150 James Ct · Palmetto, GA 30268

$264,900

3 bd · 2.5 ba · 1,816 sqft · SingleFamily public records · 41 Days on market

Built 1994 0.59 ac lot $146/sqft · at area comps Est $265k · at est.

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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).

• Cash flow +14.0/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• DSCR +4.3/10.0
• 1% rule +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready three-bedroom, 2.5-bathroom home in the desirable Broadmoor neighborhood. This residence features a functional open floor plan that creates a seamless flow throughout the main living areas, perfect for modern living. The updated kitchen is a standout feature, beautifully finished with granite countertops and sleek stainless steel appliances. The interior leads out to a private, fully fenced backyard, providing a secure and versatile space for outdoor entertaining or gardening. Ideally located for convenience, this home is situated near Palmetto and major highways, offering an easy commute and a short drive to the Atlanta metro area. Schedule your private showing today!

Key facts

• Open floor plan
• Private backyard
• Updated kitchen

Tags

• OPEN FLOOR PLAN
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• PRIVATE BACKYARD
• FULLY FENCED BACKYARD

Property features AI

Exterior

• Parking: Garage parking (1 garage space, 1 total parking)
• Utilities: Public water; Public sewer; 110-volt electric; Cable available; Electricity available; Natural gas available; Water available
• Home design: One and one-half levels; Resale property
• Construction: Frame and other exterior construction materials; Composition/shingle roof; Slab foundation; Below-grade finished area present
• Exterior features: Deck; Front porch; Rain gutters; City street frontage; Asphalt road

Interior

• Kitchen: Breakfast bar; Other surface counters; Dishwasher; Refrigerator; Gas water heater
• Bedrooms: Three upper-level bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: Two full bathrooms; One half bathroom; Master bathroom with soaking tub
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: One fireplace in the living room; Walk-in closet(s); Bay window(s); Partial basement
• Laundry & utility: Washer and dryer (laundry features listed as other)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $36 ($430/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (15.5% below list).
• Recommended offer: $224k (15.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.6% in Palmetto — 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 61/100 on livability (#329 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• 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: Palmetto Elementary School (math 22% / reading 27%, grade F, #753 of 1,228 statewide, top 64%, 358 students, 100% FRL); Bear Creek Middle School (math 17% / reading 26%, grade F, #339 of 470 statewide, top 72%, 1,108 students, 100% FRL); Creekside High School (math 30% / reading 24%, grade F, #160 of 424 statewide, top 38%, 1,768 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 24% at this address vs 51% district-wide (-27 pts) — the specific schools serving this property underperform the Fulton County average; the district grade overstates school quality for this exact location.
• Market conditions: 227 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $8k 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 41 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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.
• Current owner paid $224k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $223,769 (15.5% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.84% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.58%
• DSCR: 1.03
• GRM: 9.9

CMA / ARV

• ARV (median comp): $264,704
• List price: $264,900
• Delta: 0.07%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
390 Anna Ave	0.12mi	3/2.0	1,608 (-12%)	1mo	$258,200	$161	73
105 Joshua St	0.19mi	3/2.0	2,067 (+14%)	1mo	$300,000	$145	66
517 Toombs St	0.46mi	3/2.0	1,863 (+3%)	13mo	$355,000	$191	61
507 Palmetto Oaks Trl	0.58mi	3/2.5	1,863 (+3%)	24mo	$347,000	$186	48
511 Alpine Way	0.36mi	4/2.0 (+1)	1,960 (+8%)	23mo	$270,000	$138	44
529 Toombs #A St	0.39mi	3/2.0	1,591 (-12%)	24mo	$315,000	$198	39
205 Williams St	0.59mi	3/2.0	1,581 (-13%)	22mo	$253,000	$160	30

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.45×
• Total profit: $-40,672
• Equity at exit: $39,497

10-year hold

• IRR: -6.9%
• Equity multiple: 0.56×
• Total profit: $-32,590
• Equity at exit: $22,904

Cash invested: $74,172 (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 30268

• Home prices YoY: -22.1%
• Active inventory: 227
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,238 high
• Mortgage (P&I): −$1,389
• Tax from tax record: −$232 /mo · $2,789/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $36

Break-even live

Break-even rent $2,192

Max offer price $264,900

Occupancy floor 93%

Sensitivity live

Price	-10% $186	-5% $111	+0% $36	+5% $-39	+10% $-114
Rent	-10% $-141	-5% $-53	+0% $36	+5% $124	+10% $213
Rate	-1.0pp $169	-0.5pp $103	base $36	+0.5pp $-33	+1.0pp $-103

