4740 Brookwood Vw · South Fulton, GA 30349

$269,900

3 bd · 2.0 ba · 1,305 sqft · SingleFamily public records · 102 Days on market

Built 2004 0.42 ac lot $207/sqft · at area comps Est $276k · at est. $21/mo HOA · 1% 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 +13.7/30.0
• Appreciation +10.0/10.0
• ARV discount +8.4/15.0
• Schools +4.5/10.0
• DSCR +4.1/10.0
• 1% rule +2.7/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Offering 5k Closing Cost assistance, Ranch Style 2004 built home. 3/2 with newly cosmetic renovation, stainless steel appliances, new floors, paint and lighting. Quiet neighborhood and large driveway. Ready for a moderate family. please go show this solid home. Roof only 4 years Old, HVAC Updated 2026.

Key facts

• New floors
• Large driveway
• Quiet neighborhood

Tags

• STAINLESS STEEL APPLIANCES
• NEW FLOORS
• QUIET NEIGHBORHOOD
• LARGE DRIVEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $20 ($234/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (23.2% below list).
• Recommended offer: $207k (23.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 651 active listings in the ZIP; 12 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 37% 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 $29k of equity ($2k loan paydown + $27k 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 $76k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $71k; list at $270k implies a 280% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $207,304 (23.2% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.77% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.31%
• DSCR: 1.01
• GRM: 10.8

CMA / ARV

• ARV (median comp): $275,554
• List price: $269,900
• Delta: -2.05%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4833 Brookwood Pl	0.04mi	3/2.0	1,258 (-4%)	8mo	$245,000	$195	86
4734 Brookwood Vw	0.01mi	3/2.0	1,392 (+7%)	7mo	$268,000	$193	82
4924 Antelope Cv	0.43mi	3/2.0	1,386 (+6%)	13mo	$275,000	$198	59
4844 Wolfcreek Vw	0.45mi	3/2.0	1,183 (-9%)	8mo	$255,000	$216	57
125 Prattling Ct	0.23mi	3/2.5	1,422 (+9%)	21mo	$229,000	$161	55
224 Prattling Ct	0.16mi	2/2.5 (-1)	1,422 (+9%)	22mo	$216,900	$153	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: 23.9%
• Equity multiple: 2.90×
• Total profit: $143,928
• Equity at exit: $243,147

10-year hold

• IRR: 20.8%
• Equity multiple: 6.49×
• Total profit: $414,815
• Equity at exit: $524,356

Cash invested: $75,572 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,073 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$69 /mo · $832/yr
• Insurance: −$112
• HOA: −$21
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $20

Break-even live

Break-even rent $2,048

Max offer price $269,900

Occupancy floor 94%

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4959 Wolfcreek Vw Atlanta, GA	3.0	2.0	1230	$1,945	$1.58	24d	1	0.09mi
4813 Brookwood Pl Atlanta, GA	3.0	2.5	1624	$2,075	$1.28	43d	1	0.15mi
5051 Larkspur Ln Atlanta, GA	3.0	2.0	1403	$1,885	$1.34	5d	1	0.37mi
4925 Brookwood Pl Atlanta, GA	3.0	2.0	1248	$1,950	$1.56	5d	1	0.42mi
479 Thistle Cv Atlanta, GA	3.0	2.0	1694	$1,785	$1.05	43d	1	0.50mi
4980 Stonewall Tell Rd Atlanta, GA	3.0	2.0	1573	$3,612	$2.30	24d	1	0.57mi
4980 Stonewall Tell Rd Atlanta, GA	2.0	2.0	1222	$2,209	$1.81	19d	1	0.57mi
4980 Stonewall Tell Rd Atlanta, GA	2.0	2.0	1222	$2,209	$1.81	21d	1	0.57mi
4951 Larkspur Ln Atlanta, GA	2.0	1.0	1000	$1,600	$1.60	43d	1	0.60mi
3416 Stonewall Ct Atlanta, GA	3.0	2.5	1690	$2,450	$1.45	24d	1	1.36mi
4812 Station Ln Atlanta, GA	3.0	2.5	1695	$2,100	$1.24	1d	1	1.42mi
4365 Stonewall Tell Rd Atlanta, GA	3.0	2.0	1460	$1,823	$1.25	43d	1	1.49mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 26 events

1. 2026-06-18
   days on market $269,900 Active 102 DOM
2. 2026-06-17
   days on market $269,900 Active 101 DOM
3. 2026-06-16
   days on market $269,900 Active 100 DOM
4. 2026-06-15
   days on market $269,900 Active 99 DOM
5. 2026-06-13
   days on market $269,900 Active 97 DOM
6. 2026-06-09
   days on market $269,900 Active 93 DOM
7. 2026-06-08
   days on market $269,900 Active 92 DOM
8. 2026-06-07
   days on market $269,900 Active 91 DOM
9. 2026-06-04
   days on market $269,900 Active 88 DOM
10. 2026-06-03
    days on market $269,900 Active 87 DOM
11. 2026-06-01
    days on market $269,900 Active 85 DOM
12. 2026-05-31
    days on market $269,900 Active 84 DOM
13. 2026-05-01
    price $269,900 303-char remark

    Show marketing remark (266 chars)

    Ranch Style 2004 built home. 3/2 with newly cosmetic renovation, stainless steel appliances, new floors, paint and lighting. Quiet neighborhood and large driveway. Ready for a moderate family. please go show this solid home. Roof only 4 years Old, HVAC Updated 2026.

