2295 Bethsaida Rd · South Fulton, GA 30296

$174,950

3 bd · 1.0 ba · 1,333 sqft · SingleFamily public records · 1 Days on market

Built 1955 3.10 ac lot Est $219k · 20% under

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Why this score? — see what drove the B 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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +6.0/10.0
• Schools +4.5/10.0
• Rent growth +3.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Featuring a wheelchair-accessible ramp for added convenience and accessibility, this home offers a solid foundation and plenty of potential for customization. While it could benefit from a little TLC, the property has great bones and is ready for its next owner to bring their vision to life. Spacious living areas, a functional layout, and a generous lot provide the perfect canvas for homeowners or investors alike. Conveniently located near shopping, dining, schools, and major highways, this is a fantastic opportunity to create value and make this home your own.

Key facts

• Generous lot
• Solid foundation
• Functional layout

Tags

• WHEELCHAIR-ACCESSIBLE RAMP
• SOLID FOUNDATION
• FUNCTIONAL LAYOUT
• GENEROUS LOT

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Off-street parking
• Utilities: Well water; Septic tank; Other utilities
• Home design: Single family residence (house); Resale property
• Construction: Built in 1955; Other construction materials
• Exterior features: Composition roof; Lot on a cul-de-sac

Interior

• Kitchen: Washer and dryer located in the kitchen area
• Bedrooms: 4 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom; 1 half bathroom (total 1.5 bathrooms)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: One-level living; Other interior features; Crawl space basement
• Laundry & utility: Washer; Dryer; Laundry in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $487 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 9.6% 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 B — 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); Mcnair Middle School (math 8% / reading 12%, grade F, #433 of 470 statewide, top 93%, 888 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 28% at this address vs 51% district-wide (-23 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 rising (+3.5%/yr); 135 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 36% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 3.5% rent growth), your $49k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $174,950

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.10% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.94%
• DSCR: 1.53
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $218,612
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7090 E Village Ct	0.39mi	3/2.5	1,329 (-0%)	11mo	$239,000	$180	66
2526 Wood Bend Ln	0.52mi	3/2.5	1,440 (+8%)	2mo	$275,000	$191	54
2497 Wood Bend Ln	0.48mi	3/2.5	1,226 (-8%)	9mo	$213,000	$174	50
7085 E Village Ct	0.42mi	3/2.5	1,518 (+14%)	4mo	$181,000	$119	48
2535 Hallie Mill Rd	0.63mi	3/2.5	1,274 (-4%)	14mo	$255,000	$200	45
2317 Hillside Rd	0.47mi	3/1.0	1,160 (-13%)	14mo	$101,000	$87	45
7170 Grooms Ct	0.74mi	3/2.0	1,375 (+3%)	22mo	$225,000	$164	38
2440 Hallie Mill Rd	0.39mi	4/3.0 (+1)	1,204 (-10%)	20mo	$180,000	$150	36
2725 Carolina Rdg	0.69mi	3/2.5	1,427 (+7%)	23mo	$213,000	$149	31

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 · 3.55% rent growth · sell at horizon

5-year hold

• IRR: 1.9%
• Equity multiple: 1.08×
• Total profit: $3,677
• Equity at exit: $26,086

10-year hold

• IRR: 12.0%
• Equity multiple: 1.97×
• Total profit: $47,277
• Equity at exit: $15,126

Cash invested: $48,986 (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 30296

• Rents YoY: 3.5%
• Active inventory: 135
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,921 high
• Mortgage (P&I): −$917
• Tax from tax record: −$40 /mo · $484/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $487

Break-even live

Break-even rent $1,305

Max offer price $174,950

Occupancy floor 70%

Sensitivity live

Price	-10% $586	-5% $537	+0% $487	+5% $438	+10% $388
Rent	-10% $336	-5% $411	+0% $487	+5% $563	+10% $639
Rate	-1.0pp $575	-0.5pp $532	base $487	+0.5pp $442	+1.0pp $396

