5956 N Castlegate Dr · South Fulton, GA 30349

$449,900

5 bd · 5.0 ba · 3,328 sqft · MultiFamily public records · 55 Days on market

Built 1988 0.37 ac lot Est $434k · at est.

---

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 +19.0/30.0
• Appreciation +10.0/10.0
• DSCR +6.0/10.0
• ARV discount +5.8/15.0
• 1% rule +5.0/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Exceptional opportunity to own a cash-flowing triplex in a prime Atlanta location, with one vacant unit ready for immediate occupancy and two income-producing units already in place with consistent payment history. This well-maintained multifamily property features two spacious 2-bedroom, 2.5-bath units and one 1-bedroom, 1-bath unit, with each unit individually metered for added efficiency and easier management. The two larger units offer formal dining rooms, galley kitchens, comfortable living areas, and upstairs bedroom suites with private full baths. This property is an outstanding option for both owner-occupants and investors, including buyers using the NACA program, with the vacant unit providing an ideal opportunity to live in one unit while generating rental income from the others. Conveniently located near Hartsfield-Jackson Atlanta International Airport, I-85, I-285, Downtown Atlanta, shopping, dining, and major commuter routes, this Atlanta triplex offers strong income potential, excellent accessibility, and long-term investment appeal.

Key facts

• Private full baths
• Individually metered
• Formal dining rooms

Tags

• CASH-FLOWING TRIPLEX
• INDIVIDUALLY METERED
• FORMAL DINING ROOMS
• GALLEY KITCHENS
• UPPER-LEVEL BEDROOM SUITES
• PRIVATE FULL BATHS

What this means for you Summary

Snapshot

• This is a 2×2bd/2.5ba + 1×1bd/1ba units multifamily listed at $450k.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive. Per door: $157/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $450k).
• Recommended offer: $436k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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.
• Clayton County (suburban): math 11% / reading 20% proficiency, ranked #155 of 174 in GA (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 651 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).
• At $4,511/mo this rent would consume 81% 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 $48k of equity ($3k loan paydown + $45k appreciation (10.0% local appreciation)).
• Clayton County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.9% rent growth), your $126k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$77k 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 ($436k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 13y 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 $436,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.00% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.50%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (median comp): $433,845
• List price: $449,900
• Delta: 3.70%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 0.95% rent growth · sell at horizon

5-year hold

• IRR: 26.8%
• Equity multiple: 3.11×
• Total profit: $266,041
• Equity at exit: $405,306

10-year hold

• IRR: 22.9%
• Equity multiple: 6.90×
• Total profit: $742,913
• Equity at exit: $874,057

Cash invested: $125,972 (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: 23.3×

Monthly cashflow live

• Estimated rent: $4,511 high
• Mortgage (P&I): −$2,359
• Tax from tax record: −$545 /mo · $6,536/yr
• Insurance: −$187
• HOA: −$0
• Vacancy / Maint / Mgmt: −$947
• Net cashflow: $472

Break-even live

Break-even rent $3,913

Max offer price $449,900

Occupancy floor 85%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2.5	$3,216
1× unit	1	1	$1,295
Total (3 units)			$4,511

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: $112,475
• Closing costs: $13,497
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5848 El Segundo Way Atlanta, GA	5.0	3.0	2560	$2,560	$1.00	5d	1	0.29mi
6405 Beethoven Cir Riverdale, GA	5.0	3.0	2606	$2,365	$0.91	2d	1	0.82mi
6325 Polar Fox Ct Riverdale, GA	4.0	2.5	2471	$2,445	$0.99	22d	1	0.91mi
1340 Pineglen Dr Riverdale, GA	5.0	3.0	2340	$2,100	$0.90	18d	1	1.18mi
6893 Estepona St Atlanta, GA	4.0	2.5	2724	$2,330	$0.86	5d	1	1.45mi

Listing history 37 events

1. 2026-06-04
   status $449,900 Pending 55 DOM
2. 2026-06-03
   days on market $449,900 Active Under Contract 55 DOM
3. 2026-06-02
   days on market $449,900 Active Under Contract 54 DOM
4. 2026-06-01
   days on market $449,900 Active Under Contract 53 DOM
5. 2026-05-31
   days on market $449,900 Active Under Contract 52 DOM
6. 2026-05-04
   price $449,900 1066-char remark

   Show marketing remark (1066 chars)

   Exceptional opportunity to own a cash-flowing triplex in a prime Atlanta location, with one vacant unit ready for immediate occupancy and two income-producing units already in place with consistent payment history. This well-maintained multifamily property features two spacious 2-bedroom, 2.5-bath units and one 1-bedroom, 1-bath unit, with each unit individually metered for added efficiency and easier management. The two larger units offer formal dining rooms, galley kitchens, comfortable living areas, and upstairs bedroom suites with private full baths. This property is an outstanding option for both owner-occupants and investors, including buyers using the NACA program, with the vacant unit providing an ideal opportunity to live in one unit while generating rental income from the others. Conveniently located near Hartsfield-Jackson Atlanta International Airport, I-85, I-285, Downtown Atlanta, shopping, dining, and major commuter routes, this Atlanta triplex offers strong income potential, excellent accessibility, and long-term investment appeal.

