345 Espana St · South Fulton, GA 30349

$276,000

4 bd · 3.0 ba · 1,764 sqft · SingleFamily public records · 48 Days on market

Built 2006 8,999 sqft lot $156/sqft · 7% above area Est $258k · 7% over $46/mo HOA · 2% 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).

• Appreciation +10.0/10.0
• Cash flow +8.4/30.0
• Schools +4.5/10.0
• ARV discount +4.4/15.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.3/10.0

Listing remarks MLS

Picture yourself at 345 Espana St, recently updated with fresh interior paint and partial flooring replacement. A welcoming fireplace enhances comfort. The kitchen features all stainless steel appliances, an accent backsplash, and an island. The primary bedroom includes a walk in closet, and its bathroom provides double sinks with a separate tub and shower. A convenient patio extends the usable outdoor area. This updated residence provides style and comfort; truly a must-see.. Included 100-Day Home Warranty with buyer activation

Key facts

• Double sinks
• Walk in closet
• Patio

Tags

• STAINLESS STEEL APPLIANCES
• ACCENT BACKSPLASH
• WALK IN CLOSET
• DOUBLE SINKS
• SEPARATE TUB AND SHOWER
• PATIO

Property features AI

Finance

• HOA & community: HOA with semi-annual fee; Association fee $275 semi-annually; Community clubhouse, fitness center, and park

Exterior

• Parking: Attached driveway and garage; Two garage spaces; Open parking available
• Utilities: Public water; Public sewer; Electricity (110 volts); Natural gas available
• Home design: Single-level home; Resale property
• Construction: Brick veneer and concrete construction; Composition roof; Slab foundation; Built (resale) — year not specified
• Exterior features: Other exterior features; Paved road frontage

Interior

• Kitchen: Pantry; Stone counters; Dishwasher; Gas range; Microwave
• Bedrooms: Master on main; Three main-level bedrooms; One upper-level bedroom
• Flooring: Laminate
• Bathrooms: Three full bathrooms; Two main-level bathrooms; One upper-level full bathroom; Master bath with separate tub and shower
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Gas-started fireplace in the family room; No shared/common walls; Other interior features
• Laundry & utility: Main-level laundry; Other laundry features

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $276k.

Deal economics

• At list price, monthly cash flow is $-245 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (15.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (25.6% below list).
• Recommended offer: $205k (25.6% 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); 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 36% at this address vs 51% district-wide (-14 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; 651 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 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 $30k of equity ($2k loan paydown + $28k 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 48 days — a 3% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y 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 $205,264 (25.6% 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 48 days. Have you received any prior offers? Is the seller open to a 26% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.74% ✗
• Cap rate: 5.23%
• Cash-on-cash: -3.81%
• DSCR: 0.83
• GRM: 11.2

CMA / ARV

• ARV (median comp): $258,447
• List price: $276,000
• Delta: 6.79%
• 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
2321 Creel Rd	0.08mi	4/3.0	1,884 (+7%)	2mo	$257,900	$137	83
2289 Crossrail Dr	0.46mi	4/2.5	1,736 (-2%)	3mo	$250,000	$144	71
2317 Hackamore Dr	0.43mi	4/2.5	1,748 (-1%)	6mo	$255,000	$146	71
6616 Pamplona Pl	0.12mi	4/2.5	2,024 (+15%)	3mo	$265,000	$131	65
2164 Crossrail Dr	0.53mi	4/2.5	1,700 (-4%)	9mo	$245,000	$144	60
100 Rimel Ln	0.59mi	3/2.0 (-1)	1,820 (+3%)	1mo	$155,000	$85	57
6261 Polar Fox Ct	0.72mi	4/2.5	1,824 (+3%)	2mo	$252,900	$139	57
6715 Alvan Ct	0.63mi	3/2.0 (-1)	1,790 (+2%)	7mo	$222,794	$124	54
1985 Morris Dr	0.59mi	3/2.0 (-1)	1,692 (-4%)	5mo	$232,000	$137	52
6494 Grey Fox Way	0.45mi	3/2.5 (-1)	1,992 (+13%)	6mo	$235,000	$118	46
1992 Morris Dr	0.59mi	3/2.0 (-1)	1,590 (-10%)	6mo	$217,000	$136	43
6255 Mozart Dr	0.73mi	3/2.0 (-1)	1,975 (+12%)	8mo	$249,000	$126	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: 21.0%
• Equity multiple: 2.69×
• Total profit: $130,548
• Equity at exit: $248,643

