Hampton Plan · South Fulton, GA 30349

$399,990

4 bd · 2.5 ba · 2,622 sqft · SingleFamily · 281 Days on market

↓ 10% since listing

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Why this score? — see what drove the F 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
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Cash flow +3.9/30.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.1/10.0
• DSCR +0.0/10.0

Listing remarks MLS

The Hampton is flexible to fit your needs. An upstairs loft multitasks as a private getaway or an area for together time. Downstairs, flex space off the foyer suggests a den or dining room, and a tucked-away flex room (with half bath) invites a home office, guest suite, or play area. The open kitchen connects to the café area and sunlit gathering room.

Key facts

• Cafe area
• Upstairs loft
• Flex space

Tags

• UPSTAIRS LOFT
• FLEX SPACE
• TUCKED-AWAY FLEX ROOM
• OPEN KITCHEN
• CAFE AREA
• SUNLIT GATHERING ROOM

🏗️ New construction. The $399,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $495,304.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $290k (27.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (36.5% below list).
• Recommended offer: $254k (36.5% below list) — sets the bar for 1% rule.
• Cap rate 2.9% vs local median 4.6% in South Fulton — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads: area grade F — 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• At $2,539/mo this rent would consume 45% of the median local household income ($67k/yr) (locally 4258% 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 $53k of equity ($3k loan paydown + $50k 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 ~$85k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 281 days — a 12% lower offer ($352k) is reasonable based on typical stale-listing flexibility.

Recommended offer $253,923 (36.5% 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 281 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
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. 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: 0.51% ✗
• Cap rate: 2.86%
• Cash-on-cash: -12.26%
• DSCR: 0.45
• GRM: 16.3

CMA / ARV

• ARV (median comp): $495,304
• List price: $399,990
• Delta: -19.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6092 Marigold Way	0.04mi	5/3.0 (+1)	2,683 (+2%)	0mo	$421,153	$157	87
6134 Marigold Way	0.12mi	5/3.0 (+1)	2,683 (+2%)	2mo	$447,497	$167	82
6074 Marigold Way	0.07mi	5/3.0 (+1)	2,622 (0%)	12mo	$518,146	$198	80
6069 Marigold Way	0.08mi	5/3.0 (+1)	2,683 (+2%)	9mo	$551,058	$205	78
6108 Marigold Way	0.13mi	5/3.0 (+1)	2,766 (+6%)	8mo	$459,122	$166	72
6445 Newborn Dr SW	0.64mi	4/2.5	2,622 (0%)	5mo	$165,500	$63	66
6070 Marigold Way	0.09mi	5/3.0 (+1)	2,956 (+13%)	4mo	$472,786	$160	65
6118 Marigold Way	0.16mi	5/3.0 (+1)	2,956 (+13%)	1mo	$455,605	$154	64
6104 Marigold Way	0.11mi	5/3.0 (+1)	2,956 (+13%)	11mo	$509,360	$172	58
6098 Marigold Way	0.07mi	5/3.0 (+1)	2,956 (+13%)	14mo	$499,078	$169	57
3755 Sherbrook Ct	0.75mi	4/3.0	2,632 (+0%)	21mo	$330,000	$125	45
3485 Walnut Rdg	0.74mi	4/2.5	2,978 (+14%)	12mo	$439,000	$147	33

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: 15.3%
• Equity multiple: 2.26×
• Total profit: $174,416
• Equity at exit: $446,209

10-year hold

• IRR: 14.6%
• Equity multiple: 5.15×
• Total profit: $575,103
• Equity at exit: $962,267

Cash invested: $138,685 (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: 13.1×

Monthly cashflow live

• Estimated rent: $2,539 high
• Mortgage (P&I): −$2,597
• Tax est. 1.5%: −$619 /mo · $7,430/yr
• Insurance: −$206
• HOA: −$0
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $-1,417

