,900 GAMLS

Property tax history

+41.9%/yr

Latest (2025): $3,237 · -0.0% YoY. Source: county tax records.