315 Blue Sail Ln · South Fulton, GA 30349

$230,000

4 bd · 2.5 ba · 1,750 sqft · SingleFamily public records · 45 Days on market

Built 2004 7,579 sqft lot $131/sqft · 78% above area Est $259k · 11% under

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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 +12.8/30.0
• ARV discount +12.5/15.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• DSCR +3.8/10.0
• 1% rule +3.7/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

HUGE PRICE REDUCTION!! A MUST SEE 2 STORY HOME! 4/2.5 SPACIOUS. GREAT FOR A FAMILY. SEPARATE DR. SUNTRUST PREQUAL REQUIRED. NO FHA, CASH/CONV ONLY. COMM PD ON NET. SEE PRIVATE REMARKS.

Key facts

• 7,579 sq ft lot
• Garage
• Built 2004

Property features AI

Finance

• HOA & community: Has association; Association fee includes management

Exterior

• Parking: 2 parking spaces; Garage
• Utilities: Public water; Public sewer; Water and electricity available
• Home design: Single-family residence; House; Resale property; Three or more levels
• Construction: Built in 2004; Vinyl siding; Wood roof
• Exterior features: Cul-de-sac lot

Interior

• Kitchen: Refrigerator; Dishwasher
• Bedrooms: 5 bedrooms total; 1 bedroom on the main level
• Flooring: Carpet
• Bathrooms: 4 full bathrooms; 1 half bathroom; 1 full bathroom on lower level; 1 bathroom on the main level
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Great room; Separate dining room; Breakfast room; Full basement; Masonry fireplace
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-22 ($-259/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (12.8% below list).
• Recommended offer: $200k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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; 40 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).
• This rent runs 36% 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 $25k of equity ($2k loan paydown + $23k 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 $64k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y ago; this cycle's ask has dropped $48k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; list at $230k implies a 64% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,482 (12.8% 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 45 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.87% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.40%
• DSCR: 0.98
• GRM: 9.6

CMA / ARV

• ARV (median comp): $258,577
• List price: $230,000
• Delta: -11.05%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5333 Sand Bar Ln	0.09mi	4/3.0	1,772 (+1%)	1mo	$249,200	$141	91
2846 High Tide Dr	0.14mi	4/2.5	1,782 (+2%)	9mo	$239,900	$135	83
5273 High Tide Ct	0.19mi	4/2.5	1,712 (-2%)	12mo	$275,000	$161	78
5337 Jerome Rd	0.16mi	4/3.5	1,884 (+8%)	6mo	$295,000	$157	70
5453 Baybrook Cir Lot 0020	0.55mi	3/2.5 (-1)	1,749 (-0%)	3mo	$364,990	$209	67
5527 Jerome Rd	0.32mi	4/2.0	1,835 (+5%)	12mo	$270,000	$147	65
5478 Deerfield Trl	0.41mi	5/3.5 (+1)	1,800 (+3%)	6mo	$260,000	$144	62
5149 Seashell Ln	0.50mi	4/2.5	1,609 (-8%)	2mo	$187,500	$117	62
5157 Seashell Ln	0.48mi	3/2.5 (-1)	1,696 (-3%)	8mo	$244,900	$144	61
2752 Live Oak Trl	0.41mi	4/2.5	1,980 (+13%)	13mo	$240,000	$121	48
2816 Two Lake Cir	0.73mi	3/2.5 (-1)	1,645 (-6%)	4mo	$170,000	$103	48
5665 Deerfield Trl	0.56mi	5/3.0 (+1)	2,007 (+15%)	16mo	$275,000	$137	30

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: 23.3%
• Equity multiple: 2.86×
• Total profit: $119,878
• Equity at exit: $207,202

10-year hold

• IRR: 20.3%
• Equity multiple: 6.38×
• Total profit: $346,627
• Equity at exit: $446,839

Cash invested: $64,400 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,005 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$303 /mo · $3,641/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $-22

Break-even live

Break-even rent $2,032

Max offer price $226,191

Occupancy floor 96%

Sensitivity live

Price	-10% $109	-5% $44	+0% $-22	+5% $-87	+10% $-152
Rent	-10% $-180	-5% $-101	+0% $-22	+5% $58	+10% $137
Rate	-1.0pp $94	-0.5pp $37	base $-22	+0.5pp $-81	+1.0pp $-142

