525 Carlton Pointe Dr · Palmetto, GA 30268

$179,900

3 bd · 2.5 ba · 1,540 sqft · SingleFamily · 24 Days on market

Built 2003 1,263 sqft lot $117/sqft · 28% below area Est $249k · 28% under $53/mo HOA · 3% 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).

• Cash flow +17.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +5.2/10.0
• Schools +4.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your dream home nestled in the charming community of Palmetto, GA! This stunning two-story residence offers the perfect blend of comfort and style. With three spacious bedrooms and two-and-a-half pristine baths, this home is designed for both family living and elegant entertainment. Step inside to discover an open-concept floor plan that seamlessly connects the cozy living area with a modern kitchen boasting sleek countertops, ample cabinetry, and top-of-the-line appliances. The second floor houses a serene master suite complete with an ensuite bathroom that promises relaxation with its luxurious features. Two additional well-appointed bedrooms offer flexibility for guests or a growing family. The convenience of laundry facilities on this level makes life easier. Outside, enjoy morning coffee or unwind after a long day on your private patio overlooking an expansive backyard-a perfect space for gardening or playful afternoons. A single-car garage provides not only parking but extra storage space as well.

Key facts

• Laundry facilities
• Private patio
• Expansive backyard

Tags

• OPEN-CONCEPT FLOOR PLAN
• MODERN KITCHEN
• PRIVATE PATIO
• EXPANSIVE BACKYARD
• LAUNDRY FACILITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 3.6% in Palmetto — 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 61/100 on livability (#329 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• 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: Amana Academy School (math 47% / reading 52%, grade D, #264 of 1,228 statewide, top 23%, 731 students, 30% FRL, charter); Bear Creek Middle School (math 17% / reading 26%, grade F, #339 of 470 statewide, top 72%, 1,108 students, 100% FRL); Creekside High School (math 30% / reading 24%, grade F, #160 of 424 statewide, top 38%, 1,768 students, 100% FRL) — zoned schools average 77% FRL vs 41% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 51% district-wide (-18 pts) — the specific schools serving this property underperform the Fulton County average; the district grade overstates school quality for this exact location.
• Market conditions: 227 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 24 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,201 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 7.28%
• Cash-on-cash: 3.54%
• DSCR: 1.16
• GRM: 8.2

CMA / ARV

• ARV (median comp): $248,680
• List price: $179,900
• Delta: -27.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
631 Carlton Pointe Dr	0.12mi	3/2.5	1,520 (-1%)	2mo	$239,900	$158	90
814 Carlton Pointe Pl	0.08mi	3/2.5	1,688 (+10%)	2mo	$210,000	$124	79
658 Carlton Pointe Dr	0.10mi	3/2.5	1,660 (+8%)	5mo	$155,000	$93	78
649 Carlton Pointe Dr	0.14mi	3/2.0	1,404 (-9%)	4mo	$208,000	$148	73
508 Shaggy Hickory Trl	0.23mi	3/2.0	1,404 (-9%)	2mo	$259,000	$184	71
619 Carlton Rd	0.08mi	3/2.0	1,382 (-10%)	20mo	$252,000	$182	61
590 Carlton Rd	0.32mi	4/2.0 (+1)	1,454 (-6%)	20mo	$290,000	$199	52
529 Toombs #A St	0.69mi	3/2.0	1,591 (+3%)	24mo	$315,000	$198	40
509 Honeysuckle Ln	0.57mi	4/2.0 (+1)	1,614 (+5%)	23mo	$294,000	$182	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -10.7%
• Equity multiple: 0.61×
• Total profit: $-19,639
• Equity at exit: $26,824

10-year hold

• IRR: -1.4%
• Equity multiple: 0.91×
• Total profit: $-4,685
• Equity at exit: $15,554

Cash invested: $50,372 (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 30268

• Home prices YoY: -22.1%
• Active inventory: 227
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,829 high
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$53
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $148

Break-even live

Break-even rent $1,641

Max offer price $179,900

Occupancy floor 87%

Sensitivity live

Price	-10% $273	-5% $211	+0% $148	+5% $86	+10% $24
Rent	-10% $4	-5% $76	+0% $148	+5% $221	+10% $293
Rate	-1.0pp $239	-0.5pp $194	base $148	+0.5pp $102	+1.0pp $54

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
545 Carlton Pointe Dr Palmetto, GA	2.0	2.0	1073	$1,375	$1.28	26d	1	0.12mi
512 Tori Ct Palmetto, GA	3.0	2.5	2222	$2,040	$0.92	46d	1	0.45mi
115 Anna Ave Palmetto, GA	3.0	2.5	1716	$1,910	$1.11	45d	1	0.68mi
495 Anna Ave Palmetto, GA	3.0	2.0	1600	$2,255	$1.41	0d	1	0.88mi
513 Toombs St Unit 5 Palmetto, GA	2.0	1.5	1200	$1,350	$1.12	26d	1	0.94mi
640 Main St Palmetto, GA	2.0	1.0	1066	$1,875	$1.76	45d	1	1.05mi
660 Magnolia Cir Palmetto, GA	3.0	2.5	1386	$1,965	$1.42	45d	1	1.12mi
635 Magnolia Cir Palmetto, GA	3.0	2.5	1386	$1,690	$1.22	45d	1	1.18mi
553 Magnolia Cir Palmetto, GA	3.0	2.5	1386	$1,845	$1.33	23d	1	1.22mi
552 Magnolia Cir Palmetto, GA	3.0	2.5	1386	$1,690	$1.22	26d	1	1.23mi

