7020 Greenbower Ln · South Fulton, GA 30349

$274,000

3 bd · 2.0 ba · 1,414 sqft · SingleFamily public records · 55 Days on market

Built 1988 0.30 ac lot $194/sqft · 82% above area Est $296k · 7% under

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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 +7.1/30.0
• Schools +4.5/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.3/10.0

Listing remarks MLS

Meet 7020 Greenbower Ln, a home built for everyday comfort with a welcoming fireplace providing warmth. The kitchen is equipped with all stainless steel appliances, complementing the primary bathroom's double sinks for functional ease. An expansive deck provides outdoor space for relaxation. This home delivers practical comforts and modern ease.. Included 100-Day Home Warranty with buyer activation

Key facts

• Double sinks
• Welcoming fireplace
• Expansive deck

Tags

• WELCOMING FIREPLACE
• STAINLESS STEEL APPLIANCES
• DOUBLE SINKS
• EXPANSIVE DECK

Property features AI

Exterior

• Parking: Attached garage and driveway; Two garage spaces; Open parking available
• Utilities: Public water; Public sewer; Electricity (110 volts); Electricity available; Natural gas available; Sewer available
• Home design: One level; Resale property; Slab foundation
• Construction: Vinyl and wood siding; Composition roof
• Exterior features: Other exterior features; Paved road frontage; Road frontage type: Other

Interior

• Kitchen: Stone countertops; Other kitchen features; Appliances: Other
• Bedrooms: Three upper-level bedrooms; No special bedroom features listed
• Flooring: Hardwood flooring
• Bathrooms: Two full bathrooms; Master bathroom with shower-only and other features
• Heating & cooling: Central heating; Ceiling fan(s) for cooling
• Interior features: One fireplace in the family room; Finished basement; Other interior features
• Laundry & utility: Laundry located in the basement; Other laundry features

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $274k.

Deal economics

• At list price, monthly cash flow is $-390 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (25.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (31.6% below list).
• Recommended offer: $187k (31.6% below list) — sets the bar for 1% rule.

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: Nolan Elementary School (math 24% / reading 22%, grade F, #796 of 1,228 statewide, top 65%, 710 students, 100% FRL); Mcnair Middle School (math 8% / reading 12%, grade F, #433 of 470 statewide, top 93%, 888 students, 100% FRL); Banneker High School (math 24% / reading 75%, grade D+, #28 of 424 statewide, top 7%, 1,610 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 28% at this address vs 51% district-wide (-23 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 flat; 655 active listings in the ZIP; 40 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 34% 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.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,295 (31.6% 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 55 days. Have you received any prior offers? Is the seller open to a 32% 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. 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?
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: 0.68% ✗
• Cap rate: 4.59%
• Cash-on-cash: -6.10%
• DSCR: 0.73
• GRM: 12.2

CMA / ARV

• ARV (median comp): $295,730
• List price: $274,000
• Delta: -7.35%
• 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
2985 Garnet Way	0.47mi	3/2.0	1,464 (+4%)	11mo	$206,000	$141	63
2526 Wood Bend Ln	0.74mi	3/2.5	1,440 (+2%)	2mo	$275,000	$191	58
2359 Hackamore Dr	0.69mi	3/2.5	1,468 (+4%)	2mo	$241,000	$164	58
835 Old Rocky Rd	0.67mi	3/2.0	1,410 (-0%)	13mo	$200,000	$142	57
7085 E Village Ct	0.60mi	3/2.5	1,518 (+7%)	4mo	$181,000	$119	55
2335 Hackamore Dr	0.71mi	3/2.5	1,448 (+2%)	11mo	$250,000	$173	52
7090 E Village Ct	0.63mi	3/2.5	1,329 (-6%)	11mo	$239,000	$180	49
6255 Topaz Trl	0.71mi	3/2.5	1,486 (+5%)	9mo	$234,700	$158	49
6520 Emerald Pointe Cir	0.73mi	3/2.0	1,328 (-6%)	10mo	$213,000	$160	47
1005 Winter Side Ln	0.62mi	3/2.5	1,272 (-10%)	7mo	$208,000	$164	47
805 Old Rocky Rd	0.68mi	4/3.0 (+1)	1,500 (+6%)	11mo	$250,000	$167	40
2497 Wood Bend Ln	0.72mi	3/2.5	1,226 (-13%)	9mo	$213,000	$174	34

