7177 Walton Hl · South Fulton, GA 30213

$229,900

4 bd · 2.5 ba · 2,252 sqft · SingleFamily public records · 86 Days on market

Built 2004 0.34 ac lot $102/sqft · 19% below area Est $283k · 19% under $25/mo HOA · 1% of rent

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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 +15.6/30.0
• ARV discount +15.0/15.0
• 1% rule +5.2/10.0
• DSCR +4.8/10.0
• Schools +4.5/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful two-story home located in the established Walton Hill community in Fairburn. This spacious property features 4 bedrooms and 2.5 bathrooms with over 2,200 square feet of living space and a functional open floor plan. The main level offers a bright living area, a separate dining space, and a kitchen with ample cabinet and counter space, perfect for everyday living and entertaining. Upstairs you will find a generous primary suite with private bath, along with three additional bedrooms and a full bathroom. The home also includes a 2-car garage and a large backyard, ideal for gatherings or relaxing outdoors.

Key facts

• 0.34 acre lot
• Garage
• Built 2004

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $230k).
• Recommended offer: $216k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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.
• 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 rising (+2.5%/yr); 545 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $116k; list at $230k implies a 98% gain — meaningful room to come down on a strong offer.

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 $216,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.02% ✓
• Cap rate: 6.80%
• Cash-on-cash: 1.80%
• DSCR: 1.08
• GRM: 8.2

CMA / ARV

• ARV (median comp): $283,214
• List price: $229,900
• Delta: -18.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
360 Walton Vw	0.22mi	4/2.5	2,330 (+4%)	2mo	$309,000	$133	83
7300 Buck Creek Dr	0.26mi	3/2.0 (-1)	2,376 (+6%)	3mo	$157,000	$66	69
6715 Cedar Hurst Trl	0.72mi	3/2.5 (-1)	2,291 (+2%)	6mo	$254,000	$111	54
6735 Smoke Ridge Dr	0.72mi	4/2.0	2,181 (-3%)	12mo	$246,000	$113	49
7108 Tanger Blvd	0.66mi	3/2.5 (-1)	2,112 (-6%)	16mo	$290,000	$137	41
3505 Estate Lake Dr	0.54mi	3/2.5 (-1)	1,980 (-12%)	16mo	$195,000	$98	36
2906 Forestside Ln	0.75mi	3/2.0 (-1)	2,088 (-7%)	14mo	$165,000	$79	34
2896 S Hills #2	0.57mi	5/3.0 (+1)	2,580 (+15%)	17mo	$315,000	$122	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.53% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.50×
• Total profit: $-32,069
• Equity at exit: $34,279

10-year hold

• IRR: -5.9%
• Equity multiple: 0.63×
• Total profit: $-23,933
• Equity at exit: $19,878

Cash invested: $64,372 (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 30213

• Home prices YoY: -17.7%
• Rents YoY: 2.5%
• Active inventory: 545
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,340 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$425 /mo · $5,103/yr
• Insurance: −$96
• HOA: −$25
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $97

Break-even live

Break-even rent $2,217

Max offer price $229,900

Occupancy floor 91%

Sensitivity live

Price	-10% $227	-5% $162	+0% $97	+5% $31	+10% $-34
Rent	-10% $-88	-5% $4	+0% $97	+5% $189	+10% $281
Rate	-1.0pp $212	-0.5pp $155	base $97	+0.5pp $37	+1.0pp $-24

