1010 Buckhurst Dr · South Fulton, GA 30349

$249,000

3 bd · 2.5 ba · 1,288 sqft · SingleFamily public records · 69 Days on market

Built 1973 0.29 ac lot $193/sqft · 34% above area Est $246k · 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).

• Appreciation +10.0/10.0
• Cash flow +8.7/30.0
• ARV discount +7.0/15.0
• Schools +4.5/10.0
• 1% rule +2.7/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks MLS

Experience 1010 Buckhurst Dr, a residence recently enhanced with fresh interior paint and a new roof for improved condition. The kitchen features all stainless steel appliances, and a functional kitchen island. A spacious deck provides access to a completely fenced in backyard, completing the exterior amenities. This property provides updated features and functional outdoor areas. Included 100-Day Home Warranty with buyer activation

Key facts

• 0.29 acre lot
• 2 garage spots
• Built 1973

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-208 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (12.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (23.1% below list).
• Recommended offer: $192k (23.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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: Amana Academy School (math 47% / reading 52%, grade D, #264 of 1,228 statewide, top 23%, 731 students, 30% FRL, charter); 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 77% FRL vs 41% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 51% district-wide (-18 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 flat; 655 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 34% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k 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 ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($234k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $29k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $191,551 (23.1% 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 69 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.57%
• DSCR: 0.84
• GRM: 10.8

CMA / ARV

• ARV (median comp): $246,132
• List price: $249,000
• Delta: 1.17%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3510 Leisure Ln	0.53mi	3/2.0	1,297 (+1%)	18mo	$205,000	$158	57
6850 Brown Dr S	0.43mi	3/2.0	1,344 (+4%)	20mo	$207,000	$154	54
6470 Cedar Hurst Trl	0.35mi	4/2.5 (+1)	1,150 (-11%)	9mo	$125,000	$109	53
3205 Cadiz Cir	0.54mi	4/2.0 (+1)	1,309 (+2%)	16mo	$217,000	$166	52
6878 Merrywood Dr	0.35mi	3/2.5	1,392 (+8%)	22mo	$265,000	$190	52
7215 Buck Creek Dr	0.62mi	3/2.0	1,318 (+2%)	20mo	$200,000	$152	49
3420 Leisure Ln	0.60mi	3/2.0	1,388 (+8%)	11mo	$225,000	$162	48
6949 Merrywood Dr	0.36mi	3/3.0	1,150 (-11%)	20mo	$205,000	$178	46
6945 Brown Dr S	0.44mi	3/2.0	1,130 (-12%)	14mo	$190,000	$168	46
6610 Leisure Trl	0.35mi	3/2.0	1,450 (+13%)	19mo	$257,000	$177	45
245 Adena Ln W	0.64mi	4/2.0 (+1)	1,348 (+5%)	13mo	$230,000	$171	44
6900 Kimberly Mill Rd	0.67mi	4/2.0 (+1)	1,118 (-13%)	17mo	$229,000	$205	26

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: 21.1%
• Equity multiple: 2.70×
• Total profit: $118,551
• Equity at exit: $224,319

10-year hold

• IRR: 18.7%
• Equity multiple: 6.05×
• Total profit: $352,348
• Equity at exit: $483,752

Cash invested: $69,720 (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: 655
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,916 high
• Mortgage (P&I): −$1,306
• Tax est. 1.5%: −$311 /mo · $3,735/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-208

Break-even live

Break-even rent $2,178

Max offer price $218,970

Occupancy floor —

Sensitivity live

Price	-10% $-35	-5% $-121	+0% $-208	+5% $-294	+10% $-380
Rent	-10% $-359	-5% $-283	+0% $-208	+5% $-132	+10% $-56
Rate	-1.0pp $-82	-0.5pp $-144	base $-208	+0.5pp $-272	+1.0pp $-338