10-year hold

• IRR: 18.6%
• Equity multiple: 6.03×
• Total profit: $389,010
• Equity at exit: $536,207

Cash invested: $77,280 (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: 11.2×

Monthly cashflow live

• Estimated rent: $2,053 high
• Mortgage (P&I): −$1,447
• Tax from tax record: −$259 /mo · $3,103/yr
• Insurance: −$115
• HOA: −$46
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $-245

Break-even live

Break-even rent $2,363

Max offer price $232,661

Occupancy floor —

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: $69,000
• Closing costs: $8,280
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2328 Creel Rd Atlanta, GA	4.0	3.0	2100	$1,895	$0.90	43d	1	0.11mi
2372 Creel Rd Atlanta, GA	4.0	3.0	2579	$2,229	$0.86	2d	1	0.17mi
2373 Bigwood Trl Atlanta, GA	3.0	2.5	1566	$1,845	$1.18	24d	1	0.21mi
2285 Bigwood Trl Atlanta, GA	3.0	2.5	1580	$1,740	$1.10	1d	1	0.23mi
2310 Bigwood Trl Atlanta, GA	3.0	2.5	1580	$2,600	$1.65	24d	1	0.24mi
6370 Olmadison Pl Atlanta, GA	3.0	2.5	1440	$1,795	$1.25	43d	1	0.37mi
6368 Olmadison Pl Atlanta, GA	3.0	2.5	1428	$1,656	$1.16	11d	1	0.37mi
135 Beethoven Ct Riverdale, GA	3.0	2.0	2454	$1,850	$0.75	5d	1	0.49mi
6684 Judy Ln Riverdale, GA	3.0	2.0	1356	$1,705	$1.26	43d	1	0.49mi
6325 Polar Fox Ct Riverdale, GA	4.0	2.5	2471	$2,445	$0.99	22d	1	0.50mi
336 Rocky Springs Ct Atlanta, GA	4.0	2.0	1900	$1,450	$0.76	24d	1	0.53mi
6405 Beethoven Cir Riverdale, GA	5.0	3.0	2606	$2,365	$0.91	1d	1	0.57mi
2667 Rocky Ct Atlanta, GA	3.0	2.5	1432	$2,200	$1.54	43d	1	0.69mi
6078 Oak Bend Ct Riverdale, GA	3.0	2.5	1622	$1,800	$1.11	24d	1	0.71mi
6278 Rockaway Rd Atlanta, GA	3.0	2.5	1524	$2,000	$1.31	43d	1	0.74mi
6048 Oak Bend Ct Riverdale, GA	3.0	2.5	1500	$1,750	$1.17	22d	1	0.78mi
2550 Hallie Mill Rd Atlanta, GA	3.0	2.0	1372	$1,600	$1.17	12d	1	0.80mi
145 W Village Ct Riverdale, GA	3.0	2.5	1284	$1,865	$1.45	5d	1	0.83mi
6027 Oak Bend Ct Riverdale, GA	3.0	2.5	1530	$2,070	$1.35	5d	1	0.84mi
855 Old Rocky Rd Atlanta, GA	3.0	2.0	1310	$1,710	$1.31	24d	1	0.87mi
2820 Greenbower Ct Atlanta, GA	3.0	2.0	1338	$1,730	$1.29	3d	1	0.93mi
6165 Radford Dr Riverdale, GA	3.0	2.0	1232	$1,750	$1.42	22d	1	0.93mi
6165 Radford Dr Riverdale, GA	3.0	2.0	1232	$1,799	$1.46	24d	1	0.93mi
6165 Radford Dr Riverdale, GA	3.0	2.0	1232	$1,695	$1.38	5d	1	0.93mi
6165 Radford Dr Riverdale, GA	3.0	2.0	1232	$1,799	$1.46	43d	1	0.93mi
6310 Thornhedge Dr Riverdale, GA	4.0	2.0	1600	$2,400	$1.50	24d	1	0.94mi
320 Emerald Green Ct Atlanta, GA	3.0	2.0	1575	$2,050	$1.30	43d	1	0.95mi
3105 Garnet Way Atlanta, GA	3.0	2.0	1470	$1,660	$1.13	12d	1	0.97mi
2529 Wood Bend Ln Riverdale, GA	3.0	2.5	1508	$1,945	$1.29	43d	1	0.98mi
2405 Wood Bend Ln Riverdale, GA	3.0	2.5	1396	$1,800	$1.29	43d	1	0.99mi
6560 Emerald Pointe Cir Atlanta, GA	3.0	2.0	1309	$1,500	$1.15	22d	1	1.00mi
1857 Whitworth Dr Riverdale, GA	4.0	3.0	1857	$1,888	$1.02	43d	1	1.03mi
3206 Pine Tree Trl Unit 15C Atlanta, GA	3.0	2.5	1466	$1,950	$1.33	4d	1	1.06mi
2625 Carolina Rdg Riverdale, GA	4.0	2.5	1936	$2,125	$1.10	20d	1	1.10mi
2555 Flat Shoals Rd #401 Atlanta, GA	3.0	2.5	1550	$2,050	$1.32	43d	1	1.11mi
2250 Sandgate Cir Atlanta, GA	4.0	3.0	1916	$2,100	$1.10	15d	1	1.13mi
2590 South Hills Riverdale, GA	3.0	2.5	1850	$2,005	$1.08	12d	1	1.14mi
2555 Flat Shoals Rd #404 College Park, GA	3.0	2.5	1408	$1,700	$1.21	24d	1	1.17mi
2555 Flat Shoals Rd #3005 Atlanta, GA	3.0	2.5	1724	$1,850	$1.07	5d	1	1.18mi
6120 Hemperly Rd Atlanta, GA	4.0	2.5	1770	$2,100	$1.19	24d	1	1.24mi