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5194 Seaside Ct Atlanta, GA	4.0	2.5	1765	$2,135	$1.21	25d	1	0.37mi
2890 Jerome Rd Atlanta, GA	3.0	1.5	1229	$1,731	$1.41	0d	1	0.38mi
2736 Live Oak Trl Atlanta, GA	4.0	3.0	2050	$1,650	$0.80	12d	1	0.43mi
5370 Longmeadow Ln Atlanta, GA	3.0	2.0	1248	$1,600	$1.28	17d	1	0.44mi
2835 Windsor Forrest Ct Atlanta, GA	3.0	2.5	1680	$1,881	$1.12	6d	1	0.49mi
2817 Windsor Forrest Ct Atlanta, GA	3.0	2.5	1408	$1,697	$1.21	0d	1	0.51mi
2817 Windsor Forrest Ct Atlanta, GA	3.0	2.5	1408	$1,697	$1.21	44d	1	0.51mi
5071 Windsor Forrest Ln Atlanta, GA	3.0	2.5	1303	$1,881	$1.44	13d	1	0.52mi
5645 Deerfield Trl Atlanta, GA	3.0	1.5	1496	$1,495	$1.00	23d	1	0.53mi
5712 Westhill Cir Atlanta, GA	4.0	2.0	1441	$1,710	$1.19	4d	1	0.55mi
5410 Twin Lakes Dr Atlanta, GA	3.0	2.0	1277	$2,040	$1.60	44d	1	0.62mi
3280 Sable Trl Atlanta, GA	3.0	3.0	2342	$1,650	$0.70	12d	1	0.85mi
3282 Sable Trl Unit 1 Atlanta, GA	3.0	3.0	2342	$1,795	$0.77	44d	1	0.86mi
3364 Estes Dr Atlanta, GA	3.0	2.5	1736	$1,889	$1.09	17d	1	0.92mi
5601 Sable Way Atlanta, GA	4.0	2.5	2495	$2,381	$0.95	25d	1	0.95mi
5335 Willow Park Blvd Atlanta, GA	4.0	2.5	1716	$2,000	$1.17	44d	1	1.04mi
5544 Bluegrass Dr Atlanta, GA	4.0	2.5	2080	$2,173	$1.04	21d	1	1.07mi
2431 Old National Pkwy College Park, GA	1.0–3.0	1.0–2.0	1031	$1,780	$1.73	2d	1	1.07mi
5750 Buffington Rd Atlanta, GA	1.0–3.0	1.0–2.0	1142	$1,642	$1.44	0d	18	1.08mi
3509 Augusta St Atlanta, GA	3.0	2.5	1588	$2,006	$1.26	44d	1	1.11mi
2500 Pleasant Hill Rd Atlanta, GA	2.0–3.0	1.5–2.5	1405	$1,449	$1.03	25d	2	1.18mi
3361 The Way Pl Atlanta, GA	3.0	2.5	1968	$3,500	$1.78	44d	1	1.19mi
3369 The Way Pl Atlanta, GA	3.0	2.5	1830	$2,395	$1.31	44d	1	1.20mi
3027 Sable Run Rd Atlanta, GA	3.0	3.0	1808	$2,080	$1.15	44d	1	1.23mi
5247 Scofield Rd Atlanta, GA	3.0	2.0	1958	$2,000	$1.02	44d	1	1.25mi
3094 Sable Run Rd Atlanta, GA	4.0	3.0	2000	$1,490	$0.74	4d	1	1.26mi
3016 Sable Run Rd Atlanta, GA	4.0	2.5	2496	$2,325	$0.93	25d	1	1.26mi
3022 Sable Run Rd Atlanta, GA	3.0	2.5	1748	$1,955	$1.12	4d	1	1.29mi
2601 Roosevelt Hwy Atlanta, GA	3.0	1.0–2.5	1000	$1,550	$1.55	2d	9	1.30mi
5442 Scofield Rd Atlanta, GA	3.0	1.5	1368	$1,775	$1.30	44d	1	1.31mi
3511 Devon Chase Rd Atlanta, GA	4.0	2.5	2428	$2,005	$0.83	44d	1	1.32mi
3514 Devon Chase Rd Atlanta, GA	3.0	2.0	1540	$1,720	$1.12	44d	1	1.35mi
3524 Devon Chase Rd Atlanta, GA	3.0	2.5	1974	$1,840	$0.93	25d	1	1.39mi
3550 Devon Chase Rd Atlanta, GA	4.0	3.0	2274	$2,200	$0.97	25d	1	1.40mi
3715 Clearwater Dr Atlanta, GA	4.0	2.0	1482	$4,400	$2.97	44d	1	1.43mi
4609 Hopewell Rd Atlanta, GA	3.0	2.0	1563	$2,200	$1.41	44d	1	1.43mi
3477 Carriage Chase Rd Atlanta, GA	4.0	3.0	1545	$2,000	$1.29	25d	1	1.45mi
6056 Carriage Ct Atlanta, GA	3.0	2.0	1400	$1,549	$1.11	0d	1	1.46mi
3650 Creekview Cir Atlanta, GA	3.0	3.5	1225	$1,689	$1.38	13d	1	1.46mi
6230 Cedar Wood Dr Atlanta, GA	3.0	2.0	1238	$1,694	$1.37	44d	1	1.46mi

