4173 Fredericksburg Dr · College Park, GA 30337

$137,640

3 bd · 3.0 ba · 2,254 sqft · SingleFamily public records · 30 Days on market

Built 1966 0.51 ac lot $61/sqft · 65% below area

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Offers to be placed on Xome.com. Interior inspections are not available, do not trespass! Forward all inquiries and questions to Xome Customer Service . NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

Key facts

• 0.51 acre lot
• 2 garage spots
• Built 1966

Property features AI

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces (total 2 parking spaces)
• Utilities: Sewer: Unknown
• Home design: Single-family residence; Residential property
• Construction: Wood siding construction; Slab foundation
• Exterior features: Approximately 0.51-acre lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating available (see remarks)
• Interior features: Crawl space basement; Multi/split levels

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $138k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $138k).
• Recommended offer: $136k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.2% vs local median 3.8% in College Park — 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 59/100 on livability (#408 in GA) — a working-class tenant base; expect higher turnover. Strengths: commute A+, cost of living A+, housing A-; Watch: crime F, amenities F, employment D-.
• 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: Tri-Cities High School (math 5% / reading 30%, grade F, #264 of 424 statewide, top 63%, 1,483 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 18% at this address vs 51% district-wide (-34 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 falling (-5.0%/yr); 116 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $952 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($136k) 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.
• Current owner paid $52k; list at $138k implies a 165% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,575 (1.5% below list)

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.68% ✓
• Cap rate: 15.19%
• Cash-on-cash: 31.78%
• DSCR: 2.41
• GRM: 4.9

CMA / ARV

• ARV (median comp): $396,633
• List price: $137,640
• Delta: -65.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2856 Aralynn	0.49mi	4/3.0 (+1)	2,100 (-7%)	2mo	$379,000	$180	59
2857 Aralynn Way	0.52mi	4/3.0 (+1)	2,100 (-7%)	1mo	$382,980	$182	59
2863 Aralynn Way	0.51mi	4/3.0 (+1)	2,100 (-7%)	1mo	$380,000	$181	59
2850 Aralynn	0.51mi	4/3.0 (+1)	2,100 (-7%)	3mo	$379,990	$181	57
4213 Janice Dr	0.46mi	4/2.5 (+1)	2,100 (-7%)	5mo	$320,000	$152	56
2847 Aralynn Way	0.53mi	4/3.0 (+1)	2,100 (-7%)	6mo	$379,990	$181	54
2843 Aralynn Way	0.54mi	4/3.0 (+1)	2,100 (-7%)	6mo	$375,000	$179	54
4357 Lafayette Ln	0.48mi	4/3.0 (+1)	2,055 (-9%)	8mo	$225,000	$109	52
2807 Manor Dr	0.44mi	4/2.5 (+1)	1,934 (-14%)	0mo	$356,253	$184	48
2855 Aralynn Way	0.52mi	4/2.5 (+1)	1,934 (-14%)	1mo	$370,000	$191	45
4515 Greensprings Rd	0.62mi	4/3.0 (+1)	1,948 (-14%)	6mo	$370,000	$190	38
2838 Aralynn Way	0.52mi	4/2.5 (+1)	1,934 (-14%)	8mo	$365,000	$189	38

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 23.5%
• Equity multiple: 1.93×
• Total profit: $35,849
• Equity at exit: $20,523

10-year hold

• IRR: 29.6%
• Equity multiple: 3.29×
• Total profit: $88,447
• Equity at exit: $11,901

Cash invested: $38,539 (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 30337

• Rents YoY: -5.0%
• Active inventory: 116
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,318 high
• Mortgage (P&I): −$722
• Tax from tax record: −$32 /mo · $381/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $1,021

Break-even live

Break-even rent $1,026

Max offer price $137,640

Occupancy floor 51%

Sensitivity live

Price	-10% $1,098	-5% $1,059	+0% $1,021	+5% $982	+10% $943
Rent	-10% $837	-5% $929	+0% $1,021	+5% $1,112	+10% $1,204
Rate	-1.0pp $1,090	-0.5pp $1,056	base $1,021	+0.5pp $985	+1.0pp $949

