1008 Creel Ln · South Fulton, GA 30349

$245,000

3 bd · 2.5 ba · 1,642 sqft · Townhouse public records · 50 Days on market

Built 2020 1,089 sqft lot $149/sqft · 15% below area Est $288k · 15% under $100/mo HOA · 5% 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).

• ARV discount +14.3/15.0
• Appreciation +10.0/10.0
• Cash flow +9.7/30.0
• Schools +4.5/10.0
• 1% rule +2.8/10.0
• DSCR +2.8/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Tucked back in a gated community, just minutes from I-85, this well-kept END UNIT townhome is just what you've been looking for! Follow the beautiful wood-grained floors from the cozy foyer into a seamless layout of living, dining, and kitchen space, and unwind after a long day with everything at your fingertips! Its end unit location means a bigger green space for children and/or pets, and a little extra breathing room. Upstairs, you'll find a spacious primary suite & walk-in closet, along with 2 additional bedrooms, a second bathroom, and laundry room. Our seller has taken great care of this home and is looking forward to passing the keys along to its next owner. Schedule a showing and let's make it yours!

Key facts

• Gated community
• Green space
• End unit

Tags

• GATED COMMUNITY
• END UNIT
• GREEN SPACE
• WALK-IN CLOSET
• LAUNDRY ROOM

Property features AI

Finance

• Other: Community of approximately 150 units; City street frontage with asphalt road
• HOA & community: Monthly association fee of $100; HOA covers grounds maintenance, pest control, and termite service; Homeowners association with sidewalks

Exterior

• Parking: Attached garage with garage door opener (1 garage space, 1 total parking)
• Security: Gated community
• Utilities: Public water; Public sewer; 220-volt electric; Underground utilities
• Home design: Two levels; Fee simple ownership; Resale property
• Construction: Cement siding and concrete construction; Composition roof; Slab foundation; Built with durable materials (resale condition)
• Exterior features: Patio

Interior

• Kitchen: Breakfast bar; White cabinets; Eat-in kitchen; Kitchen island; Pantry; Solid surface counters; Open view to family room; Dishwasher; Microwave; Refrigerator
• Bedrooms: Three upper-level bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom; Master bathroom with double vanity, separate tub and shower, and soaking tub
• Heating & cooling: Central heating (forced air); Central air; Ceiling fans
• Interior features: Double vanity in bathrooms; High-speed internet; Walk-in closets; Double-pane windows; End unit with one common wall and no one above
• Laundry & utility: Upper-level laundry room; Laundry located in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $245k.

Deal economics

• At list price, monthly cash flow is $-160 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (11.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (22.1% below list).
• Recommended offer: $191k (22.1% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.6% in South Fulton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Nolan Elementary School (math 24% / reading 22%, grade F, #796 of 1,228 statewide, top 65%, 710 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 36% 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 flat; 651 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 34% 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 $26k of equity ($2k loan paydown + $24k 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 ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 2 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: 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 $190,850 (22.1% 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 50 days. Have you received any prior offers? Is the seller open to a 22% 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. 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: 0.78% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.79%
• DSCR: 0.88
• GRM: 10.7

CMA / ARV

• ARV (median comp): $288,347
• List price: $245,000
• Delta: -15.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1206 Creel Ln	0.05mi	3/2.5	1,652 (+1%)	2mo	$240,000	$145	95
1901 Creel Ln	0.11mi	3/2.5	1,642 (0%)	3mo	$240,000	$146	92
7005 Livia Pt	0.10mi	3/2.5	1,568 (-4%)	13mo	$255,000	$163	77
1103 Pine Tree Trl	0.09mi	3/2.5	1,466 (-11%)	4mo	$75,000	$51	74
3008 Pine Tree Trl Unit 16D	0.03mi	3/2.5	1,466 (-11%)	12mo	$126,000	$86	71
1109 Pinetree Trl	0.08mi	3/2.5	1,466 (-11%)	14mo	$105,100	$72	67
7002 Galloway Pt	0.22mi	3/2.5	1,428 (-13%)	19mo	$225,000	$158	52

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: 21.7%
• Equity multiple: 2.74×
• Total profit: $119,415
• Equity at exit: $220,715

10-year hold

• IRR: 19.1%
• Equity multiple: 6.14×
• Total profit: $352,494
• Equity at exit: $475,981