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: $43,738
• Closing costs: $5,248
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2405 Wood Bend Ln Riverdale, GA	3.0	2.5	1396	$1,800	$1.29	44d	1	0.41mi
145 W Village Ct Riverdale, GA	3.0	2.5	1284	$1,865	$1.45	6d	1	0.48mi
1973 Bethsaida Rd Riverdale, GA	2.0	2.0	1000	$2,650	$2.65	2d	1	0.49mi
7025 Brentwood Ct Riverdale, GA	2.0	1.5	1124	$1,425	$1.27	44d	1	0.53mi
2529 Wood Bend Ln Riverdale, GA	3.0	2.5	1508	$1,945	$1.29	44d	1	0.56mi
7301 Fern Ct Riverdale, GA	3.0	3.0	1325	$1,909	$1.44	5d	1	0.60mi
110 Fruitwood Trce Unit A Riverdale, GA	3.0	2.0	1100	$1,800	$1.64	21d	1	0.60mi
7495 Royale Ct Riverdale, GA	4.0	3.0	1284	$2,150	$1.67	2d	1	0.61mi
2550 Hallie Mill Rd Atlanta, GA	3.0	2.0	1372	$1,600	$1.17	13d	1	0.66mi
2590 South Hills Riverdale, GA	3.0	2.5	1850	$2,005	$1.08	13d	1	0.69mi
6684 Judy Ln Riverdale, GA	3.0	2.0	1356	$1,705	$1.26	44d	1	0.78mi
2003 Echota Way Riverdale, GA	3.0	2.0	1449	$1,750	$1.21	44d	1	0.82mi
2722 South Hills Riverdale, GA	3.0	2.5	1722	$2,200	$1.28	6d	1	0.89mi
3206 Pine Tree Trl Unit 15C Atlanta, GA	3.0	2.5	1466	$1,950	$1.33	5d	1	0.96mi
2373 Bigwood Trl Atlanta, GA	3.0	2.5	1566	$1,845	$1.18	25d	1	1.04mi
2285 Bigwood Trl Atlanta, GA	3.0	2.5	1580	$1,740	$1.10	2d	1	1.06mi
2310 Bigwood Trl Atlanta, GA	3.0	2.5	1580	$2,600	$1.65	25d	1	1.07mi
2184 Olmadison Vw Atlanta, GA	2.0	2.0	1236	$1,985	$1.61	19d	1	1.12mi
6370 Olmadison Pl Atlanta, GA	3.0	2.5	1440	$1,795	$1.25	44d	1	1.19mi
6368 Olmadison Pl Atlanta, GA	3.0	2.5	1428	$1,656	$1.16	11d	1	1.19mi
1645 Hebron Ln Unit Top Floor Riverdale, GA	3.0	2.0	1539	$2,400	$1.56	44d	1	1.21mi
2820 Greenbower Ct Atlanta, GA	3.0	2.0	1338	$1,730	$1.29	4d	1	1.21mi
7060 Kimberly Mill Rd Atlanta, GA	3.0	1.0	1056	$1,425	$1.35	6d	1	1.23mi
2667 Rocky Ct Atlanta, GA	3.0	2.5	1432	$2,200	$1.54	44d	1	1.38mi
7045 Birling Dr Atlanta, GA	4.0	3.0	1488	$1,765	$1.19	44d	1	1.39mi
2592 Rocky Ct Atlanta, GA	2.0	2.5	1424	$2,000	$1.40	44d	1	1.39mi
7037 Dalmatia Dr Riverdale, GA	4.0	3.0	1674	$1,976	$1.18	44d	1	1.39mi
6454 W Fayetteville Rd Riverdale, GA	3.0	2.0	1204	$1,950	$1.62	21d	1	1.45mi
3040 Highway 138 SW Fayetteville, GA	3.0	1.0	991	$1,605	$1.62	13d	1	1.46mi
6278 Rockaway Rd Atlanta, GA	3.0	2.5	1524	$2,000	$1.31	44d	1	1.49mi

Listing history 11 events

1. 2026-06-17
   days on marketlisting id $174,950 Active 1 DOM
2. 2026-06-17
   days on market $174,950 Active 15 DOM
3. 2026-06-16
   statusdays on market $174,950 Active 14 DOM
4. 2026-06-15
   days on market $174,950 New 13 DOM
5. 2026-06-13
   days on market $174,950 New 11 DOM
6. 2026-06-09
   days on market $174,950 New 7 DOM
7. 2026-06-08
   days on market $174,950 New 6 DOM
8. 2026-06-07
   days on market $174,950 New 5 DOM
9. 2026-06-04
   days on market $174,950 New 2 DOM
10. 2026-06-03
    remarks 567-char remark
11. 2026-06-03
    listed $174,950 New 1 DOM

ⓘ 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: $484 · $40/mo
• Projected year-2 tax: $1,610 · $134/mo
• Expected delta: +$1,126/yr (+$94/mo · 232.8%)

ⓘ 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 ≥105°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: $23,058
• − Mortgage interest: −$9,800
• − Property taxes: −$484
• − Insurance: −$875
• − Repairs & maintenance: −$1,845
• − Management: −$1,845
• − Depreciation: −$5,089
• Taxable income: $3,121
• Est. tax owed @ 24.0%: −$749
• After-tax cash flow: $5,099/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: Clayton County · 230,153 people
• City population: 127,674
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 27,045
• Household income: $63,292
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 1400.0

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 (81%)
• Race & ethnicity: Black 81% Hispanic / Latino 10% White 4% Asian 4% Two or more races 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Hispanic 2%
• Foreign-born: 14% · Canada, China, Vietnam
• Languages at home: 80% English-only · Spanish 9% Chinese 3% French/Haitian/Cajun 2%

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: ▼ -137.25%
• Current HPI: 209.7527
• Rent YoY: ▲ 3.55%
• 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

1 event — show timeline

• 2026-05-29 Listed $174,950 GAMLS

Property tax history

-0.4%/yr

Latest (2025): $484 · +4.7% YoY. Source: county tax records.