4030 Stonewall Tell Rd · South Fulton, GA 30349

$239,900

4 bd · 2.0 ba · 1,470 sqft · SingleFamily public records · 186 Days on market

Built 1957 1.48 ac lot $163/sqft · 17% below area Est $289k · 17% under ↓ 11% since listing

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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 +15.0/15.0
• Cash flow +12.0/30.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• 1% rule +3.9/10.0
• DSCR +3.5/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Move-In Ready with Endless Potential! Welcome to 4030 Stonewall Tell Rd - a spacious and inviting home nestled in a prime Atlanta location. This well-maintained property is truly move-in ready, offering a perfect blend of comfort and opportunity. Step inside to find bright, open living spaces ideal for relaxing or entertaining. Outside, enjoy a generously sized yard-perfect for kids, pets, gardening, or future outdoor living projects.The unfinished basement is ready for your vision-whether you're dreaming of a media room, home gym, guest suite, or personal retreat, the possibilities are endless! Don't miss the chance to make this one yours!

Key facts

• Unfinished basement
• Move in ready
• 1.48 acre lot

Tags

• MOVE IN READY
• PRIME ATLANTA LOCATION
• BRIGHT OPEN LIVING SPACES
• GENEROUSLY SIZED YARD
• UNFINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-58 ($-700/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (10.6% below list).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.0% 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.
• Market conditions: Rents flat; 656 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 38% 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.
• At projected returns (10.0% appreciation + 0.9% rent growth), your $67k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 186 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 16 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

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,112 (12.0% 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 186 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.89% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.04%
• DSCR: 0.95
• GRM: 9.3

CMA / ARV

• ARV (median comp): $289,232
• List price: $239,900
• Delta: -17.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 Westcliffe Ct	0.46mi	3/2.0 (-1)	1,272 (-14%)	2mo	$252,000	$198	49

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: 22.9%
• Equity multiple: 2.83×
• Total profit: $122,695
• Equity at exit: $216,121

10-year hold

• IRR: 19.9%
• Equity multiple: 6.30×
• Total profit: $356,339
• Equity at exit: $466,073

Cash invested: $67,172 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,145 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$395 /mo · $4,736/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $-58

Break-even live

Break-even rent $2,219

Max offer price $229,594

Occupancy floor 98%

Sensitivity live

Price	-10% $77	-5% $10	+0% $-58	+5% $-126	+10% $-194
Rent	-10% $-228	-5% $-143	+0% $-58	+5% $26	+10% $111
Rate	-1.0pp $62	-0.5pp $3	base $-58	+0.5pp $-121	+1.0pp $-184

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4110 Cranwood Dr Atlanta, GA	3.0	2.0	1424	$1,920	$1.35	0d	1	0.37mi
4115 Cranwood Dr Atlanta, GA	3.0	2.0	1392	$2,200	$1.58	14d	1	0.40mi
3920 Cliftondale Pl Atlanta, GA	3.0	2.0	1650	$1,800	$1.09	25d	1	0.47mi
4365 Stonewall Tell Rd Atlanta, GA	3.0	2.0	1460	$1,823	$1.25	45d	1	1.09mi
5664 Wakehurst Dr Atlanta, GA	3.0	2.5	1835	$2,210	$1.20	45d	1	1.22mi
3643 Uppark Dr Atlanta, GA	3.0	2.5	1704	$2,100	$1.23	3d	1	1.34mi
4660 Derrick Rd Atlanta, GA	1.0–3.0	1.0–2.0	1029	$2,724	$2.65	2d	32	1.37mi

Listing history 50 events

1. 2026-06-21
   days on market $239,900 Active 186 DOM
2. 2026-06-18
   days on market $239,900 Active 183 DOM
3. 2026-06-17
   days on market $239,900 Active 182 DOM
4. 2026-06-16
   days on market $239,900 Active 181 DOM
5. 2026-06-15
   days on market $239,900 Active 180 DOM
6. 2026-06-13
   days on market $239,900 Active 178 DOM
7. 2026-06-09
   days on market $239,900 Active 174 DOM
8. 2026-06-08
   days on market $239,900 Active 173 DOM
9. 2026-06-07
   days on market $239,900 Active 172 DOM
10. 2026-06-04
    days on market $239,900 Active 169 DOM
11. 2026-06-03
    days on market $239,900 Active 168 DOM
12. 2026-06-01
    days on market $239,900 Active 166 DOM
13. 2026-05-31
    days on market $239,900 Active 165 DOM
14. 2025-12-17
    listed $239,900 New 648-char remark

    Show marketing remark (645 chars)

    Move-In Ready with Endless Potential! Welcome to 4030 Stonewall Tell Rd - a spacious and inviting home nestled in a prime Atlanta location. This well-maintained property is truly move-in ready, oering a perfect blend of comfort and opportunity. Step inside to nd bright, open living spaces ideal for relaxing or entertaining. Outside, enjoy a generously sized yard-perfect for kids, pets, gardening, or future outdoor living projects.The unnished basement is ready for your vision-whether you're dreaming of a media room, home gym, guest suite, or personal retreat, the possibilities are endless! Don't miss the chance to make this one yours!

