6120 Capitol Knl · Fairburn, GA 30213

$219,900

3 bd · 2.5 ba · 1,458 sqft · Townhouse public records · 66 Days on market

Built 2006 2,482 sqft lot $151/sqft · at area comps Est $222k · at est. $50/mo HOA · 3% of rent

---

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 +15.4/30.0
• ARV discount +7.9/15.0
• DSCR +4.7/10.0
• Schools +4.5/10.0
• 1% rule +3.7/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this move-in ready 3-bedroom, 2.5-bath townhome offering comfort, space, and convenience in one of Fairburn's most accessible locations! Perfect for first-time buyers, this home features an open-concept layout ideal for both everyday living and entertaining. The inviting family room includes a cozy fireplace and flows seamlessly into the dining area and kitchen, complete with breakfast bar seating-perfect for casual meals or hosting guests. Step outside to your private patio, ideal for morning coffee or relaxing evenings. Upstairs, the spacious owner's suite features a double vanity, soaking tub, and separate shower, creating a comfortable retreat. Additional bedrooms offer flexibility for guests, a home office, or growing households. Conveniently located near major highways, shopping, dining, and Hartsfield-Jackson Airport, this home is perfect for commuters and those seeking low-maintenance living. Seller offering closing cost assistance-ask for details! Don't miss this opportunity to own a well-maintained home at an incredible value!

Key facts

• Built-in bookcases
• Spacious kitchen
• Private patio

Tags

• COZY FIREPLACE
• BUILT-IN BOOKCASES
• PRIVATE PATIO
• DEDICATED DINING AREA
• SPACIOUS KITCHEN
• BREAKFAST BAR

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $220k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/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 $192k (12.7% below list).
• Recommended offer: $192k (12.7% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.0% in Fairburn — 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 63/100 on livability (#291 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, 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: Amana Academy School (math 47% / reading 52%, grade D, #264 of 1,228 statewide, top 23%, 731 students, 30% FRL, charter); Renaissance Middle School (math 22% / reading 27%, grade F, #301 of 470 statewide, top 66%, 1,166 students, 71% FRL); Langston Hughes High School (math 8% / reading 17%, grade F, #336 of 424 statewide, top 80%, 1,964 students, 65% FRL).
• Zoned-school proficiency averages 29% at this address vs 51% district-wide (-22 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 (+2.5%/yr); 546 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 66 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $15k (6%) 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 $191,953 (12.7% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 13% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.87% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.67%
• DSCR: 1.07
• GRM: 9.5

CMA / ARV

• ARV (median comp): $222,089
• List price: $219,900
• Delta: -0.99%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5195 Lincoln Dr	0.07mi	3/2.5	1,458 (0%)	5mo	$213,500	$146	93

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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-31,103
• Equity at exit: $32,788

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-23,830
• Equity at exit: $19,013

Cash invested: $61,572 (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: 546
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,920 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$136 /mo · $1,631/yr
• Insurance: −$92
• HOA: −$50
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $86

Break-even live

Break-even rent $1,811

Max offer price $219,900

Occupancy floor 91%

Sensitivity live

Price	-10% $210	-5% $148	+0% $86	+5% $23	+10% $-39
Rent	-10% $-66	-5% $10	+0% $86	+5% $162	+10% $237
Rate	-1.0pp $196	-0.5pp $142	base $86	+0.5pp $29	+1.0pp $-29