7. 2026-04-09
   listed $465,000 Active 1066-char remark

   Show marketing remark (1066 chars)

   Exceptional opportunity to own a cash-flowing triplex in a prime Atlanta location, with one vacant unit ready for immediate occupancy and two income-producing units already in place with consistent payment history. This well-maintained multifamily property features two spacious 2-bedroom, 2.5-bath units and one 1-bedroom, 1-bath unit, with each unit individually metered for added efficiency and easier management. The two larger units offer formal dining rooms, galley kitchens, comfortable living areas, and upstairs bedroom suites with private full baths. This property is an outstanding option for both owner-occupants and investors, including buyers using the NACA program, with the vacant unit providing an ideal opportunity to live in one unit while generating rental income from the others. Conveniently located near Hartsfield-Jackson Atlanta International Airport, I-85, I-285, Downtown Atlanta, shopping, dining, and major commuter routes, this Atlanta triplex offers strong income potential, excellent accessibility, and long-term investment appeal.

8. 2024-12-17
   historical $950
9. 2024-11-27
   listed $950
10. 2024-11-17
    historical $950
11. 2024-10-26
    price $950
12. 2024-09-05
    listed $1,050
13. 2024-08-23
    historical $1,050
14. 2024-08-21
    listed $1,050
15. 2024-07-27
    historical $1,100
16. 2024-07-27
    historical $1,100
17. 2024-07-24
    listed $1,100
18. 2024-07-24
    listed $1,399
19. 2024-04-17
    soldstatus $425,000
20. 2024-03-27
    soldstatus $425,000 Closed 1246-char remark

    Show marketing remark (1246 chars)

    Are you tired of seeing these high interest rates and what your payment would be on a house in today's market? Well, here is the solution for you! This triplex consists of 2BR/2.5BA on the far left (vacant) 2BR/2.5BA in the middle (occupied), and 1BR/1BA on the far right (occupied). Each unit is individually metered. This is a unique opportunity, and perfect for owner-occupants looking to use the income to offset a large portion of the mortgage payment (PITI), or investors looking for a cash-flowing opportunity. The united vacant unit (far left, unit #1) features a formal dining room, galley kitchen, living room, and 1/2 bath on the main. The upstairs has two bedrooms, each bedroom having a full bathroom. The middle unit is set up the same as unit #1. The other two units are by appointment only and inspection only once going under contract during the due diligence period The home is located within minutes of I-85, I-285, the airport, downtown Atlanta, shopping, and eateries. Come make this your home today and make owning a home possible in this environment of high-interest rates. Financing incentives are available for eligible buyers when using a preferred lender and preferred loan officer (some restrictions apply).

21. 2024-03-27
    soldstatus $425,000 Sold

    Show marketing remark (1246 chars)

    Are you tired of seeing these high interest rates and what your payment would be on a house in today's market? Well, here is the solution for you! This triplex consists of 2BR/2.5BA on the far left (vacant) 2BR/2.5BA in the middle (occupied), and 1BR/1BA on the far right (occupied). Each unit is individually metered. This is a unique opportunity, and perfect for owner-occupants looking to use the income to offset a large portion of the mortgage payment (PITI), or investors looking for a cash-flowing opportunity. The united vacant unit (far left, unit #1) features a formal dining room, galley kitchen, living room, and 1/2 bath on the main. The upstairs has two bedrooms, each bedroom having a full bathroom. The middle unit is set up the same as unit #1. The other two units are by appointment only and inspection only once going under contract during the due diligence period The home is located within minutes of I-85, I-285, the airport, downtown Atlanta, shopping, and eateries. Come make this your home today and make owning a home possible in this environment of high-interest rates. Financing incentives are available for eligible buyers when using a preferred lender and preferred loan officer (some restrictions apply).