15. 2025-12-17
    listed $239,900 Active 645-char remark

    Show marketing remark (645 chars)

    Move-In Ready with Endless Potential! Welcome to 4030 Stonewall Tell Rd - a spacious and inviting home nestled in a prime Atlanta location. This well-maintained property is truly move-in ready, oering a perfect blend of comfort and opportunity. Step inside to nd bright, open living spaces ideal for relaxing or entertaining. Outside, enjoy a generously sized yard-perfect for kids, pets, gardening, or future outdoor living projects.The unnished basement is ready for your vision-whether you're dreaming of a media room, home gym, guest suite, or personal retreat, the possibilities are endless! Don't miss the chance to make this one yours!

16. 2025-12-15
    historical
17. 2025-09-04
    price $269,000
18. 2025-08-06
    listed $279,999 New
19. 2025-08-05
    historical
20. 2025-08-05
    historical
21. 2025-07-07
    listed $284,500 Active
22. 2025-07-07
    listed $284,500 New
23. 2024-07-23
    historical
24. 2024-06-06
    historical
25. 2024-06-05
    price $279,997
26. 2024-05-31
    historical
27. 2024-05-16
    historical
28. 2024-03-13
    listed $279,998 Active
29. 2024-03-13
    listed $279,997 Price Change
30. 2024-03-13
    listed $279,998 New
31. 2024-03-11
    status Back On Market
32. 2024-03-10
    historical
33. 2024-03-10
    historical
34. 2024-02-13
    price $279,998
35. 2024-02-13
    price $279,998
36. 2024-01-29
    price $279,999
37. 2023-08-08
    price $280,000
38. 2023-08-08
    price $280,000
39. 2023-07-02
    price $294,999
40. 2023-06-20
    status Back On Market
41. 2023-06-20
    status Active
42. 2023-06-20
    price $300,000
43. 2023-06-09
    historical On Hold
44. 2023-05-13
    status Back On Market
45. 2023-04-12
    historical On Hold
46. 2023-03-29
    price $294,999
47. 2023-03-29
    price $294,999
48. 2023-03-10
    listed $295,000 New
49. 2023-03-10
    listed $295,000 Active
50. 2022-05-04
    soldstatus $275,000

ⓘ 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: $4,736 · $395/mo
• Projected year-2 tax: $4,736 · $395/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 6 d/yr ≥103°F today · 15 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: $25,737
• − Mortgage interest: −$13,438
• − Property taxes: −$4,736
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,059
• − Management: −$2,059
• − Depreciation: −$6,979
• Taxable loss: −$4,734
• Est. tax savings @ 24.0%: +$1,136
• After-tax cash flow: $436/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

-11.1% since first listed

43 events — show timeline

• 2025-12-17 Listed $239,900 FMLS
• 2025-12-17 Listed $239,900 GAMLS
• 2025-12-15 Listing Removed — GAMLS
• 2025-09-04 Price Changed $269,000 GAMLS
• 2025-08-06 Listed $279,999 GAMLS
• 2025-08-05 Listing Removed — GAMLS
• 2025-08-05 Listing Removed — FMLS
• 2025-07-07 Listed $284,500 GAMLS
• 2025-07-07 Listed $284,500 FMLS
• 2024-07-23 Listing Removed — FMLS
• 2024-06-06 Listing Removed — GAMLS
• 2024-06-05 Price Changed $279,997 FMLS
• 2024-05-31 Listing Removed — GAMLS
• 2024-05-16 Listing Removed — GAMLS
• 2024-03-13 Listed $279,998 GAMLS
• 2024-03-13 Listed $279,997 GAMLS
• 2024-03-13 Listed $279,998 FMLS
• 2024-03-11 Relisted — GAMLS
• 2024-03-10 Listing Removed — FMLS
• 2024-03-10 Listing Removed — GAMLS
• 2024-02-13 Price Changed $279,998 FMLS
• 2024-02-13 Price Changed $279,998 GAMLS
• 2024-01-29 Price Changed $279,999 GAMLS
• 2023-08-08 Price Changed $280,000 GAMLS
• 2023-08-08 Price Changed $280,000 FMLS
• 2023-07-02 Price Changed $294,999 FMLS
• 2023-06-20 Relisted — GAMLS
• 2023-06-20 Relisted — FMLS
• 2023-06-20 Price Changed $300,000 FMLS
• 2023-06-09 Delisted — GAMLS
• 2023-05-13 Relisted — GAMLS
• 2023-04-12 Delisted — GAMLS
• 2023-03-29 Price Changed $294,999 GAMLS
• 2023-03-29 Price Changed $294,999 FMLS
• 2023-03-10 Listed $295,000 FMLS
• 2023-03-10 Listed $295,000 GAMLS
• 2022-05-04 Sold (Public Records) $275,000 Public Records
• 2022-04-19 Sold (MLS) $275,000 GAMLS
• 2022-04-19 Sold (MLS) $275,000 FMLS
• 2022-03-23 Pending — FMLS
• 2022-03-23 Pending — GAMLS
• 2022-03-21 Listed $269,900 GAMLS
• 2022-03-21 Listed $269,900 FMLS

Property tax history

+48.5%/yr

Latest (2025): $4,736 · +13.9% YoY. Source: county tax records.