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3800 Leisure Ln Atlanta, GA	3.0	2.0	1198	$2,350	$1.96	23d	1	0.26mi
6500 Connell Rd Atlanta, GA	3.0	2.0	1483	$1,650	$1.11	26d	1	0.29mi
6445 Connell Rd Atlanta, GA	3.0	2.0	1357	$1,856	$1.37	45d	1	0.34mi
6440 Connell Rd Atlanta, GA	3.0	2.0	1391	$1,695	$1.22	26d	1	0.37mi
3760 Cedar Hurst Way Atlanta, GA	4.0	2.5	1595	$2,150	$1.35	12d	1	0.38mi
6985 Smoke Ridge Dr Fairburn, GA	4.0	2.0	1054	$1,820	$1.73	0d	1	0.39mi
3500 Keels Ln Atlanta, GA	3.0	2.0	1272	$1,755	$1.38	3d	1	0.48mi
325 Pointer Ct Atlanta, GA	3.0	2.0	1474	$1,620	$1.10	7d	1	0.51mi
6575 Smoke Ridge Dr Atlanta, GA	4.0	2.0	1808	$1,815	$1.00	45d	1	0.55mi
835 Buffington Ct Union City, GA	4.0	2.5	1723	$2,165	$1.26	45d	1	0.61mi
7210 Buck Creek Dr Fairburn, GA	3.0	2.0	1140	$1,666	$1.46	0d	1	0.63mi
6770 Buffington Rd Union City, GA	1.0–3.0	1.0–2.0	950	$1,699	$1.79	0d	23	0.71mi
7045 Birling Dr Atlanta, GA	4.0	3.0	1488	$1,765	$1.19	45d	1	0.71mi
2560 Foxlair Trl Atlanta, GA	4.0	2.0	1485	$1,795	$1.21	26d	1	0.75mi
7060 Kimberly Mill Rd Atlanta, GA	3.0	1.0	1056	$1,425	$1.35	7d	1	0.87mi
7060 Kimberly Mill Rd Atlanta, GA	3.0	1.0	1056	$1,425	$1.35	0d	1	0.87mi
6415 El Caudillo Ct Atlanta, GA	3.0	3.0	1498	$2,800	$1.87	6d	1	0.96mi
4050 Morgan Rd Union City, GA	1.0–3.0	1.0–2.0	988	$1,750	$1.77	7d	21	1.00mi
3206 Pine Tree Trl Unit 15C Atlanta, GA	3.0	2.5	1466	$1,950	$1.33	6d	1	1.14mi
3240 Devilla Trce South Fulton, GA	4.0	2.0	1616	$1,980	$1.23	45d	1	1.17mi
2820 Greenbower Ct Atlanta, GA	3.0	2.0	1338	$1,730	$1.29	5d	1	1.18mi
6237 Hickory Lane Cir Union City, GA	4.0	2.5	1420	$2,300	$1.62	26d	1	1.18mi
6450 Peppermill Ln Atlanta, GA	4.0	2.0	1188	$1,531	$1.29	26d	1	1.25mi
3658 Oakleaf Pass Fairburn, GA	3.0	2.5	1719	$1,950	$1.13	7d	1	1.27mi
6202 Hickory Lane Cir Union City, GA	3.0	2.5	1744	$1,995	$1.14	45d	1	1.29mi
2722 South Hills Riverdale, GA	3.0	2.5	1722	$2,175	$1.26	0d	1	1.30mi
6345 Peppermill Ln Atlanta, GA	3.0	2.5	1224	$1,800	$1.47	45d	1	1.31mi
6294 Hickory Lane Cir Union City, GA	3.0	2.5	1568	$1,700	$1.08	45d	1	1.36mi
2590 South Hills Riverdale, GA	3.0	2.5	1850	$2,005	$1.08	14d	1	1.46mi
2550 Hallie Mill Rd Atlanta, GA	3.0	2.0	1372	$1,600	$1.17	14d	1	1.46mi
3105 Garnet Way Atlanta, GA	3.0	2.0	1470	$1,660	$1.13	14d	1	1.47mi
110 Fruitwood Trce Unit A Riverdale, GA	3.0	2.0	1100	$1,800	$1.64	22d	1	1.49mi

Listing history 22 events

1. 2026-06-15
   statusdays on market $249,000 Pending 69 DOM
2. 2026-06-13
   pricedays on market $249,000 Active 68 DOM
3. 2026-06-09
   days on market $254,000 Active 64 DOM
4. 2026-06-08
   days on market $254,000 Active 63 DOM
5. 2026-06-07
   days on market $254,000 Active 62 DOM
6. 2026-06-04
   days on market $254,000 Active 59 DOM
7. 2026-06-03
   days on market $254,000 Active 58 DOM
8. 2026-06-01
   days on market $254,000 Active 56 DOM
9. 2026-05-31
   days on market $254,000 Active 55 DOM
10. 2026-05-07
    price $262,000 436-char remark

