722 Keeshono St · South Fulton, GA 30291

$209,000

3 bd · 2.5 ba · 1,560 sqft · Townhouse public records · 316 Days on market

Built 2020 Good condition 958 sqft lot $134/sqft · 7% below area Est $225k · 7% under $89/mo HOA · 5% of rent

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Why this score? — see what drove the D+ 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 +10.8/15.0
• Appreciation +10.0/10.0
• Cash flow +9.9/30.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• Rent growth +3.1/5.0
• DSCR +2.8/10.0
• Livability +2.5/5.0
• Schools +2.4/10.0

Listing remarks

PRICED TO SELL - TENANT IN PLACE - $1800 per month good pay - Lease ends 6/30/27. EXTENDED ANOTHER 12 MONTHS 3 bedroom 2 bath townhome that has recently been upgraded with LVP flooring, fresh paint, Stainless Steel Appliances, Granite Countertops, and much more.

Key facts

• $89 HOA
• 2 parking spots
• Built 2020

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $209k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-130 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (11.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (11.2% below list).
• Recommended offer: $184k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.5% vs local median 4.5% in South Fulton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade D — 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.
• 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: Rents rising (+2.2%/yr); 226 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 54d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% of comp listings sitting > 30 days — soft ceiling on asking rent; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• At $1,855/mo this rent would consume 46% of the median local household income ($48k/yr) (locally 27% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $22k of equity ($1k loan paydown + $21k appreciation (10.0% local appreciation)).
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 316 days — a 12% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 9 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,920 (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 316 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 5.55%
• Cash-on-cash: -2.66%
• DSCR: 0.88
• GRM: 9.4

CMA / ARV

• ARV (median comp): $225,370
• List price: $209,000
• Delta: -7.26%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
720 Keeshono St	0.03mi	3/2.5	1,560 (0%)	0mo	$200,000	$128	99
327 Ashigan St	0.12mi	3/2.5	1,620 (+4%)	1mo	$208,000	$128	87
309 Ashigan St	0.14mi	3/2.5	1,620 (+4%)	5mo	$205,000	$127	83
329 Ashigan St	0.12mi	3/2.5	1,620 (+4%)	7mo	$200,000	$123	82
402 Whippet St	0.14mi	3/2.5	1,560 (0%)	14mo	$237,500	$152	81
310 Ashigan St	0.12mi	3/2.5	1,620 (+4%)	10mo	$218,513	$135	80
7186 Gotland St	0.17mi	3/2.5	1,552 (-0%)	15mo	$205,000	$132	78
4415 Pinscher St	0.13mi	3/2.5	1,512 (-3%)	22mo	$197,900	$131	70
316 Ashigan St	0.11mi	4/2.5 (+1)	1,648 (+6%)	19mo	$251,000	$152	65
7131 Forest Ln	0.54mi	2/2.0 (-1)	1,545 (-1%)	14mo	$208,000	$135	55
7109 Forest Ln	0.62mi	2/1.0 (-1)	1,465 (-6%)	21mo	$197,000	$134	32
7141 Woodridge Ln	0.51mi	2/2.0 (-1)	1,779 (+14%)	21mo	$220,000	$124	28

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 · 2.2% rent growth · sell at horizon

5-year hold

• IRR: 22.1%
• Equity multiple: 2.78×
• Total profit: $104,191
• Equity at exit: $188,284

10-year hold

• IRR: 19.7%
• Equity multiple: 6.31×
• Total profit: $310,664
• Equity at exit: $406,041

Cash invested: $58,520 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active · 4 under contract
• Months of supply: 7.0 mo (14%/mo absorbed)
• Median asking: $209,900 ($129/sqft)
• Median days on market: 32 d
• This list price: 43% of active listings are priced below it
• ARV vs active asking: +11.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30291

• Home prices YoY: 11.1%
• Rents YoY: 2.2%
• Active inventory: 226
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,855 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$323 /mo · $3,881/yr
• Insurance: −$87
• HOA: −$89
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $-130

Break-even live

Break-even rent $2,020

Max offer price $186,047

Occupancy floor —

Sensitivity live

Price	-10% $-12	-5% $-71	+0% $-130	+5% $-189	+10% $-248
Rent	-10% $-276	-5% $-203	+0% $-130	+5% $-57	+10% $17
Rate	-1.0pp $-25	-0.5pp $-77	base $-130	+0.5pp $-184	+1.0pp $-239