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
495 Anna Ave Palmetto, GA	3.0	2.0	1600	$2,255	$1.41	0d	1	0.12mi
115 Anna Ave Palmetto, GA	3.0	2.5	1716	$1,910	$1.11	45d	1	0.31mi
225 Forrest Ln Palmetto, GA	4.0	2.5	2302	$2,195	$0.95	12d	1	1.20mi
225 Forrest Ln Palmetto, GA	4.0	2.5	2302	$2,195	$0.95	0d	1	1.20mi
512 Tori Ct Palmetto, GA	3.0	2.5	2222	$2,040	$0.92	46d	1	1.26mi

Listing history 27 events

1. 2026-06-21
   days on market $264,900 Active 41 DOM
2. 2026-06-18
   price $264,900 Active 38 DOM

   Show marketing remark (694 chars)

   Move-in ready three-bedroom, 2.5-bathroom home in the desirable Broadmoor neighborhood. This residence features a functional open floor plan that creates a seamless flow throughout the main living areas, perfect for modern living. The updated kitchen is a standout feature, beautifully finished with granite countertops and sleek stainless steel appliances. The interior leads out to a private, fully fenced backyard, providing a secure and versatile space for outdoor entertaining or gardening. Ideally located for convenience, this home is situated near Palmetto and major highways, offering an easy commute and a short drive to the Atlanta metro area. Schedule your private showing today!

3. 2026-06-18
   days on market $269,900 Active 38 DOM

   Show marketing remark (694 chars)

   Move-in ready three-bedroom, 2.5-bathroom home in the desirable Broadmoor neighborhood. This residence features a functional open floor plan that creates a seamless flow throughout the main living areas, perfect for modern living. The updated kitchen is a standout feature, beautifully finished with granite countertops and sleek stainless steel appliances. The interior leads out to a private, fully fenced backyard, providing a secure and versatile space for outdoor entertaining or gardening. Ideally located for convenience, this home is situated near Palmetto and major highways, offering an easy commute and a short drive to the Atlanta metro area. Schedule your private showing today!

4. 2026-06-17
   days on market $269,900 Active 37 DOM
5. 2026-06-16
   days on market $269,900 Active 36 DOM
6. 2026-06-15
   days on market $269,900 Active 35 DOM
7. 2026-06-13
   days on market $269,900 Active 33 DOM
8. 2026-06-09
   days on market $269,900 Active 29 DOM
9. 2026-06-08
   days on market $269,900 Active 28 DOM
10. 2026-06-07
    days on market $269,900 Active 27 DOM
11. 2026-06-04
    days on market $269,900 Active 24 DOM
12. 2026-06-03
    days on market $269,900 Active 23 DOM
13. 2026-06-01
    days on market $269,900 Active 21 DOM
14. 2026-05-31
    days on market $269,900 Active 20 DOM
15. 2026-05-11
    listed $269,900 Active 694-char remark

    Show marketing remark (694 chars)

    Move-in ready three-bedroom, 2.5-bathroom home in the desirable Broadmoor neighborhood. This residence features a functional open floor plan that creates a seamless flow throughout the main living areas, perfect for modern living. The updated kitchen is a standout feature, beautifully finished with granite countertops and sleek stainless steel appliances. The interior leads out to a private, fully fenced backyard, providing a secure and versatile space for outdoor entertaining or gardening. Ideally located for convenience, this home is situated near Palmetto and major highways, offering an easy commute and a short drive to the Atlanta metro area. Schedule your private showing today!

16. 2026-05-11
    listed $269,900 New 694-char remark

    Show marketing remark (694 chars)

    Move-in ready three-bedroom, 2.5-bathroom home in the desirable Broadmoor neighborhood. This residence features a functional open floor plan that creates a seamless flow throughout the main living areas, perfect for modern living. The updated kitchen is a standout feature, beautifully finished with granite countertops and sleek stainless steel appliances. The interior leads out to a private, fully fenced backyard, providing a secure and versatile space for outdoor entertaining or gardening. Ideally located for convenience, this home is situated near Palmetto and major highways, offering an easy commute and a short drive to the Atlanta metro area. Schedule your private showing today!

17. 2022-06-10
    soldstatus $224,000
18. 2022-06-06
    soldstatus $224,000 Closed

    Show marketing remark (314 chars)

    Handyman special. ARV in the upper $200's. property sold as-is. Finish the 4th bedroom for increased value. Cash only!!! 0 days due diligence. No repairs or concessions from the seller. Must close with Burgess Title since the title work is completed by them already. EM ($2000 minimum) to be held by Burgess Title.

19. 2022-06-06
    soldstatus $224,000 Sold

    Show marketing remark (314 chars)

    Handyman special. ARV in the upper $200's. property sold as-is. Finish the 4th bedroom for increased value. Cash only!!! 0 days due diligence. No repairs or concessions from the seller. Must close with Burgess Title since the title work is completed by them already. EM ($2000 minimum) to be held by Burgess Title.