    Show marketing remark (436 chars)

    Experience 1010 Buckhurst Dr, a residence recently enhanced with fresh interior paint and a new roof for improved condition. The kitchen features all stainless steel appliances, and a functional kitchen island. A spacious deck provides access to a completely fenced in backyard, completing the exterior amenities. This property provides updated features and functional outdoor areas. Included 100-Day Home Warranty with buyer activation

11. 2026-05-07
    price $262,000 436-char remark

    Show marketing remark (436 chars)

    Experience 1010 Buckhurst Dr, a residence recently enhanced with fresh interior paint and a new roof for improved condition. The kitchen features all stainless steel appliances, and a functional kitchen island. A spacious deck provides access to a completely fenced in backyard, completing the exterior amenities. This property provides updated features and functional outdoor areas. Included 100-Day Home Warranty with buyer activation

12. 2026-04-23
    price $270,000 436-char remark

    Show marketing remark (436 chars)

    Experience 1010 Buckhurst Dr, a residence recently enhanced with fresh interior paint and a new roof for improved condition. The kitchen features all stainless steel appliances, and a functional kitchen island. A spacious deck provides access to a completely fenced in backyard, completing the exterior amenities. This property provides updated features and functional outdoor areas. Included 100-Day Home Warranty with buyer activation

13. 2026-04-23
    price $270,000 436-char remark

    Show marketing remark (436 chars)

    Experience 1010 Buckhurst Dr, a residence recently enhanced with fresh interior paint and a new roof for improved condition. The kitchen features all stainless steel appliances, and a functional kitchen island. A spacious deck provides access to a completely fenced in backyard, completing the exterior amenities. This property provides updated features and functional outdoor areas. Included 100-Day Home Warranty with buyer activation

14. 2026-04-06
    listed $278,000 New 436-char remark

    Show marketing remark (436 chars)

    Experience 1010 Buckhurst Dr, a residence recently enhanced with fresh interior paint and a new roof for improved condition. The kitchen features all stainless steel appliances, and a functional kitchen island. A spacious deck provides access to a completely fenced in backyard, completing the exterior amenities. This property provides updated features and functional outdoor areas. Included 100-Day Home Warranty with buyer activation

15. 2026-04-06
    listed $278,000 Active 436-char remark

    Show marketing remark (436 chars)

    Experience 1010 Buckhurst Dr, a residence recently enhanced with fresh interior paint and a new roof for improved condition. The kitchen features all stainless steel appliances, and a functional kitchen island. A spacious deck provides access to a completely fenced in backyard, completing the exterior amenities. This property provides updated features and functional outdoor areas. Included 100-Day Home Warranty with buyer activation

16. 2026-03-05
    soldstatus $249,900
17. 2019-06-06
    soldstatus $144,900
18. 2019-05-31
    soldstatus $149,900 Sold
19. 2019-04-27
    status Under Contract
20. 2019-04-17
    listed $144,900 New
21. 2018-11-05
    soldstatus $64,900
22. 1978-06-08
    soldstatus $38,000

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

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: $22,986
• − Mortgage interest: −$13,948
• − Property taxes: −$3,735
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,839
• − Management: −$1,839
• − Depreciation: −$7,244
• Taxable loss: −$6,863
• Est. tax savings @ 24.0%: +$1,647
• After-tax cash flow: $-843/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

+589.5% since first listed

13 events — show timeline

• 2026-05-07 Price Changed $262,000 FMLS
• 2026-05-07 Price Changed $262,000 GAMLS
• 2026-04-23 Price Changed $270,000 GAMLS
• 2026-04-23 Price Changed $270,000 FMLS
• 2026-04-06 Listed $278,000 FMLS
• 2026-04-06 Listed $278,000 GAMLS
• 2026-03-05 Sold (Public Records) $249,900 Public Records
• 2019-06-06 Sold (Public Records) $144,900 Public Records
• 2019-05-31 Sold (MLS) $149,900 GAMLS
• 2019-04-27 Pending — GAMLS
• 2019-04-17 Listed $144,900 GAMLS
• 2018-11-05 Sold (Public Records) $64,900 Public Records
• 1978-06-08 Sold (Public Records) $38,000 Public Records

Property tax history

-6.5%/yr

Latest (2025): $411 · +5.0% YoY. Source: county tax records.