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: $52,250
• Closing costs: $6,270
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
706 Keeshono St Union City, GA	4.0	2.5	1648	$1,750	$1.06	34d	1	0.03mi
4456 Pinscher St Union City, GA	3.0	2.5	1560	$1,600	$1.03	93d	1	0.03mi
306 Ashigan St Union City, GA	3.0	2.5	1560	$1,695	$1.09	93d	1	0.09mi
313 Ashigan St Union City, GA	3.0	2.5	1529	$1,775	$1.16	71d	1	0.11mi
7200 Grosbeak St Union City, GA	2.0	2.5	1560	$1,500	$0.96	93d	1	0.11mi
7190 Gotland St Union City, GA	2.0	2.5	1500	$1,450	$0.97	62d	1	0.14mi
7368 Taloga Ln Union City, GA	3.0	2.5	2204	$2,061	$0.94	30d	1	0.33mi
7226 Boulder Pass Union City, GA	3.0	2.0	1866	$2,200	$1.18	10d	1	0.40mi
7177 Boulder Pass Union City, GA	3.0	2.0	2116	$2,300	$1.09	4d	1	0.48mi
7190 Flagstone Pl Union City, GA	4.0	2.5	2246	$2,255	$1.00	53d	1	0.64mi
6202 Hickory Lane Cir Union City, GA	3.0	2.5	1744	$1,995	$1.14	93d	1	0.78mi
6294 Hickory Lane Cir Union City, GA	3.0	2.5	1568	$1,700	$1.08	93d	1	0.79mi
6237 Hickory Lane Cir Union City, GA	4.0	2.5	1420	$2,300	$1.62	73d	1	0.89mi
217 Elkhound Ct Union City, GA	3.0	2.0	1485	$1,600	$1.08	54d	1	0.89mi
7915 Bluefin Trl Union City, GA	3.0	2.0	1514	$1,815	$1.20	70d	1	1.07mi
5200 Alexander St Union City, GA	3.0	2.0	1221	$1,695	$1.39	93d	1	1.13mi
5205 Alexander St Union City, GA	3.0	2.0	1326	$1,681	$1.27	93d	1	1.13mi
6822 Shannon Pkwy Union City, GA	2.0–3.0	1.5–2.0	1084	$1,744	$1.61	8d	3	1.17mi
4050 Morgan Rd Union City, GA	1.0–3.0	1.0–2.0	988	$1,750	$1.77	4d	21	1.24mi
7768 Old Thyme Rd Union City, GA	3.0	3.0	1839	$1,986	$1.08	42d	1	1.25mi
7528 Congregation St Fairburn, GA	3.0	2.5	1600	$2,249	$1.41	52d	1	1.37mi
7218 Sanctuary St Fairburn, GA	3.0	2.5	1600	$2,199	$1.37	8d	1	1.38mi
5201 Summer Brooke Ct Union City, GA	3.0	2.5	1484	$1,860	$1.25	27d	1	1.39mi
6425 Oakley Rd Union City, GA	1.0–3.0	1.0–2.0	1037	$1,836	$1.77	0d	10	1.41mi
4500 Shannon Blvd Unit 7A Union City, GA	3.0	2.5	2205	$1,750	$0.79	73d	1	1.41mi
4500 Shannon Blvd Unit 7 Union City, GA	3.0	2.5	1503	$1,750	$1.16	53d	1	1.41mi
4500 Shannon Blvd Unit 7A Union City, GA	3.0	2.5	2205	$2,000	$0.91	93d	1	1.41mi
6770 Buffington Rd Union City, GA	1.0–3.0	1.0–2.0	950	$1,699	$1.79	0d	21	1.42mi
835 Buffington Ct Union City, GA	4.0	2.5	1723	$2,165	$1.26	93d	1	1.42mi
4500 Shannon Blvd Union City, GA	2.0–3.0	2.0–2.5	1617	$1,550	$0.96	4d	2	1.42mi
6350 Oakley Rd Union City, GA	2.0–3.0	1.0–2.5	1360	$1,912	$1.41	0d	7	1.42mi
420 Buffington Dr Union City, GA	3.0	2.0	2118	$2,045	$0.97	41d	1	1.48mi