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: 19.4%
• Equity multiple: 2.57×
• Total profit: $120,618
• Equity at exit: $246,841

10-year hold

• IRR: 17.5%
• Equity multiple: 5.79×
• Total profit: $367,702
• Equity at exit: $532,322

Cash invested: $76,720 (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: 655
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,873 high
• Mortgage (P&I): −$1,437
• Tax from tax record: −$319 /mo · $3,823/yr
• Insurance: −$114
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $-390

Break-even live

Break-even rent $2,367

Max offer price $205,111

Occupancy floor —

Sensitivity live

Price	-10% $-235	-5% $-312	+0% $-390	+5% $-468	+10% $-545
Rent	-10% $-538	-5% $-464	+0% $-390	+5% $-316	+10% $-242
Rate	-1.0pp $-252	-0.5pp $-320	base $-390	+0.5pp $-461	+1.0pp $-533

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: $68,500
• Closing costs: $8,220
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2820 Greenbower Ct Atlanta, GA	3.0	2.0	1338	$1,730	$1.29	5d	1	0.35mi
2550 Hallie Mill Rd Atlanta, GA	3.0	2.0	1372	$1,600	$1.17	14d	1	0.44mi
3206 Pine Tree Trl Unit 15C Atlanta, GA	3.0	2.5	1466	$1,950	$1.33	6d	1	0.55mi
2667 Rocky Ct Atlanta, GA	3.0	2.5	1432	$2,200	$1.54	45d	1	0.55mi
2592 Rocky Ct Atlanta, GA	2.0	2.5	1424	$2,000	$1.40	45d	1	0.57mi
110 Fruitwood Trce Unit A Riverdale, GA	3.0	2.0	1100	$1,800	$1.64	22d	1	0.60mi
6450 Peppermill Ln Atlanta, GA	4.0	2.0	1188	$1,531	$1.29	26d	1	0.60mi
145 W Village Ct Riverdale, GA	3.0	2.5	1284	$1,840	$1.43	0d	1	0.60mi
3105 Garnet Way Atlanta, GA	3.0	2.0	1470	$1,660	$1.13	14d	1	0.61mi
7025 Brentwood Ct Riverdale, GA	2.0	1.5	1124	$1,425	$1.27	45d	1	0.61mi
2184 Olmadison Vw Atlanta, GA	2.0	2.0	1236	$1,985	$1.61	20d	1	0.62mi
2373 Bigwood Trl Atlanta, GA	3.0	2.5	1566	$1,845	$1.18	26d	1	0.62mi
105 Fruitwood Trce Unit A Riverdale, GA	2.0	2.0	1012	$1,395	$1.38	0d	1	0.62mi
2285 Bigwood Trl Atlanta, GA	3.0	2.5	1580	$1,740	$1.10	3d	1	0.65mi
6368 Olmadison Pl Atlanta, GA	3.0	2.5	1428	$1,596	$1.12	0d	1	0.68mi
6370 Olmadison Pl Atlanta, GA	3.0	2.5	1440	$1,795	$1.25	45d	1	0.68mi
855 Old Rocky Rd Atlanta, GA	3.0	2.0	1310	$1,710	$1.31	26d	1	0.69mi
2310 Bigwood Trl Atlanta, GA	3.0	2.5	1580	$2,600	$1.65	26d	1	0.69mi
2529 Wood Bend Ln Riverdale, GA	3.0	2.5	1508	$1,945	$1.29	45d	1	0.70mi