20. 2022-05-26
    status Under Contract

    Show marketing remark (314 chars)

    Handyman special. ARV in the upper $200's. property sold as-is. Finish the 4th bedroom for increased value. Cash only!!! 0 days due diligence. No repairs or concessions from the seller. Must close with Burgess Title since the title work is completed by them already. EM ($2000 minimum) to be held by Burgess Title.

21. 2022-05-26
    historical Active Under Contract

    Show marketing remark (314 chars)

    Handyman special. ARV in the upper $200's. property sold as-is. Finish the 4th bedroom for increased value. Cash only!!! 0 days due diligence. No repairs or concessions from the seller. Must close with Burgess Title since the title work is completed by them already. EM ($2000 minimum) to be held by Burgess Title.

22. 2022-05-19
    status Active

    Show marketing remark (314 chars)

    Handyman special. ARV in the upper $200's. property sold as-is. Finish the 4th bedroom for increased value. Cash only!!! 0 days due diligence. No repairs or concessions from the seller. Must close with Burgess Title since the title work is completed by them already. EM ($2000 minimum) to be held by Burgess Title.

23. 2022-05-18
    status Back On Market
24. 2022-05-11
    historical Active Under Contract

    Show marketing remark (314 chars)

    Handyman special. ARV in the upper $200's. property sold as-is. Finish the 4th bedroom for increased value. Cash only!!! 0 days due diligence. No repairs or concessions from the seller. Must close with Burgess Title since the title work is completed by them already. EM ($2000 minimum) to be held by Burgess Title.

25. 2022-05-11
    status Under Contract

    Show marketing remark (314 chars)

    Handyman special. ARV in the upper $200's. property sold as-is. Finish the 4th bedroom for increased value. Cash only!!! 0 days due diligence. No repairs or concessions from the seller. Must close with Burgess Title since the title work is completed by them already. EM ($2000 minimum) to be held by Burgess Title.

26. 2022-05-07
    listed $165,000 Active

    Show marketing remark (314 chars)

    Handyman special. ARV in the upper $200's. property sold as-is. Finish the 4th bedroom for increased value. Cash only!!! 0 days due diligence. No repairs or concessions from the seller. Must close with Burgess Title since the title work is completed by them already. EM ($2000 minimum) to be held by Burgess Title.

27. 2022-05-07
    listed $165,000 New

    Show marketing remark (314 chars)

    Handyman special. ARV in the upper $200's. property sold as-is. Finish the 4th bedroom for increased value. Cash only!!! 0 days due diligence. No repairs or concessions from the seller. Must close with Burgess Title since the title work is completed by them already. EM ($2000 minimum) to be held by Burgess Title.

ⓘ 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: $2,789 · $232/mo
• Projected year-2 tax: $2,789 · $232/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 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,852
• − Mortgage interest: −$14,839
• − Property taxes: −$2,789
• − Insurance: −$1,324
• − Repairs & maintenance: −$2,148
• − Management: −$2,148
• − Depreciation: −$7,706
• Taxable loss: −$4,103
• Est. tax savings @ 24.0%: +$985
• After-tax cash flow: $1,414/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 — Palmetto

• Score: 61/100
• State rank: #329
• US rank: #17351

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palmetto, GA
• County: Fulton County · 1,094,430 people
• City population: 10,874
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 10,874
• Household income: $91,349
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 206.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Black 42% White 36% Hispanic / Latino 18% Two or more races 5%
• Hispanic origin (detail): Mexican 13% Puerto Rican 3%
• Common ancestry: Iranian 1% Serbian 1% Romanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 84% English-only · Spanish 14% Russian/Polish/Slavic 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: ▼ -73.29%
• Current HPI: 258.4993
• Rent YoY: —
• 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

+60.5% since first listed

15 events — show timeline

• 2026-06-18 Price Changed $264,900 GAMLS
• 2026-06-18 Price Changed $264,900 FMLS
• 2026-05-11 Listed $269,900 FMLS
• 2026-05-11 Listed $269,900 GAMLS
• 2022-06-10 Sold (Public Records) $224,000 Public Records
• 2022-06-06 Sold (MLS) $224,000 GAMLS
• 2022-06-06 Sold (MLS) $224,000 FMLS
• 2022-05-26 Pending — GAMLS
• 2022-05-26 Contingent — FMLS
• 2022-05-19 Relisted — FMLS
• 2022-05-18 Relisted — GAMLS
• 2022-05-11 Contingent — FMLS
• 2022-05-11 Pending — GAMLS
• 2022-05-07 Listed $165,000 GAMLS
• 2022-05-07 Listed $165,000 FMLS

Property tax history

+4.0%/yr

Latest (2025): $2,789 · +29.1% YoY. Source: county tax records.