14. 2026-05-01
    price $269,900 266-char remark

    Show marketing remark (266 chars)

    Ranch Style 2004 built home. 3/2 with newly cosmetic renovation, stainless steel appliances, new floors, paint and lighting. Quiet neighborhood and large driveway. Ready for a moderate family. please go show this solid home. Roof only 4 years Old, HVAC Updated 2026.

15. 2026-04-27
    price $272,900 266-char remark

    Show marketing remark (303 chars)

    Offering 5k Closing Cost assistance, Ranch Style 2004 built home. 3/2 with newly cosmetic renovation, stainless steel appliances, new floors, paint and lighting. Quiet neighborhood and large driveway. Ready for a moderate family. please go show this solid home. Roof only 4 years Old, HVAC Updated 2026.

16. 2026-04-27
    price $272,900 303-char remark

    Show marketing remark (303 chars)

    Offering 5k Closing Cost assistance, Ranch Style 2004 built home. 3/2 with newly cosmetic renovation, stainless steel appliances, new floors, paint and lighting. Quiet neighborhood and large driveway. Ready for a moderate family. please go show this solid home. Roof only 4 years Old, HVAC Updated 2026.

17. 2026-04-24
    price $274,900 266-char remark

    Show marketing remark (303 chars)

    Offering 5k Closing Cost assistance, Ranch Style 2004 built home. 3/2 with newly cosmetic renovation, stainless steel appliances, new floors, paint and lighting. Quiet neighborhood and large driveway. Ready for a moderate family. please go show this solid home. Roof only 4 years Old, HVAC Updated 2026.

18. 2026-04-24
    price $274,900 303-char remark

    Show marketing remark (303 chars)

    Offering 5k Closing Cost assistance, Ranch Style 2004 built home. 3/2 with newly cosmetic renovation, stainless steel appliances, new floors, paint and lighting. Quiet neighborhood and large driveway. Ready for a moderate family. please go show this solid home. Roof only 4 years Old, HVAC Updated 2026.

19. 2026-04-15
    price $279,900 303-char remark

    Show marketing remark (266 chars)

    Ranch Style 2004 built home. 3/2 with newly cosmetic renovation, stainless steel appliances, new floors, paint and lighting. Quiet neighborhood and large driveway. Ready for a moderate family. please go show this solid home. Roof only 4 years Old, HVAC Updated 2026.

20. 2026-04-15
    price $279,900 266-char remark

    Show marketing remark (266 chars)

    Ranch Style 2004 built home. 3/2 with newly cosmetic renovation, stainless steel appliances, new floors, paint and lighting. Quiet neighborhood and large driveway. Ready for a moderate family. please go show this solid home. Roof only 4 years Old, HVAC Updated 2026.

21. 2026-04-14
    price $284,900 303-char remark

    Show marketing remark (266 chars)

    Ranch Style 2004 built home. 3/2 with newly cosmetic renovation, stainless steel appliances, new floors, paint and lighting. Quiet neighborhood and large driveway. Ready for a moderate family. please go show this solid home. Roof only 4 years Old, HVAC Updated 2026.

22. 2026-04-14
    price $284,900 266-char remark

    Show marketing remark (266 chars)

    Ranch Style 2004 built home. 3/2 with newly cosmetic renovation, stainless steel appliances, new floors, paint and lighting. Quiet neighborhood and large driveway. Ready for a moderate family. please go show this solid home. Roof only 4 years Old, HVAC Updated 2026.

23. 2026-03-08
    listed $289,900 New 303-char remark

    Show marketing remark (266 chars)

    Ranch Style 2004 built home. 3/2 with newly cosmetic renovation, stainless steel appliances, new floors, paint and lighting. Quiet neighborhood and large driveway. Ready for a moderate family. please go show this solid home. Roof only 4 years Old, HVAC Updated 2026.

24. 2026-03-08
    listed $289,900 Active 266-char remark

    Show marketing remark (266 chars)

    Ranch Style 2004 built home. 3/2 with newly cosmetic renovation, stainless steel appliances, new floors, paint and lighting. Quiet neighborhood and large driveway. Ready for a moderate family. please go show this solid home. Roof only 4 years Old, HVAC Updated 2026.

25. 2009-06-30
    soldstatus $71,000
26. 2009-05-06
    listed $64,900

ⓘ 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: $832 · $69/mo
• Projected year-2 tax: $2,483 · $207/mo
• Expected delta: +$1,651/yr (+$138/mo · 198.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $24,876
• − Mortgage interest: −$15,119
• − Property taxes: −$832
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,990
• − Management: −$1,990
• − HOA: −$252
• − Depreciation: −$7,852
• Taxable loss: −$4,507
• Est. tax savings @ 24.0%: +$1,082
• After-tax cash flow: $1,316/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

+315.9% since first listed

14 events — show timeline

• 2026-05-01 Price Changed $269,900 GAMLS
• 2026-05-01 Price Changed $269,900 FMLS
• 2026-04-27 Price Changed $272,900 FMLS
• 2026-04-27 Price Changed $272,900 GAMLS
• 2026-04-24 Price Changed $274,900 FMLS
• 2026-04-24 Price Changed $274,900 GAMLS
• 2026-04-15 Price Changed $279,900 GAMLS
• 2026-04-15 Price Changed $279,900 FMLS
• 2026-04-14 Price Changed $284,900 GAMLS
• 2026-04-14 Price Changed $284,900 FMLS
• 2026-03-08 Listed $289,900 FMLS
• 2026-03-08 Listed $289,900 GAMLS
• 2009-06-30 Sold (MLS) $71,000 FMLS
• 2009-05-06 Listed $64,900 FMLS

Property tax history

-4.8%/yr

Latest (2025): $832 · +3.9% YoY. Source: county tax records.