22. 2024-02-15
    status Pending 1246-char remark

    Show marketing remark (1246 chars)

    Are you tired of seeing these high interest rates and what your payment would be on a house in today's market? Well, here is the solution for you! This triplex consists of 2BR/2.5BA on the far left (vacant) 2BR/2.5BA in the middle (occupied), and 1BR/1BA on the far right (occupied). Each unit is individually metered. This is a unique opportunity, and perfect for owner-occupants looking to use the income to offset a large portion of the mortgage payment (PITI), or investors looking for a cash-flowing opportunity. The united vacant unit (far left, unit #1) features a formal dining room, galley kitchen, living room, and 1/2 bath on the main. The upstairs has two bedrooms, each bedroom having a full bathroom. The middle unit is set up the same as unit #1. The other two units are by appointment only and inspection only once going under contract during the due diligence period The home is located within minutes of I-85, I-285, the airport, downtown Atlanta, shopping, and eateries. Come make this your home today and make owning a home possible in this environment of high-interest rates. Financing incentives are available for eligible buyers when using a preferred lender and preferred loan officer (some restrictions apply).

23. 2024-02-11
    status Under Contract
24. 2024-01-27
    status Active 1246-char remark

    Show marketing remark (1246 chars)

    Are you tired of seeing these high interest rates and what your payment would be on a house in today's market? Well, here is the solution for you! This triplex consists of 2BR/2.5BA on the far left (vacant) 2BR/2.5BA in the middle (occupied), and 1BR/1BA on the far right (occupied). Each unit is individually metered. This is a unique opportunity, and perfect for owner-occupants looking to use the income to offset a large portion of the mortgage payment (PITI), or investors looking for a cash-flowing opportunity. The united vacant unit (far left, unit #1) features a formal dining room, galley kitchen, living room, and 1/2 bath on the main. The upstairs has two bedrooms, each bedroom having a full bathroom. The middle unit is set up the same as unit #1. The other two units are by appointment only and inspection only once going under contract during the due diligence period The home is located within minutes of I-85, I-285, the airport, downtown Atlanta, shopping, and eateries. Come make this your home today and make owning a home possible in this environment of high-interest rates. Financing incentives are available for eligible buyers when using a preferred lender and preferred loan officer (some restrictions apply).

25. 2024-01-27
    status Back On Market

    Show marketing remark (1246 chars)

    Are you tired of seeing these high interest rates and what your payment would be on a house in today's market? Well, here is the solution for you! This triplex consists of 2BR/2.5BA on the far left (vacant) 2BR/2.5BA in the middle (occupied), and 1BR/1BA on the far right (occupied). Each unit is individually metered. This is a unique opportunity, and perfect for owner-occupants looking to use the income to offset a large portion of the mortgage payment (PITI), or investors looking for a cash-flowing opportunity. The united vacant unit (far left, unit #1) features a formal dining room, galley kitchen, living room, and 1/2 bath on the main. The upstairs has two bedrooms, each bedroom having a full bathroom. The middle unit is set up the same as unit #1. The other two units are by appointment only and inspection only once going under contract during the due diligence period The home is located within minutes of I-85, I-285, the airport, downtown Atlanta, shopping, and eateries. Come make this your home today and make owning a home possible in this environment of high-interest rates. Financing incentives are available for eligible buyers when using a preferred lender and preferred loan officer (some restrictions apply).

26. 2024-01-13
    status Under Contract
27. 2024-01-10
    status Pending 1246-char remark

    Show marketing remark (1246 chars)

    Are you tired of seeing these high interest rates and what your payment would be on a house in today's market? Well, here is the solution for you! This triplex consists of 2BR/2.5BA on the far left (vacant) 2BR/2.5BA in the middle (occupied), and 1BR/1BA on the far right (occupied). Each unit is individually metered. This is a unique opportunity, and perfect for owner-occupants looking to use the income to offset a large portion of the mortgage payment (PITI), or investors looking for a cash-flowing opportunity. The united vacant unit (far left, unit #1) features a formal dining room, galley kitchen, living room, and 1/2 bath on the main. The upstairs has two bedrooms, each bedroom having a full bathroom. The middle unit is set up the same as unit #1. The other two units are by appointment only and inspection only once going under contract during the due diligence period The home is located within minutes of I-85, I-285, the airport, downtown Atlanta, shopping, and eateries. Come make this your home today and make owning a home possible in this environment of high-interest rates. Financing incentives are available for eligible buyers when using a preferred lender and preferred loan officer (some restrictions apply).