Listing history 17 events

1. 2026-06-17
   days on market $230,000 Active 45 DOM
2. 2026-06-16
   days on market $230,000 Active 44 DOM
3. 2026-06-15
   days on market $230,000 Active 43 DOM
4. 2026-06-13
   pricestatusdays on market $230,000 Active 41 DOM
5. 2026-06-09
   days on market $245,000 Price Change 37 DOM
6. 2026-06-08
   pricestatusdays on market $245,000 Price Change 36 DOM
7. 2026-06-07
   statusdays on market $250,000 Active 35 DOM
8. 2026-06-04
   days on market $250,000 Price Change 32 DOM
9. 2026-06-03
   remarks 163-char remark
10. 2026-06-03
    pricestatusdays on market $250,000 Price Change 31 DOM
11. 2026-06-01
    statusdays on market $260,000 Active 29 DOM
12. 2026-05-31
    days on market $260,000 Price Change 28 DOM
13. 2026-05-14
    price $265,000 144-char remark
14. 2026-05-03
    listed $278,000 New 144-char remark
15. 2018-02-01
    soldstatus $140,000
16. 2008-07-10
    soldstatus $94,900 184-char remark

    Show marketing remark (184 chars)

    HUGE PRICE REDUCTION!! A MUST SEE 2 STORY HOME! 4/2.5 SPACIOUS. GREAT FOR A FAMILY. SEPARATE DR. SUNTRUST PREQUAL REQUIRED. NO FHA, CASH/CONV ONLY. COMM PD ON NET. SEE PRIVATE REMARKS.

17. 2008-04-08
    listed $94,900 184-char remark

    Show marketing remark (184 chars)

    HUGE PRICE REDUCTION!! A MUST SEE 2 STORY HOME! 4/2.5 SPACIOUS. GREAT FOR A FAMILY. SEPARATE DR. SUNTRUST PREQUAL REQUIRED. NO FHA, CASH/CONV ONLY. COMM PD ON NET. SEE PRIVATE REMARKS.

ⓘ 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: $3,641 · $303/mo
• Projected year-2 tax: $3,641 · $303/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°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: $24,058
• − Mortgage interest: −$12,884
• − Property taxes: −$3,641
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,925
• − Management: −$1,925
• − Depreciation: −$6,691
• Taxable loss: −$4,157
• Est. tax savings @ 24.0%: +$998
• After-tax cash flow: $739/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

+142.4% since first listed

11 events — show timeline

• 2026-06-18 Listing Removed — GAMLS
• 2026-06-11 Price Changed $230,000 GAMLS
• 2026-06-08 Price Changed $245,000 GAMLS
• 2026-06-02 Price Changed $250,000 GAMLS
• 2026-05-29 Price Changed $260,000 GAMLS
• 2026-05-28 Price Changed $263,000 GAMLS
• 2026-05-14 Price Changed $265,000 GAMLS
• 2026-05-03 Listed $278,000 GAMLS
• 2018-02-01 Sold (Public Records) $140,000 Public Records
• 2008-07-10 Sold (MLS) $94,900 FMLS
• 2008-04-08 Listed $94,900 FMLS

Property tax history

+3.2%/yr

Latest (2025): $3,641 · -8.7% YoY. Source: county tax records.