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6045 Capitol Knl Fairburn, GA	3.0	2.5	1366	$1,600	$1.17	45d	1	0.02mi
6540 Capitol Knl Fairburn, GA	3.0	3.5	1458	$1,920	$1.32	7d	1	0.04mi
50 Clay St Fairburn, GA	2.0	1.5	1138	$1,479	$1.30	0d	11	0.52mi
152 Fairview Dr Fairburn, GA	3.0	2.0	1146	$1,525	$1.33	0d	1	0.54mi
227 Bay St SE Unit 227 Fairburn, GA	2.0	1.0	1034	$1,250	$1.21	3d	1	0.55mi
227 Bay St SE Unit 227 Fairburn, GA	2.0	1.0	1034	$1,250	$1.21	23d	1	0.55mi
365 Elder St Fairburn, GA	3.0	2.5	1084	$1,625	$1.50	26d	1	0.59mi
116 Spring Ct Unit 1 Fairburn, GA	2.0	1.0	944	$1,095	$1.16	45d	1	0.60mi
220 Splitwood Ln Fairburn, GA	3.0	2.0	1424	$1,850	$1.30	45d	1	0.70mi
220 Splitwood Ln Fairburn, GA	3.0	2.0	1424	$1,850	$1.30	22d	1	0.70mi
220 Splitwood Ln Fairburn, GA	3.0	2.0	1424	$1,850	$1.30	7d	1	0.70mi
220 Splitwood Ln Fairburn, GA	3.0	2.0	1424	$1,850	$1.30	26d	1	0.70mi
5548 Union Pointe Pl Union City, GA	4.0	2.5	1763	$2,400	$1.36	45d	1	0.71mi
5458 Union Hill Ct Union City, GA	3.0	2.5	1650	$2,011	$1.22	0d	1	0.71mi
5530 Union Pointe Pl Union City, GA	3.0	2.0	1293	$1,650	$1.28	19d	1	0.72mi
340 Parkway Rd #340 Union City, GA	3.0	2.5	1456	$1,750	$1.20	5d	1	0.73mi
200 Dodd St Fairburn, GA	3.0	2.0	1300	$1,685	$1.30	45d	1	0.76mi
5616 Union Pointe Dr Union City, GA	2.0	2.5	1387	$1,545	$1.11	45d	1	0.78mi
460 Parkway Rd Unit 460 Union City, GA	3.0	2.5	1678	$1,750	$1.04	26d	1	0.79mi
6325 Raymond Ter Union City, GA	2.0	1.0	1624	$1,150	$0.71	45d	1	0.80mi
700 Parkway Rd Union City, GA	3.0	2.5	1770	$1,795	$1.01	21d	1	0.87mi
1065 Maple Valley Ct Union City, GA	3.0	2.5	1456	$1,600	$1.10	45d	1	0.90mi
6115 Forrest Ave Union City, GA	4.0	2.0	1368	$1,690	$1.24	45d	1	0.94mi
152 Rivertown Rd Fairburn, GA	3.0	2.0	1550	$3,500	$2.26	23d	1	0.95mi
5300 Highway 138 Union City, GA	1.0–2.0	1.0–2.0	990	$1,350	$1.36	18d	19	0.96mi
5207 Dixie Lake Rd Union City, GA	3.0	2.0	1516	$1,950	$1.29	45d	1	1.05mi
5058 Jonesboro Rd Unit E37 Union City, GA	2.0	1.5	997	$1,395	$1.40	6d	1	1.15mi
5058 Jonesboro Rd Union City, GA	2.0	1.0–1.5	997	$1,395	$1.40	22d	1	1.15mi
4497 Ravenwood Dr Union City, GA	3.0	2.5	1694	$2,000	$1.18	22d	1	1.16mi
4497 Ravenwood Dr Union City, GA	3.0	2.5	1694	$2,000	$1.18	45d	1	1.16mi
6120 Longino Dr Union City, GA	4.0	2.0	1608	$1,835	$1.14	14d	1	1.22mi
4681 Ravenwood Loop Union City, GA	4.0	2.5	1593	$1,999	$1.25	45d	1	1.24mi
8317 Hunters Grove Rd Union City, GA	4.0	2.5	1821	$5,500	$3.02	45d	1	1.26mi
6329 Wellington Dr Union City, GA	4.0	2.5	1227	$1,700	$1.39	0d	1	1.26mi
12076 Crosswicks Rd Union City, GA	3.0–4.0	2.0–2.5	1617	$2,731	$1.69	0d	5	1.34mi
6340 Westbrook Ave Union City, GA	3.0	2.0	1800	$2,100	$1.17	45d	1	1.36mi
12006 Crosswicks Rd Unit Sunshine Union City, GA	4.0	2.5	1821	$2,770	$1.52	5d	1	1.37mi
5140 Highpoint Rd Apt 27 Union City, GA	2.0	2.5	1290	$1,295	$1.00	14d	1	1.39mi
5950 Stonewall Dr Unit 2 Union City, GA	3.0	1.5	1320	$1,495	$1.13	17d	1	1.39mi
5950 Stonewall Dr Unit 4 Union City, GA	3.0	1.0	1320	$1,425	$1.08	0d	1	1.39mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 24 events

1. 2026-06-21
   days on market $219,900 Active 66 DOM
2. 2026-06-18
   days on market $219,900 Active 63 DOM
3. 2026-06-17
   days on market $219,900 Active 62 DOM
4. 2026-06-16
   days on market $219,900 Active 61 DOM
5. 2026-06-15
   days on market $219,900 Active 60 DOM
6. 2026-06-13
   days on market $219,900 Active 58 DOM
7. 2026-06-09
   days on market $219,900 Active 54 DOM
8. 2026-06-08
   days on market $219,900 Active 53 DOM
9. 2026-06-07
   days on market $219,900 Active 52 DOM
10. 2026-06-04
    days on market $219,900 Active 49 DOM
11. 2026-06-03
    days on market $219,900 Active 48 DOM
12. 2026-06-01
    days on market $219,900 Active 46 DOM
13. 2026-05-31
    days on market $219,900 Active 45 DOM
14. 2026-04-24
    price $229,900 1069-char remark

    Show marketing remark (1099 chars)

    Welcome home to this move-in ready 3-bedroom, 2.5-bath townhome offering comfort, space, and convenience in one of Fairburn’s most accessible locations! Perfect for first-time buyers, this home features an open-concept layout ideal for both everyday living and entertaining. The inviting family room includes a cozy fireplace and flows seamlessly into the dining area and kitchen, complete with breakfast bar seating—perfect for casual meals or hosting guests. Step outside to your private patio, ideal for morning coffee or relaxing evenings. Upstairs, the spacious owner’s suite features a double vanity, soaking tub, and separate shower, creating a comfortable retreat. Additional bedrooms offer flexibility for guests, a home office, or growing households. Conveniently located near major highways, shopping, dining, and Hartsfield-Jackson Airport, this home is perfect for commuters and those seeking low-maintenance living. Seller offering closing cost assistance—ask for details! Don’t miss this opportunity to own a well-maintained home at an incredible value!