Cash invested: $68,600 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,908 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$181 /mo · $2,167/yr
• Insurance: −$102
• HOA: −$100
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $-160

Break-even live

Break-even rent $2,111

Max offer price $216,783

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3206 Pine Tree Trl Unit 15C Atlanta, GA	3.0	2.5	1466	$1,950	$1.33	4d	1	0.03mi
7060 Kimberly Mill Rd Atlanta, GA	3.0	1.0	1056	$1,425	$1.35	5d	1	0.30mi
2550 Hallie Mill Rd Atlanta, GA	3.0	2.0	1372	$1,600	$1.17	12d	1	0.31mi
7156 Tanger Blvd Riverdale, GA	4.0	2.5	1984	$2,229	$1.12	2d	1	0.33mi
110 Fruitwood Trce Unit A Riverdale, GA	3.0	2.0	1100	$1,800	$1.64	20d	1	0.35mi
2722 South Hills Riverdale, GA	3.0	2.5	1722	$2,200	$1.28	5d	1	0.41mi
2529 Wood Bend Ln Riverdale, GA	3.0	2.5	1508	$1,945	$1.29	43d	1	0.42mi
7025 Brentwood Ct Riverdale, GA	2.0	1.5	1124	$1,425	$1.27	43d	1	0.42mi
2590 South Hills Riverdale, GA	3.0	2.5	1850	$2,005	$1.08	12d	1	0.42mi
6870 Old Bethsaida Way Riverdale, GA	4.0	2.5	1916	$1,973	$1.03	43d	1	0.44mi
145 W Village Ct Riverdale, GA	3.0	2.5	1284	$1,865	$1.45	5d	1	0.46mi
7045 Birling Dr Atlanta, GA	4.0	3.0	1488	$1,765	$1.19	43d	1	0.47mi
2625 Carolina Rdg Riverdale, GA	4.0	2.5	1936	$2,125	$1.10	20d	1	0.47mi
2820 Greenbower Ct Atlanta, GA	3.0	2.0	1338	$1,730	$1.29	3d	1	0.51mi
2405 Wood Bend Ln Riverdale, GA	3.0	2.5	1396	$1,800	$1.29	43d	1	0.61mi
336 Rocky Springs Ct Atlanta, GA	4.0	2.0	1900	$1,450	$0.76	24d	1	0.70mi
6450 Peppermill Ln Atlanta, GA	4.0	2.0	1188	$1,531	$1.29	24d	1	0.88mi
2328 Creel Rd Atlanta, GA	4.0	3.0	2100	$1,895	$0.90	43d	1	0.99mi
3105 Garnet Way Atlanta, GA	3.0	2.0	1470	$1,660	$1.13	12d	1	1.01mi
3500 Keels Ln Atlanta, GA	3.0	2.0	1272	$1,755	$1.38	1d	1	1.02mi
3325 Valley Bend Rd Atlanta, GA	4.0	2.0	2000	$1,995	$1.00	16d	1	1.02mi
3325 Valley Bend Rd Atlanta, GA	4.0	2.0	2000	$1,995	$1.00	5d	1	1.02mi
6345 Peppermill Ln Atlanta, GA	3.0	2.5	1224	$1,800	$1.47	43d	1	1.06mi
6575 Smoke Ridge Dr Atlanta, GA	4.0	2.0	1808	$1,815	$1.00	43d	1	1.08mi
2667 Rocky Ct Atlanta, GA	3.0	2.5	1432	$2,200	$1.54	43d	1	1.08mi
2592 Rocky Ct Atlanta, GA	2.0	2.5	1424	$2,000	$1.40	43d	1	1.11mi
6500 Connell Rd Atlanta, GA	3.0	2.0	1483	$1,650	$1.11	24d	1	1.11mi
2373 Bigwood Trl Atlanta, GA	3.0	2.5	1566	$1,845	$1.18	24d	1	1.15mi
2184 Olmadison Vw Atlanta, GA	2.0	2.0	1236	$1,985	$1.61	18d	1	1.17mi
855 Old Rocky Rd Atlanta, GA	3.0	2.0	1310	$1,710	$1.31	24d	1	1.18mi
6440 Connell Rd Atlanta, GA	3.0	2.0	1391	$1,695	$1.22	24d	1	1.18mi
2285 Bigwood Trl Atlanta, GA	3.0	2.5	1580	$1,740	$1.10	1d	1	1.18mi
6445 Connell Rd Atlanta, GA	3.0	2.0	1357	$1,856	$1.37	43d	1	1.19mi
2310 Bigwood Trl Atlanta, GA	3.0	2.5	1580	$2,600	$1.65	24d	1	1.22mi
325 Pointer Ct Atlanta, GA	3.0	2.0	1474	$1,620	$1.10	5d	1	1.23mi
6368 Olmadison Pl Atlanta, GA	3.0	2.5	1428	$1,656	$1.16	10d	1	1.24mi
6370 Olmadison Pl Atlanta, GA	3.0	2.5	1440	$1,795	$1.25	43d	1	1.24mi
6278 Rockaway Rd Atlanta, GA	3.0	2.5	1524	$2,000	$1.31	43d	1	1.24mi
6560 Emerald Pointe Cir Atlanta, GA	3.0	2.0	1309	$1,500	$1.15	21d	1	1.27mi
2560 Foxlair Trl Atlanta, GA	4.0	2.0	1485	$1,795	$1.21	24d	1	1.33mi