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 26 events

1. 2026-06-18
   days on market $276,000 Active 48 DOM
2. 2026-06-17
   days on market $276,000 Active 47 DOM
3. 2026-06-16
   days on market $276,000 Active 46 DOM
4. 2026-06-15
   days on market $276,000 Active 45 DOM
5. 2026-06-13
   days on market $276,000 Active 43 DOM
6. 2026-06-09
   days on market $276,000 Active 39 DOM
7. 2026-06-08
   days on market $276,000 Active 38 DOM
8. 2026-06-07
   days on market $276,000 Active 37 DOM
9. 2026-06-04
   days on market $276,000 Active 34 DOM
10. 2026-06-03
    days on market $276,000 Active 33 DOM
11. 2026-06-01
    days on market $276,000 Active 31 DOM
12. 2026-05-31
    days on market $276,000 Active 30 DOM
13. 2026-05-14
    price $280,000 534-char remark

    Show marketing remark (534 chars)

    Picture yourself at 345 Espana St, recently updated with fresh interior paint and partial flooring replacement. A welcoming fireplace enhances comfort. The kitchen features all stainless steel appliances, an accent backsplash, and an island. The primary bedroom includes a walk in closet, and its bathroom provides double sinks with a separate tub and shower. A convenient patio extends the usable outdoor area. This updated residence provides style and comfort; truly a must-see.. Included 100-Day Home Warranty with buyer activation