28. 2023-12-14
    status Back On Market
29. 2023-12-09
    status Active 1246-char remark

    Show marketing remark (1246 chars)

    Are you tired of seeing these high interest rates and what your payment would be on a house in today's market? Well, here is the solution for you! This triplex consists of 2BR/2.5BA on the far left (vacant) 2BR/2.5BA in the middle (occupied), and 1BR/1BA on the far right (occupied). Each unit is individually metered. This is a unique opportunity, and perfect for owner-occupants looking to use the income to offset a large portion of the mortgage payment (PITI), or investors looking for a cash-flowing opportunity. The united vacant unit (far left, unit #1) features a formal dining room, galley kitchen, living room, and 1/2 bath on the main. The upstairs has two bedrooms, each bedroom having a full bathroom. The middle unit is set up the same as unit #1. The other two units are by appointment only and inspection only once going under contract during the due diligence period The home is located within minutes of I-85, I-285, the airport, downtown Atlanta, shopping, and eateries. Come make this your home today and make owning a home possible in this environment of high-interest rates. Financing incentives are available for eligible buyers when using a preferred lender and preferred loan officer (some restrictions apply).

30. 2023-12-01
    status Under Contract

    Show marketing remark (1246 chars)

    Are you tired of seeing these high interest rates and what your payment would be on a house in today's market? Well, here is the solution for you! This triplex consists of 2BR/2.5BA on the far left (vacant) 2BR/2.5BA in the middle (occupied), and 1BR/1BA on the far right (occupied). Each unit is individually metered. This is a unique opportunity, and perfect for owner-occupants looking to use the income to offset a large portion of the mortgage payment (PITI), or investors looking for a cash-flowing opportunity. The united vacant unit (far left, unit #1) features a formal dining room, galley kitchen, living room, and 1/2 bath on the main. The upstairs has two bedrooms, each bedroom having a full bathroom. The middle unit is set up the same as unit #1. The other two units are by appointment only and inspection only once going under contract during the due diligence period The home is located within minutes of I-85, I-285, the airport, downtown Atlanta, shopping, and eateries. Come make this your home today and make owning a home possible in this environment of high-interest rates. Financing incentives are available for eligible buyers when using a preferred lender and preferred loan officer (some restrictions apply).

31. 2023-12-01
    status Pending 1246-char remark

    Show marketing remark (1246 chars)

    Are you tired of seeing these high interest rates and what your payment would be on a house in today's market? Well, here is the solution for you! This triplex consists of 2BR/2.5BA on the far left (vacant) 2BR/2.5BA in the middle (occupied), and 1BR/1BA on the far right (occupied). Each unit is individually metered. This is a unique opportunity, and perfect for owner-occupants looking to use the income to offset a large portion of the mortgage payment (PITI), or investors looking for a cash-flowing opportunity. The united vacant unit (far left, unit #1) features a formal dining room, galley kitchen, living room, and 1/2 bath on the main. The upstairs has two bedrooms, each bedroom having a full bathroom. The middle unit is set up the same as unit #1. The other two units are by appointment only and inspection only once going under contract during the due diligence period The home is located within minutes of I-85, I-285, the airport, downtown Atlanta, shopping, and eateries. Come make this your home today and make owning a home possible in this environment of high-interest rates. Financing incentives are available for eligible buyers when using a preferred lender and preferred loan officer (some restrictions apply).

32. 2023-11-05
    listed $409,000 Active 1246-char remark

    Show marketing remark (1246 chars)

    Are you tired of seeing these high interest rates and what your payment would be on a house in today's market? Well, here is the solution for you! This triplex consists of 2BR/2.5BA on the far left (vacant) 2BR/2.5BA in the middle (occupied), and 1BR/1BA on the far right (occupied). Each unit is individually metered. This is a unique opportunity, and perfect for owner-occupants looking to use the income to offset a large portion of the mortgage payment (PITI), or investors looking for a cash-flowing opportunity. The united vacant unit (far left, unit #1) features a formal dining room, galley kitchen, living room, and 1/2 bath on the main. The upstairs has two bedrooms, each bedroom having a full bathroom. The middle unit is set up the same as unit #1. The other two units are by appointment only and inspection only once going under contract during the due diligence period The home is located within minutes of I-85, I-285, the airport, downtown Atlanta, shopping, and eateries. Come make this your home today and make owning a home possible in this environment of high-interest rates. Financing incentives are available for eligible buyers when using a preferred lender and preferred loan officer (some restrictions apply).