6278 Rockaway Rd Atlanta, GA	3.0	2.5	1524	$2,000	$1.31	45d	1	0.70mi
6345 Peppermill Ln Atlanta, GA	3.0	2.5	1224	$1,800	$1.47	45d	1	0.78mi
7060 Kimberly Mill Rd Atlanta, GA	3.0	1.0	1056	$1,425	$1.35	7d	1	0.79mi
7060 Kimberly Mill Rd Atlanta, GA	3.0	1.0	1056	$1,425	$1.35	0d	1	0.79mi
6560 Emerald Pointe Cir Atlanta, GA	3.0	2.0	1309	$1,500	$1.15	24d	1	0.81mi
2405 Wood Bend Ln Riverdale, GA	3.0	2.5	1396	$1,800	$1.29	45d	1	0.82mi
2590 South Hills Riverdale, GA	3.0	2.5	1850	$2,005	$1.08	14d	1	0.83mi
320 Emerald Green Ct Atlanta, GA	3.0	2.0	1575	$2,050	$1.30	45d	1	0.89mi
6090 Emerald Pointe Cir Atlanta, GA	3.0	2.0	1200	$1,875	$1.56	20d	1	0.90mi
2722 South Hills Riverdale, GA	3.0	2.5	1722	$2,175	$1.26	0d	1	0.92mi
7045 Birling Dr Atlanta, GA	4.0	3.0	1488	$1,765	$1.19	45d	1	0.95mi
6078 Oak Bend Ct Riverdale, GA	3.0	2.5	1622	$1,800	$1.11	26d	1	0.97mi
6048 Oak Bend Ct Riverdale, GA	3.0	2.5	1500	$1,750	$1.17	24d	1	1.03mi
6048 Oak Bend Ct Riverdale, GA	3.0	2.5	1500	$1,750	$1.17	0d	1	1.03mi
6684 Judy Ln Riverdale, GA	3.0	2.0	1356	$1,705	$1.26	45d	1	1.04mi
6027 Oak Bend Ct Riverdale, GA	3.0	2.5	1530	$2,070	$1.35	7d	1	1.07mi
6120 Hemperly Rd Atlanta, GA	4.0	2.5	1770	$2,100	$1.19	26d	1	1.09mi
6120 Hemperly Rd Atlanta, GA	4.0	2.5	1770	$2,100	$1.19	5d	1	1.09mi
2300 Flat Shoals Rd Unit 2 Riverdale, GA	2.0	3.0	1000	$1,425	$1.43	26d	1	1.17mi
3500 Keels Ln Atlanta, GA	3.0	2.0	1272	$1,755	$1.38	3d	1	1.19mi
2555 Flat Shoals Rd #401 Atlanta, GA	3.0	2.5	1550	$2,050	$1.32	45d	1	1.19mi

Listing history 27 events

1. 2026-06-21
   days on market $274,000 Active 55 DOM
2. 2026-06-18
   days on market $274,000 Active 52 DOM
3. 2026-06-17
   days on market $274,000 Active 51 DOM
4. 2026-06-16
   days on market $274,000 Active 50 DOM
5. 2026-06-15
   days on market $274,000 Active 49 DOM
6. 2026-06-13
   days on market $274,000 Active 47 DOM
7. 2026-06-09
   days on market $274,000 Active 43 DOM
8. 2026-06-08
   days on market $274,000 Active 42 DOM
9. 2026-06-07
   days on market $274,000 Active 41 DOM
10. 2026-06-04
    days on market $274,000 Active 38 DOM
11. 2026-06-03
    days on market $274,000 Active 37 DOM
12. 2026-06-01
    days on market $274,000 Active 35 DOM
13. 2026-05-31
    days on market $274,000 Active 34 DOM
14. 2026-05-14
    price $278,000 401-char remark

    Show marketing remark (401 chars)