14. 2026-05-14
    price $280,000 534-char remark

    Show marketing remark (534 chars)

    Picture yourself at 345 Espana St, recently updated with fresh interior paint and partial flooring replacement. A welcoming fireplace enhances comfort. The kitchen features all stainless steel appliances, an accent backsplash, and an island. The primary bedroom includes a walk in closet, and its bathroom provides double sinks with a separate tub and shower. A convenient patio extends the usable outdoor area. This updated residence provides style and comfort; truly a must-see.. Included 100-Day Home Warranty with buyer activation

15. 2026-05-01
    listed $289,000 New 534-char remark

    Show marketing remark (534 chars)

    Picture yourself at 345 Espana St, recently updated with fresh interior paint and partial flooring replacement. A welcoming fireplace enhances comfort. The kitchen features all stainless steel appliances, an accent backsplash, and an island. The primary bedroom includes a walk in closet, and its bathroom provides double sinks with a separate tub and shower. A convenient patio extends the usable outdoor area. This updated residence provides style and comfort; truly a must-see.. Included 100-Day Home Warranty with buyer activation

16. 2026-05-01
    listed $289,000 Active 534-char remark

    Show marketing remark (534 chars)

    Picture yourself at 345 Espana St, recently updated with fresh interior paint and partial flooring replacement. A welcoming fireplace enhances comfort. The kitchen features all stainless steel appliances, an accent backsplash, and an island. The primary bedroom includes a walk in closet, and its bathroom provides double sinks with a separate tub and shower. A convenient patio extends the usable outdoor area. This updated residence provides style and comfort; truly a must-see.. Included 100-Day Home Warranty with buyer activation

17. 2011-07-28
    soldstatus $70,000
18. 2011-07-14
    historical

    Show marketing remark (366 chars)

    Potential SHORT SALE-Subject to bank approval! 4BD/3 full BA, spacious GRT RM w/FP, DN RM adjacent to KIT, both w/vaulted ceilings. Eat-in KIT w/BLK appliance pkg. MSTR on main w/MSTR BA, double sink, garden tub, sep shower, walk-in closet. 2 add'l BDs on main w/guest BA. 4th BD upstairs w/full BA; great for a teen. 2 car garage. Motivated seller, bring all offers

19. 2011-06-30
    soldstatus $70,000 Sold

    Show marketing remark (366 chars)

    Potential SHORT SALE-Subject to bank approval! 4BD/3 full BA, spacious GRT RM w/FP, DN RM adjacent to KIT, both w/vaulted ceilings. Eat-in KIT w/BLK appliance pkg. MSTR on main w/MSTR BA, double sink, garden tub, sep shower, walk-in closet. 2 add'l BDs on main w/guest BA. 4th BD upstairs w/full BA; great for a teen. 2 car garage. Motivated seller, bring all offers

20. 2011-06-04
    status Pending

    Show marketing remark (366 chars)

    Potential SHORT SALE-Subject to bank approval! 4BD/3 full BA, spacious GRT RM w/FP, DN RM adjacent to KIT, both w/vaulted ceilings. Eat-in KIT w/BLK appliance pkg. MSTR on main w/MSTR BA, double sink, garden tub, sep shower, walk-in closet. 2 add'l BDs on main w/guest BA. 4th BD upstairs w/full BA; great for a teen. 2 car garage. Motivated seller, bring all offers

21. 2011-05-11
    status Pending Existing Lender Approval

    Show marketing remark (366 chars)

    Potential SHORT SALE-Subject to bank approval! 4BD/3 full BA, spacious GRT RM w/FP, DN RM adjacent to KIT, both w/vaulted ceilings. Eat-in KIT w/BLK appliance pkg. MSTR on main w/MSTR BA, double sink, garden tub, sep shower, walk-in closet. 2 add'l BDs on main w/guest BA. 4th BD upstairs w/full BA; great for a teen. 2 car garage. Motivated seller, bring all offers