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6870 Old Bethsaida Way Riverdale, GA	4.0	2.5	1916	$1,973	$1.03	44d	1	0.56mi
7156 Tanger Blvd Riverdale, GA	4.0	2.5	1984	$2,229	$1.12	3d	1	0.62mi
2722 South Hills Riverdale, GA	3.0	2.5	1722	$2,175	$1.26	0d	1	0.75mi
6575 Smoke Ridge Dr Atlanta, GA	4.0	2.0	1808	$1,815	$1.00	44d	1	0.94mi
2590 South Hills Riverdale, GA	3.0	2.5	1850	$2,005	$1.08	13d	1	0.94mi
3760 Cedar Hurst Way Atlanta, GA	4.0	2.5	1595	$2,150	$1.35	11d	1	0.98mi
2714 Topaz Rd Riverdale, GA	4.0	2.5	2674	$2,401	$0.90	25d	1	1.02mi
2625 Carolina Rdg Riverdale, GA	4.0	2.5	1936	$2,125	$1.10	21d	1	1.02mi
3608 Pickeral St Fairburn, GA	4.0	2.5	3066	$2,869	$0.94	3d	1	1.02mi
2565 Carolina Rdg Riverdale, GA	3.0	2.5	1963	$2,081	$1.06	0d	1	1.03mi
7766 Flyaway Rd Fairburn, GA	5.0	3.0	2680	$2,600	$0.97	0d	1	1.06mi
7766 Flyaway Rd Fairburn, GA	5.0	3.0	2680	$2,600	$0.97	44d	1	1.06mi
3610 Oakleaf Pass Fairburn, GA	4.0	2.5	1935	$2,000	$1.03	6d	1	1.09mi
835 Buffington Ct Union City, GA	4.0	2.5	1723	$2,165	$1.26	44d	1	1.12mi
7607 Crawford Ct Fairburn, GA	5.0	3.0	2599	$2,875	$1.11	44d	1	1.12mi
3325 Valley Bend Rd Atlanta, GA	4.0	2.0	2000	$1,995	$1.00	6d	1	1.14mi
3325 Valley Bend Rd Atlanta, GA	4.0	2.0	2000	$1,995	$1.00	17d	1	1.14mi
3658 Oakleaf Pass Fairburn, GA	3.0	2.5	1719	$1,950	$1.13	6d	1	1.16mi
420 Buffington Dr Union City, GA	3.0	2.0	2118	$2,050	$0.97	21d	1	1.17mi
255 Buffington Dr Union City, GA	3.0	2.0	3000	$1,795	$0.60	44d	1	1.27mi
336 Rocky Springs Ct Atlanta, GA	4.0	2.0	1900	$1,450	$0.76	25d	1	1.40mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 22 events

1. 2026-06-21
   days on market $229,900 Active 86 DOM
2. 2026-06-18
   days on market $229,900 Active 83 DOM
3. 2026-06-17
   days on market $229,900 Active 82 DOM
4. 2026-06-16
   days on market $229,900 Active 81 DOM
5. 2026-06-15
   statusdays on market $229,900 Active 80 DOM
6. 2026-06-13
   pricestatusdays on market $229,900 Price Change 78 DOM
7. 2026-06-09
   days on market $239,900 Active 74 DOM
8. 2026-06-08
   days on market $239,900 Active 73 DOM
9. 2026-06-07
   days on market $239,900 Active 72 DOM
10. 2026-06-04
    days on market $239,900 Active 69 DOM
11. 2026-06-03
    days on market $239,900 Active 68 DOM
12. 2026-06-01
    statusdays on market $239,900 Active 66 DOM
13. 2026-05-31
    days on market $239,900 Price Change 65 DOM
14. 2026-05-09
    historical Active Under Contract 620-char remark

    Show marketing remark (620 chars)

    Beautiful two-story home located in the established Walton Hill community in Fairburn. This spacious property features 4 bedrooms and 2.5 bathrooms with over 2,200 square feet of living space and a functional open floor plan. The main level offers a bright living area, a separate dining space, and a kitchen with ample cabinet and counter space, perfect for everyday living and entertaining. Upstairs you will find a generous primary suite with private bath, along with three additional bedrooms and a full bathroom. The home also includes a 2-car garage and a large backyard, ideal for gatherings or relaxing outdoors.

15. 2026-05-03
    status Back On Market 620-char remark

    Show marketing remark (620 chars)

    Beautiful two-story home located in the established Walton Hill community in Fairburn. This spacious property features 4 bedrooms and 2.5 bathrooms with over 2,200 square feet of living space and a functional open floor plan. The main level offers a bright living area, a separate dining space, and a kitchen with ample cabinet and counter space, perfect for everyday living and entertaining. Upstairs you will find a generous primary suite with private bath, along with three additional bedrooms and a full bathroom. The home also includes a 2-car garage and a large backyard, ideal for gatherings or relaxing outdoors.

16. 2026-04-22
    historical Active Under Contract 620-char remark

    Show marketing remark (620 chars)

    Beautiful two-story home located in the established Walton Hill community in Fairburn. This spacious property features 4 bedrooms and 2.5 bathrooms with over 2,200 square feet of living space and a functional open floor plan. The main level offers a bright living area, a separate dining space, and a kitchen with ample cabinet and counter space, perfect for everyday living and entertaining. Upstairs you will find a generous primary suite with private bath, along with three additional bedrooms and a full bathroom. The home also includes a 2-car garage and a large backyard, ideal for gatherings or relaxing outdoors.