HOA detail

• Monthly dues: $53 · $636/yr

Listing history 17 events

1. 2026-06-07
   statusdays on market $179,900 Under Contract 24 DOM
2. 2026-06-04
   days on market $179,900 Active 23 DOM
3. 2026-06-03
   days on market $179,900 Active 22 DOM
4. 2026-06-01
   days on market $179,900 Active 20 DOM
5. 2026-05-31
   statusdays on market $179,900 Active 19 DOM
6. 2026-05-14
   status Back On Market 1029-char remark

   Show marketing remark (1029 chars)

   Welcome to your dream home nestled in the charming community of Palmetto, GA! This stunning two-story residence offers the perfect blend of comfort and style. With three spacious bedrooms and two-and-a-half pristine baths, this home is designed for both family living and elegant entertainment. Step inside to discover an open-concept floor plan that seamlessly connects the cozy living area with a modern kitchen boasting sleek countertops, ample cabinetry, and top-of-the-line appliances. The second floor houses a serene master suite complete with an ensuite bathroom that promises relaxation with its luxurious features. Two additional well-appointed bedrooms offer flexibility for guests or a growing family. The convenience of laundry facilities on this level makes life easier. Outside, enjoy morning coffee or unwind after a long day on your private patio overlooking an expansive backyard-a perfect space for gardening or playful afternoons. A single-car garage provides not only parking but extra storage space as well.

7. 2026-04-27
   status Under Contract 1029-char remark

   Show marketing remark (1029 chars)

   Welcome to your dream home nestled in the charming community of Palmetto, GA! This stunning two-story residence offers the perfect blend of comfort and style. With three spacious bedrooms and two-and-a-half pristine baths, this home is designed for both family living and elegant entertainment. Step inside to discover an open-concept floor plan that seamlessly connects the cozy living area with a modern kitchen boasting sleek countertops, ample cabinetry, and top-of-the-line appliances. The second floor houses a serene master suite complete with an ensuite bathroom that promises relaxation with its luxurious features. Two additional well-appointed bedrooms offer flexibility for guests or a growing family. The convenience of laundry facilities on this level makes life easier. Outside, enjoy morning coffee or unwind after a long day on your private patio overlooking an expansive backyard-a perfect space for gardening or playful afternoons. A single-car garage provides not only parking but extra storage space as well.

8. 2026-04-17
   listed $179,900 New 1029-char remark

   Show marketing remark (1029 chars)

   Welcome to your dream home nestled in the charming community of Palmetto, GA! This stunning two-story residence offers the perfect blend of comfort and style. With three spacious bedrooms and two-and-a-half pristine baths, this home is designed for both family living and elegant entertainment. Step inside to discover an open-concept floor plan that seamlessly connects the cozy living area with a modern kitchen boasting sleek countertops, ample cabinetry, and top-of-the-line appliances. The second floor houses a serene master suite complete with an ensuite bathroom that promises relaxation with its luxurious features. Two additional well-appointed bedrooms offer flexibility for guests or a growing family. The convenience of laundry facilities on this level makes life easier. Outside, enjoy morning coffee or unwind after a long day on your private patio overlooking an expansive backyard-a perfect space for gardening or playful afternoons. A single-car garage provides not only parking but extra storage space as well.

9. 2016-11-01
   historical
10. 2016-10-18
    price $70,500
11. 2016-10-13
    price $79,600
12. 2016-10-03
    status Back on Market
13. 2016-10-01
    historical
14. 2016-09-07
    listed $84,000 New
15. 2014-05-01
    historical
16. 2013-12-07
    price $88,461 Increased
17. 2013-10-29
    listed $80,419 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,944
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$1,756
• − Management: −$1,756
• − HOA: −$636
• − Depreciation: −$5,233
• Taxable loss: −$1,111
• Est. tax savings @ 24.0%: +$267
• After-tax cash flow: $2,048/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 — Palmetto

• Score: 61/100
• State rank: #329
• US rank: #17351

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palmetto, GA
• County: Fulton County · 1,094,430 people
• City population: 10,874
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 10,874
• Household income: $91,349
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 206.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Black 42% White 36% Hispanic / Latino 18% Two or more races 5%
• Hispanic origin (detail): Mexican 13% Puerto Rican 3%
• Common ancestry: Iranian 1% Serbian 1% Romanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 84% English-only · Spanish 14% Russian/Polish/Slavic 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: ▼ -73.29%
• Current HPI: 258.4993
• Rent YoY: —
• 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

+123.7% since first listed

12 events — show timeline

• 2026-05-14 Relisted — GAMLS
• 2026-04-27 Pending — GAMLS
• 2026-04-17 Listed $179,900 GAMLS
• 2016-11-01 Listing Removed — GAMLS
• 2016-10-18 Price Changed $70,500 GAMLS
• 2016-10-13 Price Changed $79,600 GAMLS
• 2016-10-03 Relisted — GAMLS
• 2016-10-01 Listing Removed — GAMLS
• 2016-09-07 Listed $84,000 GAMLS
• 2014-05-01 Listing Removed — GAMLS
• 2013-12-07 Price Changed $88,461 GAMLS
• 2013-10-29 Listed $80,419 GAMLS