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: security

Listing history 11 events

1. 2026-06-13
   statusdays on market $245,000 Pending 50 DOM
2. 2026-06-09
   days on market $245,000 Active 47 DOM
3. 2026-06-08
   days on market $245,000 Active 46 DOM
4. 2026-06-07
   days on market $245,000 Active 45 DOM
5. 2026-06-04
   days on market $245,000 Active 42 DOM
6. 2026-06-03
   days on market $245,000 Active 41 DOM
7. 2026-06-01
   days on market $245,000 Active 39 DOM
8. 2026-05-31
   days on market $245,000 Active 38 DOM
9. 2026-04-20
   listed $245,000 New 721-char remark

   Show marketing remark (721 chars)

   Tucked back in a gated community, just minutes from I-85, this well-kept END UNIT townhome is just what you've been looking for! Follow the beautiful wood-grained floors from the cozy foyer into a seamless layout of living, dining, and kitchen space, and unwind after a long day with everything at your fingertips! Its end unit location means a bigger green space for children and/or pets, and a little extra breathing room. Upstairs, you'll find a spacious primary suite & walk-in closet, along with 2 additional bedrooms, a second bathroom, and laundry room. Our seller has taken great care of this home and is looking forward to passing the keys along to its next owner. Schedule a showing and let's make it yours!

10. 2026-04-20
    listed $245,000 Active 721-char remark

    Show marketing remark (721 chars)

    Tucked back in a gated community, just minutes from I-85, this well-kept END UNIT townhome is just what you've been looking for! Follow the beautiful wood-grained floors from the cozy foyer into a seamless layout of living, dining, and kitchen space, and unwind after a long day with everything at your fingertips! Its end unit location means a bigger green space for children and/or pets, and a little extra breathing room. Upstairs, you'll find a spacious primary suite & walk-in closet, along with 2 additional bedrooms, a second bathroom, and laundry room. Our seller has taken great care of this home and is looking forward to passing the keys along to its next owner. Schedule a showing and let's make it yours!

11. 2018-09-11
    soldstatus $225,000

ⓘ 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: $2,167 · $181/mo
• Projected year-2 tax: $2,254 · $188/mo
• Expected delta: +$87/yr (+$7/mo · 4.0%)

ⓘ 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: $22,902
• − Mortgage interest: −$13,724
• − Property taxes: −$2,167
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,832
• − Management: −$1,832
• − HOA: −$1,200
• − Depreciation: −$7,127
• Taxable loss: −$6,205
• Est. tax savings @ 24.0%: +$1,489
• After-tax cash flow: $-428/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

+8.9% since first listed

5 events — show timeline

• 2026-06-12 Pending — GAMLS
• 2026-06-12 Pending — FMLS
• 2026-04-20 Listed $245,000 FMLS
• 2026-04-20 Listed $245,000 GAMLS
• 2018-09-11 Sold (Public Records) $225,000 Public Records

Property tax history

+13.6%/yr

Latest (2025): $2,167 · +3.8% YoY. Source: county tax records.