Listing history 41 events

1. 2026-06-30
   days on market $209,000 Active 316 DOM
2. 2026-06-29
   days on market $209,000 Active 315 DOM
3. 2026-06-28
   days on market $209,000 Active 314 DOM
4. 2026-06-27
   days on market $209,000 Active 313 DOM
5. 2026-06-26
   days on market $209,000 Active 312 DOM
6. 2026-06-24
   days on market $209,000 Active 310 DOM
7. 2026-06-21
   days on market $209,000 Active 307 DOM
8. 2026-06-18
   days on market $209,000 Active 304 DOM
9. 2026-06-17
   days on market $209,000 Active 303 DOM
10. 2026-06-16
    days on market $209,000 Active 302 DOM
11. 2026-06-15
    days on market $209,000 Active 301 DOM
12. 2026-06-13
    days on market $209,000 Active 299 DOM
13. 2026-06-09
    days on market $209,000 Active 295 DOM
14. 2026-06-08
    days on market $209,000 Active 294 DOM
15. 2026-06-07
    days on market $209,000 Active 293 DOM
16. 2026-06-04
    days on market $209,000 Active 290 DOM
17. 2026-06-03
    days on market $209,000 Active 289 DOM
18. 2026-06-01
    days on market $209,000 Active 287 DOM
19. 2026-05-31
    days on market $209,000 Active 286 DOM
20. 2026-03-31
    historical
21. 2026-03-31
    historical
22. 2026-01-29
    price $209,000
23. 2026-01-29
    price $209,000
24. 2026-01-29
    listed $209,000 New
25. 2026-01-29
    listed $209,000 Active
26. 2026-01-09
    status Active
27. 2026-01-09
    listed $215,000 New
28. 2025-12-31
    historical
29. 2025-12-31
    historical
30. 2025-12-31
    historical
31. 2025-12-31
    historical
32. 2025-11-20
    price $215,000
33. 2025-10-21
    price $215,000
34. 2025-10-21
    price $215,000
35. 2025-10-21
    price $215,000
36. 2025-08-27
    listed $234,900 Active
37. 2025-08-27
    listed $234,900 New
38. 2025-08-09
    listed $234,900 Active
39. 2025-08-09
    listed $234,900 New
40. 2025-06-11
    historical $1,800
41. 2025-05-24
    listed $1,800

ⓘ 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: $3,881 · $323/mo
• Projected year-2 tax: $3,881 · $323/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 ≥105°F today · 19 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: $22,262
• − Mortgage interest: −$11,707
• − Property taxes: −$3,881
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,781
• − Management: −$1,781
• − HOA: −$1,068
• − Depreciation: −$6,080
• Taxable loss: −$5,081
• Est. tax savings @ 24.0%: +$1,219
• After-tax cash flow: $-340/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.

Condition & rehab AI · 7 photos

Good 80/100 Cosmetic rehab Est. rehab $7,800–$23,400 screening

This recently upgraded townhouse is in good condition with recent renovations, making it a great investment opportunity for both resale and rental.

Value-add opportunities

• Both Paint exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Both Replace light fixtures — Modern light fixtures can improve the home's aesthetic and energy efficiency ↑
• Both Install smart home devices — Smart home devices can increase convenience and property value ↑
• Both Add smart thermostat — Smart thermostat can improve energy efficiency and comfort ↑
• Both Install smart locks — Smart locks can improve security and convenience ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Oakley Elementary School F GA #810/1,228 Nat'l #32,000/41,679 Middle Bear Creek Middle School F GA #339/470 Nat'l #11,382/14,009 High Creekside High School F GA #160/424 Nat'l #11,847/17,239

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 · 1,203,707 people
• City population: 25,130
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 25,130
• Household income: $48,184
• Rent vs Own: 61.3% rent · 38.7% own
• Severe rent burden: 27% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (86%)
• Race & ethnicity: Black 86% Hispanic / Latino 7% Two or more races 6% White 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 6%

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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: ▲ 23.98%
• Current HPI: 239.3471
• Rent YoY: ▲ 2.20%
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

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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

+11511.1% since first listed

22 events — show timeline

• 2026-03-31 Listing Removed — FMLS
• 2026-03-31 Listing Removed — GAMLS
• 2026-01-29 Price Changed $209,000 GAMLS
• 2026-01-29 Price Changed $209,000 FMLS
• 2026-01-29 Listed $209,000 FMLS
• 2026-01-29 Listed $209,000 GAMLS
• 2026-01-09 Relisted — FMLS
• 2026-01-09 Listed $215,000 GAMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-12-31 Listing Removed — FMLS
• 2025-12-31 Listing Removed — FMLS
• 2025-11-20 Price Changed $215,000 GAMLS
• 2025-10-21 Price Changed $215,000 GAMLS
• 2025-10-21 Price Changed $215,000 FMLS
• 2025-10-21 Price Changed $215,000 FMLS
• 2025-08-27 Listed $234,900 GAMLS
• 2025-08-27 Listed $234,900 FMLS
• 2025-08-09 Listed $234,900 GAMLS
• 2025-08-09 Listed $234,900 FMLS
• 2025-06-11 Rental Removed $1,800 GAMLS
• 2025-05-24 Listed for Rent $1,800 GAMLS

Property tax history

+25.4%/yr

Latest (2025): $3,881 · -0.0% YoY. Source: county tax records.