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: $34,410
• Closing costs: $4,129
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4165 Williamsburg Dr Atlanta, GA	4.0	3.0	1737	$2,000	$1.15	44d	1	0.12mi
2759 Aralynn Way Atlanta, GA	4.0	2.5	2067	$2,500	$1.21	25d	1	0.31mi
2797 Aralynn Way Atlanta, GA	4.0	2.5	2100	$3,000	$1.43	44d	1	0.43mi
4007 Garden Ln Atlanta, GA	3.0	2.5	2000	$2,900	$1.45	44d	1	0.45mi
4001 Lakemont Dr Atlanta, GA	1.0–3.0	1.0–2.5	1165	$1,489	$1.28	2d	28	0.54mi
1410 Canopy Dr Unit 1 East Point, GA	3.0	2.5	1600	$1,600	$1.00	13d	1	0.87mi
1414 Canopy Dr Unit 1 East Point, GA	3.0	2.5	1660	$3,000	$1.81	25d	1	0.88mi
2601 Roosevelt Hwy Atlanta, GA	3.0	1.0–2.5	1000	$1,550	$1.55	2d	9	0.97mi
2802 Laurel Ridge Cir Atlanta, GA	4.0	3.5	1992	$2,300	$1.15	6d	1	1.05mi
5618 Laurel Ridge Dr East Point, GA	4.0	2.5	2100	$4,500	$2.14	25d	1	1.14mi

Listing history 14 events

1. 2026-06-13
   statusdays on market $137,640 Pending 30 DOM
2. 2026-06-09
   days on market $137,640 Active 28 DOM
3. 2026-06-08
   days on market $137,640 Active 27 DOM
4. 2026-06-07
   days on market $137,640 Active 26 DOM
5. 2026-06-04
   days on market $137,640 Active 23 DOM
6. 2026-06-03
   days on market $137,640 Active 22 DOM
7. 2026-06-01
   days on market $137,640 Active 20 DOM
8. 2026-05-31
   days on market $137,640 Active 19 DOM
9. 2026-05-12
   listed $137,640 Active 246-char remark
10. 2026-03-30
    historical
11. 2026-03-30
    historical
12. 2025-11-06
    listed $150,000 Active
13. 2025-09-30
    listed $150,000 New
14. 1978-05-16
    soldstatus $52,000

ⓘ 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: $381 · $32/mo
• Projected year-2 tax: $1,266 · $106/mo
• Expected delta: +$885/yr (+$74/mo · 232.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 17 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: $27,819
• − Mortgage interest: −$7,710
• − Property taxes: −$381
• − Insurance: −$688
• − Repairs & maintenance: −$2,226
• − Management: −$2,226
• − Depreciation: −$4,004
• Taxable income: $10,585
• Est. tax owed @ 24.0%: −$2,540
• After-tax cash flow: $9,706/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 — College Park

• Score: 59/100
• State rank: #408
• US rank: #20212

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: College Park, GA
• County: Fulton County · 1,094,430 people
• City population: 10,694
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 10,694
• Household income: $51,388
• Rent vs Own: 72.4% rent · 27.6% own
• Severe rent burden: 1059.0

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 (80%)
• Race & ethnicity: Black 80% White 11% Two or more races 4% Hispanic / Latino 3% Asian 3%
• Common ancestry: Italian 1%
• Foreign-born: 6% · Canada, China, Jamaica
• Languages at home: 92% English-only · Spanish 3% Chinese 1% Other Asian/Pacific 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: ▼ -183.85%
• Current HPI: 199.4425
• Rent YoY: ▼ -4.98%
• 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

+164.7% since first listed

7 events — show timeline

• 2026-06-11 Pending — CGMLS
• 2026-05-12 Listed $137,640 CGMLS
• 2026-03-30 Listing Removed — FMLS
• 2026-03-30 Listing Removed — GAMLS
• 2025-11-06 Listed $150,000 FMLS
• 2025-09-30 Listed $150,000 GAMLS
• 1978-05-16 Sold (Public Records) $52,000 Public Records

Property tax history

-5.6%/yr

Latest (2025): $381 · +5.6% YoY. Source: county tax records.