17. 2026-04-15
    status Back On Market 620-char remark

    Show marketing remark (620 chars)

    Beautiful two-story home located in the established Walton Hill community in Fairburn. This spacious property features 4 bedrooms and 2.5 bathrooms with over 2,200 square feet of living space and a functional open floor plan. The main level offers a bright living area, a separate dining space, and a kitchen with ample cabinet and counter space, perfect for everyday living and entertaining. Upstairs you will find a generous primary suite with private bath, along with three additional bedrooms and a full bathroom. The home also includes a 2-car garage and a large backyard, ideal for gatherings or relaxing outdoors.

18. 2026-04-07
    status Under Contract 620-char remark

    Show marketing remark (620 chars)

    Beautiful two-story home located in the established Walton Hill community in Fairburn. This spacious property features 4 bedrooms and 2.5 bathrooms with over 2,200 square feet of living space and a functional open floor plan. The main level offers a bright living area, a separate dining space, and a kitchen with ample cabinet and counter space, perfect for everyday living and entertaining. Upstairs you will find a generous primary suite with private bath, along with three additional bedrooms and a full bathroom. The home also includes a 2-car garage and a large backyard, ideal for gatherings or relaxing outdoors.

19. 2026-03-31
    status Back On Market 620-char remark

    Show marketing remark (620 chars)

    Beautiful two-story home located in the established Walton Hill community in Fairburn. This spacious property features 4 bedrooms and 2.5 bathrooms with over 2,200 square feet of living space and a functional open floor plan. The main level offers a bright living area, a separate dining space, and a kitchen with ample cabinet and counter space, perfect for everyday living and entertaining. Upstairs you will find a generous primary suite with private bath, along with three additional bedrooms and a full bathroom. The home also includes a 2-car garage and a large backyard, ideal for gatherings or relaxing outdoors.

20. 2026-03-30
    status Under Contract 620-char remark

    Show marketing remark (620 chars)

    Beautiful two-story home located in the established Walton Hill community in Fairburn. This spacious property features 4 bedrooms and 2.5 bathrooms with over 2,200 square feet of living space and a functional open floor plan. The main level offers a bright living area, a separate dining space, and a kitchen with ample cabinet and counter space, perfect for everyday living and entertaining. Upstairs you will find a generous primary suite with private bath, along with three additional bedrooms and a full bathroom. The home also includes a 2-car garage and a large backyard, ideal for gatherings or relaxing outdoors.

21. 2026-03-18
    listed $249,900 New 620-char remark

    Show marketing remark (620 chars)

    Beautiful two-story home located in the established Walton Hill community in Fairburn. This spacious property features 4 bedrooms and 2.5 bathrooms with over 2,200 square feet of living space and a functional open floor plan. The main level offers a bright living area, a separate dining space, and a kitchen with ample cabinet and counter space, perfect for everyday living and entertaining. Upstairs you will find a generous primary suite with private bath, along with three additional bedrooms and a full bathroom. The home also includes a 2-car garage and a large backyard, ideal for gatherings or relaxing outdoors.

22. 2017-06-01
    soldstatus $116,200

ⓘ 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: $5,103 · $425/mo
• Projected year-2 tax: $5,103 · $425/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 4/10 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: $28,074
• − Mortgage interest: −$12,878
• − Property taxes: −$5,103
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,246
• − Management: −$2,246
• − HOA: −$300
• − Depreciation: −$6,688
• Taxable loss: −$2,536
• Est. tax savings @ 24.0%: +$609
• After-tax cash flow: $1,767/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): 50,621
• Household income: $94,125
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 1025.0

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 (86%)
• Race & ethnicity: Black 86% White 8% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Hispanic 1% Arab 1% Lithuanian 0%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 4% French/Haitian/Cajun 2% Arabic 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: ▼ -50.66%
• Current HPI: 235.9372
• Rent YoY: ▲ 2.53%
• 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

+115.1% since first listed

9 events — show timeline

• 2026-05-09 Contingent — GAMLS
• 2026-05-03 Relisted — GAMLS
• 2026-04-22 Contingent — GAMLS
• 2026-04-15 Relisted — GAMLS
• 2026-04-07 Pending — GAMLS
• 2026-03-31 Relisted — GAMLS
• 2026-03-30 Pending — GAMLS
• 2026-03-18 Listed $249,900 GAMLS
• 2017-06-01 Sold (Public Records) $116,200 Public Records

Property tax history

+5.4%/yr

Latest (2025): $5,103 · +30.4% YoY. Source: county tax records.