    Meet 7020 Greenbower Ln, a home built for everyday comfort with a welcoming fireplace providing warmth. The kitchen is equipped with all stainless steel appliances, complementing the primary bathroom's double sinks for functional ease. An expansive deck provides outdoor space for relaxation. This home delivers practical comforts and modern ease.. Included 100-Day Home Warranty with buyer activation

15. 2026-05-14
    price $278,000 401-char remark

    Show marketing remark (401 chars)

    Meet 7020 Greenbower Ln, a home built for everyday comfort with a welcoming fireplace providing warmth. The kitchen is equipped with all stainless steel appliances, complementing the primary bathroom's double sinks for functional ease. An expansive deck provides outdoor space for relaxation. This home delivers practical comforts and modern ease.. Included 100-Day Home Warranty with buyer activation

16. 2026-04-27
    listed $282,000 New 401-char remark

    Show marketing remark (401 chars)

    Meet 7020 Greenbower Ln, a home built for everyday comfort with a welcoming fireplace providing warmth. The kitchen is equipped with all stainless steel appliances, complementing the primary bathroom's double sinks for functional ease. An expansive deck provides outdoor space for relaxation. This home delivers practical comforts and modern ease.. Included 100-Day Home Warranty with buyer activation

17. 2026-04-27
    listed $282,000 Active 401-char remark

    Show marketing remark (401 chars)

    Meet 7020 Greenbower Ln, a home built for everyday comfort with a welcoming fireplace providing warmth. The kitchen is equipped with all stainless steel appliances, complementing the primary bathroom's double sinks for functional ease. An expansive deck provides outdoor space for relaxation. This home delivers practical comforts and modern ease.. Included 100-Day Home Warranty with buyer activation

18. 2026-04-22
    soldstatus $264,700
19. 2026-03-08
    historical
20. 2025-12-27
    listed $299,900 New
21. 2024-03-30
    historical $2,000
22. 2024-03-08
    listed $2,000
23. 2021-09-17
    soldstatus $165,000
24. 2010-08-17
    historical
25. 2010-08-16
    soldstatus $20,100 Sold
26. 2002-09-11
    soldstatus $114,000
27. 1987-12-21
    soldstatus $75,500

ⓘ 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: $3,823 · $319/mo
• Projected year-2 tax: $3,823 · $319/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 · 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: $22,475
• − Mortgage interest: −$15,348
• − Property taxes: −$3,823
• − Insurance: −$1,370
• − Repairs & maintenance: −$1,798
• − Management: −$1,798
• − Depreciation: −$7,971
• Taxable loss: −$9,632
• Est. tax savings @ 24.0%: +$2,312
• After-tax cash flow: $-2,368/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: 25,130
• 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

+262.9% since first listed

16 events — show timeline

• 2026-05-28 Price Changed $274,000 GAMLS
• 2026-05-28 Price Changed $274,000 FMLS
• 2026-05-14 Price Changed $278,000 FMLS
• 2026-05-14 Price Changed $278,000 GAMLS
• 2026-04-27 Listed $282,000 FMLS
• 2026-04-27 Listed $282,000 GAMLS
• 2026-04-22 Sold (Public Records) $264,700 Public Records
• 2026-03-08 Listing Removed — GAMLS
• 2025-12-27 Listed $299,900 GAMLS
• 2024-03-30 Rental Removed $2,000 Avail
• 2024-03-08 Listed for Rent $2,000 Avail
• 2021-09-17 Sold (Public Records) $165,000 Public Records
• 2010-08-17 Listing Removed — FMLS
• 2010-08-16 Sold (MLS) $20,100 FMLS
• 2002-09-11 Sold (Public Records) $114,000 Public Records
• 1987-12-21 Sold (Public Records) $75,500 Public Records

Property tax history

+8.2%/yr

Latest (2025): $3,823 · -0.0% YoY. Source: county tax records.