15. 2026-04-24
    price $229,900 1099-char remark

    Show marketing remark (1099 chars)

    Welcome home to this move-in ready 3-bedroom, 2.5-bath townhome offering comfort, space, and convenience in one of Fairburn’s most accessible locations! Perfect for first-time buyers, this home features an open-concept layout ideal for both everyday living and entertaining. The inviting family room includes a cozy fireplace and flows seamlessly into the dining area and kitchen, complete with breakfast bar seating—perfect for casual meals or hosting guests. Step outside to your private patio, ideal for morning coffee or relaxing evenings. Upstairs, the spacious owner’s suite features a double vanity, soaking tub, and separate shower, creating a comfortable retreat. Additional bedrooms offer flexibility for guests, a home office, or growing households. Conveniently located near major highways, shopping, dining, and Hartsfield-Jackson Airport, this home is perfect for commuters and those seeking low-maintenance living. Seller offering closing cost assistance—ask for details! Don’t miss this opportunity to own a well-maintained home at an incredible value!

16. 2026-04-16
    listed $235,000 New 1069-char remark

    Show marketing remark (1099 chars)

    Welcome home to this move-in ready 3-bedroom, 2.5-bath townhome offering comfort, space, and convenience in one of Fairburn’s most accessible locations! Perfect for first-time buyers, this home features an open-concept layout ideal for both everyday living and entertaining. The inviting family room includes a cozy fireplace and flows seamlessly into the dining area and kitchen, complete with breakfast bar seating—perfect for casual meals or hosting guests. Step outside to your private patio, ideal for morning coffee or relaxing evenings. Upstairs, the spacious owner’s suite features a double vanity, soaking tub, and separate shower, creating a comfortable retreat. Additional bedrooms offer flexibility for guests, a home office, or growing households. Conveniently located near major highways, shopping, dining, and Hartsfield-Jackson Airport, this home is perfect for commuters and those seeking low-maintenance living. Seller offering closing cost assistance—ask for details! Don’t miss this opportunity to own a well-maintained home at an incredible value!

17. 2026-04-16
    listed $235,000 Active 1099-char remark

    Show marketing remark (1099 chars)

    Welcome home to this move-in ready 3-bedroom, 2.5-bath townhome offering comfort, space, and convenience in one of Fairburn’s most accessible locations! Perfect for first-time buyers, this home features an open-concept layout ideal for both everyday living and entertaining. The inviting family room includes a cozy fireplace and flows seamlessly into the dining area and kitchen, complete with breakfast bar seating—perfect for casual meals or hosting guests. Step outside to your private patio, ideal for morning coffee or relaxing evenings. Upstairs, the spacious owner’s suite features a double vanity, soaking tub, and separate shower, creating a comfortable retreat. Additional bedrooms offer flexibility for guests, a home office, or growing households. Conveniently located near major highways, shopping, dining, and Hartsfield-Jackson Airport, this home is perfect for commuters and those seeking low-maintenance living. Seller offering closing cost assistance—ask for details! Don’t miss this opportunity to own a well-maintained home at an incredible value!

18. 2023-06-20
    soldstatus $210,000
19. 2023-06-15
    soldstatus $210,000 Closed
20. 2023-06-15
    soldstatus $210,000 Sold
21. 2023-05-23
    status Under Contract
22. 2023-05-23
    status Pending
23. 2023-05-18
    listed $205,000 Active
24. 2023-05-18
    listed $205,000 New

ⓘ 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: $1,631 · $136/mo
• Projected year-2 tax: $2,023 · $169/mo
• Expected delta: +$392/yr (+$33/mo · 24.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 18 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,034
• − Mortgage interest: −$12,318
• − Property taxes: −$1,631
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,843
• − Management: −$1,843
• − HOA: −$600
• − Depreciation: −$6,397
• Taxable loss: −$2,696
• Est. tax savings @ 24.0%: +$647
• After-tax cash flow: $1,676/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 — Fairburn

• Score: 63/100
• State rank: #291
• US rank: #15939

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairburn, GA
• County: Fulton County · 1,094,430 people
• City population: 50,621
• 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

+12.1% since first listed

11 events — show timeline

• 2026-04-24 Price Changed $229,900 GAMLS
• 2026-04-24 Price Changed $229,900 FMLS
• 2026-04-16 Listed $235,000 FMLS
• 2026-04-16 Listed $235,000 GAMLS
• 2023-06-20 Sold (Public Records) $210,000 Public Records
• 2023-06-15 Sold (MLS) $210,000 GAMLS
• 2023-06-15 Sold (MLS) $210,000 FMLS
• 2023-05-23 Pending — GAMLS
• 2023-05-23 Pending — FMLS
• 2023-05-18 Listed $205,000 GAMLS
• 2023-05-18 Listed $205,000 FMLS

Property tax history

+1.4%/yr

Latest (2025): $1,631 · +2.7% YoY. Source: county tax records.