22. 2011-03-10
    price $75,000
23. 2011-03-09
    price $75,000

    Show marketing remark (366 chars)

    Potential SHORT SALE-Subject to bank approval! 4BD/3 full BA, spacious GRT RM w/FP, DN RM adjacent to KIT, both w/vaulted ceilings. Eat-in KIT w/BLK appliance pkg. MSTR on main w/MSTR BA, double sink, garden tub, sep shower, walk-in closet. 2 add'l BDs on main w/guest BA. 4th BD upstairs w/full BA; great for a teen. 2 car garage. Motivated seller, bring all offers

24. 2011-01-29
    price $89,900

    Show marketing remark (366 chars)

    Potential SHORT SALE-Subject to bank approval! 4BD/3 full BA, spacious GRT RM w/FP, DN RM adjacent to KIT, both w/vaulted ceilings. Eat-in KIT w/BLK appliance pkg. MSTR on main w/MSTR BA, double sink, garden tub, sep shower, walk-in closet. 2 add'l BDs on main w/guest BA. 4th BD upstairs w/full BA; great for a teen. 2 car garage. Motivated seller, bring all offers

25. 2011-01-29
    price $89,900

    Show marketing remark (366 chars)

    Potential SHORT SALE-Subject to bank approval! 4BD/3 full BA, spacious GRT RM w/FP, DN RM adjacent to KIT, both w/vaulted ceilings. Eat-in KIT w/BLK appliance pkg. MSTR on main w/MSTR BA, double sink, garden tub, sep shower, walk-in closet. 2 add'l BDs on main w/guest BA. 4th BD upstairs w/full BA; great for a teen. 2 car garage. Motivated seller, bring all offers

26. 2010-12-10
    listed $99,900 Active

    Show marketing remark (366 chars)

    Potential SHORT SALE-Subject to bank approval! 4BD/3 full BA, spacious GRT RM w/FP, DN RM adjacent to KIT, both w/vaulted ceilings. Eat-in KIT w/BLK appliance pkg. MSTR on main w/MSTR BA, double sink, garden tub, sep shower, walk-in closet. 2 add'l BDs on main w/guest BA. 4th BD upstairs w/full BA; great for a teen. 2 car garage. Motivated seller, bring all offers

ⓘ 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: $3,103 · $259/mo
• Projected year-2 tax: $3,103 · $259/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 ≥104°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: $24,632
• − Mortgage interest: −$15,460
• − Property taxes: −$3,103
• − Insurance: −$1,380
• − Repairs & maintenance: −$1,971
• − Management: −$1,971
• − HOA: −$552
• − Depreciation: −$8,029
• Taxable loss: −$7,833
• Est. tax savings @ 24.0%: +$1,880
• After-tax cash flow: $-1,064/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

+176.3% since first listed

17 events — show timeline

• 2026-05-28 Price Changed $276,000 GAMLS
• 2026-05-28 Price Changed $276,000 FMLS
• 2026-05-14 Price Changed $280,000 FMLS
• 2026-05-14 Price Changed $280,000 GAMLS
• 2026-05-01 Listed $289,000 FMLS
• 2026-05-01 Listed $289,000 GAMLS
• 2026-04-23 Sold (Public Records) $265,000 Public Records
• 2011-07-28 Sold (Public Records) $70,000 Public Records
• 2011-07-14 Listing Removed — FMLS
• 2011-06-30 Sold (MLS) $70,000 FMLS
• 2011-06-04 Pending — FMLS
• 2011-05-11 Pending — FMLS
• 2011-03-10 Price Changed $75,000 GAMLS
• 2011-03-09 Price Changed $75,000 FMLS
• 2011-01-29 Price Changed $89,900 GAMLS
• 2011-01-29 Price Changed $89,900 FMLS
• 2010-12-10 Listed $99,900 FMLS

Property tax history

+2.6%/yr

Latest (2025): $3,103 · -21.8% YoY. Source: county tax records.