Break-even live

Break-even rent $4,333

Max offer price $290,271

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: $123,826
• Closing costs: $14,859
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4780 Butner Rd Atlanta, GA	3.0	3.0	1950	$2,250	$1.15	18d	1	0.84mi
6496 Snowden Dr Atlanta, GA	5.0	2.5	2730	$2,551	$0.93	2d	1	0.90mi
6469 Snowden Dr Atlanta, GA	5.0	3.0	2487	$2,579	$1.04	2d	1	0.97mi
385 Yasmine Cv Atlanta, GA	4.0	2.5	2120	$2,495	$1.18	43d	1	1.05mi
5664 Wakehurst Dr Atlanta, GA	3.0	2.5	1835	$2,210	$1.20	43d	1	1.06mi
5539 Rosehall Pl Atlanta, GA	4.0	3.0	2706	$3,000	$1.11	5d	1	1.14mi
4341 Estate St Atlanta, GA	4.0	3.0	1885	$2,400	$1.27	5d	1	1.24mi
250 Alamosa Path SW Atlanta, GA	5.0	3.0	1958	$2,650	$1.35	1d	1	1.26mi
5411 Bighorn Pass SW Atlanta, GA	4.0	2.5	3000	$2,650	$0.88	19d	1	1.31mi
625 Blueangel Dr Atlanta, GA	4.0	2.5	2514	$2,670	$1.06	43d	1	1.36mi
6802 Fireside Ln Atlanta, GA	4.0	2.0	2664	$2,525	$0.95	24d	1	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $399,990 Active 281 DOM
2. 2026-06-17
   days on market $399,990 Active 280 DOM
3. 2026-06-16
   days on market $399,990 Active 279 DOM
4. 2026-06-15
   days on market $399,990 Active 278 DOM
5. 2026-06-13
   days on market $399,990 Active 276 DOM
6. 2026-06-09
   days on market $399,990 Active 272 DOM
7. 2026-06-08
   days on market $399,990 Active 271 DOM
8. 2026-06-08
   days on market $399,990 Active 270 DOM
9. 2026-06-04
   days on market $399,990 Active 267 DOM
10. 2026-06-03
    days on market $399,990 Active 266 DOM
11. 2026-06-01
    days on market $399,990 Active 264 DOM
12. 2026-05-31
    days on market $399,990 Active 263 DOM
13. 2026-05-05
    price $399,990 361-char remark

    Show marketing remark (361 chars)

    The Hampton is flexible to fit your needs. An upstairs loft multitasks as a private getaway or an area for together time. Downstairs, flex space off the foyer suggests a den or dining room, and a tucked-away flex room (with half bath) invites a home office, guest suite, or play area. The open kitchen connects to the café area and sunlit gathering room.

14. 2026-04-25
    price $398,990 361-char remark

    Show marketing remark (361 chars)

    The Hampton is flexible to fit your needs. An upstairs loft multitasks as a private getaway or an area for together time. Downstairs, flex space off the foyer suggests a den or dining room, and a tucked-away flex room (with half bath) invites a home office, guest suite, or play area. The open kitchen connects to the café area and sunlit gathering room.

15. 2026-04-12
    price $397,990 361-char remark

    Show marketing remark (361 chars)

    The Hampton is flexible to fit your needs. An upstairs loft multitasks as a private getaway or an area for together time. Downstairs, flex space off the foyer suggests a den or dining room, and a tucked-away flex room (with half bath) invites a home office, guest suite, or play area. The open kitchen connects to the café area and sunlit gathering room.

16. 2026-01-14
    price $449,990 361-char remark

    Show marketing remark (361 chars)

    The Hampton is flexible to fit your needs. An upstairs loft multitasks as a private getaway or an area for together time. Downstairs, flex space off the foyer suggests a den or dining room, and a tucked-away flex room (with half bath) invites a home office, guest suite, or play area. The open kitchen connects to the café area and sunlit gathering room.

17. 2025-12-24
    price $448,990 361-char remark

    Show marketing remark (361 chars)

    The Hampton is flexible to fit your needs. An upstairs loft multitasks as a private getaway or an area for together time. Downstairs, flex space off the foyer suggests a den or dining room, and a tucked-away flex room (with half bath) invites a home office, guest suite, or play area. The open kitchen connects to the café area and sunlit gathering room.

18. 2025-09-26
    price $446,990 361-char remark

    Show marketing remark (361 chars)

    The Hampton is flexible to fit your needs. An upstairs loft multitasks as a private getaway or an area for together time. Downstairs, flex space off the foyer suggests a den or dining room, and a tucked-away flex room (with half bath) invites a home office, guest suite, or play area. The open kitchen connects to the café area and sunlit gathering room.

19. 2025-09-10
    listed $444,990 Active 361-char remark

    Show marketing remark (361 chars)

    The Hampton is flexible to fit your needs. An upstairs loft multitasks as a private getaway or an area for together time. Downstairs, flex space off the foyer suggests a den or dining room, and a tucked-away flex room (with half bath) invites a home office, guest suite, or play area. The open kitchen connects to the café area and sunlit gathering room.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $30,471
• − Mortgage interest: −$27,745
• − Property taxes: −$7,430
• − Insurance: −$2,477
• − Repairs & maintenance: −$2,438
• − Management: −$2,438
• − Depreciation: −$14,409
• Taxable loss: −$26,464
• Est. tax savings @ 24.0%: +$6,351
• After-tax cash flow: $-10,652/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

-10.1% since first listed

7 events — show timeline

• 2026-05-05 Price Changed $399,990 Zillow
• 2026-04-25 Price Changed $398,990 Zillow
• 2026-04-12 Price Changed $397,990 Zillow
• 2026-01-14 Price Changed $449,990 Zillow
• 2025-12-24 Price Changed $448,990 Zillow
• 2025-09-26 Price Changed $446,990 Zillow
• 2025-09-10 Listed $444,990 Zillow