33. 2023-11-05
    listed $409,000 New

    Show marketing remark (1246 chars)

    Are you tired of seeing these high interest rates and what your payment would be on a house in today's market? Well, here is the solution for you! This triplex consists of 2BR/2.5BA on the far left (vacant) 2BR/2.5BA in the middle (occupied), and 1BR/1BA on the far right (occupied). Each unit is individually metered. This is a unique opportunity, and perfect for owner-occupants looking to use the income to offset a large portion of the mortgage payment (PITI), or investors looking for a cash-flowing opportunity. The united vacant unit (far left, unit #1) features a formal dining room, galley kitchen, living room, and 1/2 bath on the main. The upstairs has two bedrooms, each bedroom having a full bathroom. The middle unit is set up the same as unit #1. The other two units are by appointment only and inspection only once going under contract during the due diligence period The home is located within minutes of I-85, I-285, the airport, downtown Atlanta, shopping, and eateries. Come make this your home today and make owning a home possible in this environment of high-interest rates. Financing incentives are available for eligible buyers when using a preferred lender and preferred loan officer (some restrictions apply).

34. 2014-01-01
    historical
35. 2013-10-23
    historical Pending Approval
36. 2013-09-26
    listed $59,999 New
37. 1989-02-06
    soldstatus $151,100

ⓘ 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: $6,536 · $545/mo
• Projected year-2 tax: $6,536 · $545/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 1/10 Low
• 🌡 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: $54,132
• − Mortgage interest: −$25,201
• − Property taxes: −$6,536
• − Insurance: −$2,250
• − Repairs & maintenance: −$4,331
• − Management: −$4,331
• − Depreciation: −$13,088
• Taxable loss: −$1,604
• Est. tax savings @ 24.0%: +$385
• After-tax cash flow: $6,051/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: Clayton County
• NCES district ID: 1301230
• Math proficiency: 11% ▼ -13.00%
• Reading proficiency: 20% ▼ -9.00%
• Median HH income: $42,266
• Composite: 13.41/100
• National rank: #9527
• State rank: #155 of 174 in GA

Livability — South Fulton

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• 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 (Clayton County) Hauer SSP2

• Today (2025): 310,777 people
• By 2030: 329,762 · +6.1%
• By 2040: 368,052 · +18.4%
• By 2050: 401,196 · +29.1%
• By 2075: 472,488 · +52.0%
• By 2100: 500,446 · +61.0%

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 · Clayton

• 2024 margin: Solid D (+69.2) · D 84.3% · R 15.1%
• 2008→2024 swing: +2.8pp toward D · 2008: 66.4pp · 2024: 69.2pp
• All cycles: 2024: D+69.2 2020: D+70.9 2016: D+71.9 2012: D+70.1 2008: D+66.4

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

+197.7% since first listed

32 events — show timeline

• 2026-05-04 Price Changed $449,900 FMLS
• 2026-04-09 Listed $465,000 FMLS
• 2024-12-17 Rental Removed $950 RENTALBEAST
• 2024-11-27 Listed for Rent $950 RENTALBEAST
• 2024-11-17 Rental Removed $950 RENTALBEAST
• 2024-10-26 Price Changed $950 RENTALBEAST
• 2024-09-05 Listed for Rent $1,050 RENTALBEAST
• 2024-08-23 Rental Removed $1,050 RENTALBEAST
• 2024-08-21 Listed for Rent $1,050 RENTALBEAST
• 2024-07-27 Rental Removed $1,100 RENTALBEAST
• 2024-07-27 Rental Removed $1,100 RENTALBEAST
• 2024-07-24 Listed for Rent $1,100 RENTALBEAST
• 2024-07-24 Listed for Rent $1,399 RENTALBEAST
• 2024-04-17 Sold (Public Records) $425,000 Public Records
• 2024-03-27 Sold (MLS) $425,000 GAMLS
• 2024-03-27 Sold (MLS) $425,000 FMLS
• 2024-02-15 Pending — FMLS
• 2024-02-11 Pending — GAMLS
• 2024-01-27 Relisted — FMLS
• 2024-01-27 Relisted — GAMLS
• 2024-01-13 Pending — GAMLS
• 2024-01-10 Pending — FMLS
• 2023-12-14 Relisted — GAMLS
• 2023-12-09 Relisted — FMLS
• 2023-12-01 Pending — GAMLS
• 2023-12-01 Pending — FMLS
• 2023-11-05 Listed $409,000 GAMLS
• 2023-11-05 Listed $409,000 FMLS
• 2014-01-01 Listing Removed — GAMLS
• 2013-10-23 Contingent — GAMLS
• 2013-09-26 Listed $59,999 GAMLS
• 1989-02-06 Sold (Public Records) $151,100 Public Records

Property tax history

+5.5%/yr

Latest (2025): $6,536 · +23.2% YoY. Source: county tax records.