7085 Hania Dr · South Fulton, GA 30213

$236,000

3 bd · 2.0 ba · 1,722 sqft · SingleFamily public records · 19 Days on market

Built 1986 0.37 ac lot $137/sqft · 7% below area Est $254k · 7% under

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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 +12.9/30.0
• ARV discount +10.7/15.0
• Schools +4.5/10.0
• DSCR +3.9/10.0
• 1% rule +3.8/10.0
• 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

Welcome to this well-maintained three-bedroom, two-bath ranch home located in an established neighborhood in the heart of Fairburn. This single-level residence features numerous updates and upgrades, offering comfortable and functional living spaces throughout. The home features a spacious great room along with an expansive bonus/flex space that offers a variety of potential uses, including a media room, recreation area, home office, exercise space, dining area, or possible additional bedroom, depending on the buyer's needs. Situated on a shaded lot with outdoor space to relax and enjoy the surroundings, the property also offers convenient access to nearby shopping, dining, and everyday amenities. This property presents an excellent opportunity for buyers seeking flexible living space in a convenient location.

Key facts

• Shaded lot
• Convenient access
• Bonus flex space

Tags

• GREAT ROOM
• BONUS FLEX SPACE
• SHADED LOT
• OUTDOOR SPACE
• CONVENIENT ACCESS

Property features AI

Exterior

• Parking: Garage parking (2 spaces, 2 total parking)
• Utilities: Public water; Public sewer; 110-volt electric; Cable available, electricity available, natural gas available, phone available, sewer available, water available
• Home design: Single-level home; Resale property
• Construction: Cedar and other exterior materials; Composition roof; Slab foundation; Built with above-grade and below-grade finished living areas
• Exterior features: Private yard; Patio

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Gas range; White cabinets and laminate countertops
• Bedrooms: Three bedrooms on the main level; Roommate floor plan with master on main
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms (both on the main level); Master bath with separate tub and shower
• Heating & cooling: Central heating (forced air); Central air conditioning; Ceiling fans
• Interior features: One fireplace in the family room; Insulated windows; Open concept and separate dining area; Bonus room and game room; Other interior features
• Laundry & utility: Laundry located in a common area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $236k.

Deal economics

• At list price, monthly cash flow is $-18 ($-221/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (11.9% below list).
• Recommended offer: $208k (11.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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 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: Bethune Elementary School (math 17% / reading 22%, grade F, #878 of 1,228 statewide, top 75%, 524 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 23% at this address vs 51% district-wide (-28 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; 35 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 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 19 days — a 2% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 4 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.

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 $207,881 (11.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.88% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.33%
• DSCR: 0.99
• GRM: 9.5

CMA / ARV

• ARV (median comp): $254,169
• List price: $236,000
• Delta: -7.15%
• 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
7085 Hania Dr	0.00mi	3/2.0	1,722 (0%)	0mo	$233,500	$136	100
3325 Estate Lake Dr	0.36mi	3/2.0	1,646 (-4%)	3mo	$246,000	$149	74
6600 Connell Rd	0.54mi	4/2.0 (+1)	1,866 (+8%)	7mo	$200,000	$107	50
6945 Merrywood Dr	0.57mi	3/3.0	1,852 (+8%)	9mo	$234,700	$127	49
6565 Buckhurst Trl	0.50mi	4/3.0 (+1)	1,850 (+7%)	8mo	$240,000	$130	48
6535 Buckhurst Trl	0.50mi	4/2.0 (+1)	1,550 (-10%)	11mo	$179,000	$115	46
140 Buckhurst Way	0.48mi	4/3.0 (+1)	1,975 (+15%)	1mo	$292,000	$148	43
6660 Hidden Brook Trl	0.75mi	4/2.0 (+1)	1,624 (-6%)	9mo	$289,000	$178	43
225 Whirlwind Ct	0.67mi	4/2.5 (+1)	1,808 (+5%)	14mo	$265,000	$147	42
6808 Merrywood Dr	0.64mi	3/2.5	1,510 (-12%)	8mo	$173,500	$115	41
6615 Buckhurst Trl	0.45mi	4/2.0 (+1)	1,485 (-14%)	13mo	$235,000	$158	40
6465 Buckhurst Trl	0.57mi	4/2.5 (+1)	1,973 (+15%)	13mo	$270,000	$137	32

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: -17.4%
• Equity multiple: 0.39×
• Total profit: $-40,342
• Equity at exit: $35,188

10-year hold

• IRR: -10.2%
• Equity multiple: 0.39×
• Total profit: $-40,413
• Equity at exit: $20,405

Cash invested: $66,080 (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: $2,079 high
• Mortgage (P&I): −$1,238
• Tax from tax record: −$325 /mo · $3,896/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $-18

Break-even live

Break-even rent $2,102

Max offer price $232,751

Occupancy floor 96%

Sensitivity live

Price	-10% $115	-5% $48	+0% $-18	+5% $-85	+10% $-152
Rent	-10% $-183	-5% $-101	+0% $-18	+5% $64	+10% $146
Rate	-1.0pp $100	-0.5pp $42	base $-18	+0.5pp $-80	+1.0pp $-142

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: $59,000
• Closing costs: $7,080
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
835 Buffington Ct Union City, GA	4.0	2.5	1723	$2,165	$1.26	45d	1	0.39mi
3800 Leisure Ln Atlanta, GA	3.0	2.0	1198	$2,350	$1.96	24d	1	0.42mi
420 Buffington Dr Union City, GA	3.0	2.0	2118	$2,050	$0.97	22d	1	0.47mi
6985 Smoke Ridge Dr Fairburn, GA	4.0	2.0	1054	$1,820	$1.73	1d	1	0.54mi
3760 Cedar Hurst Way Atlanta, GA	4.0	2.5	1595	$2,150	$1.35	12d	1	0.55mi
6770 Buffington Rd Union City, GA	1.0–3.0	1.0–2.0	950	$1,699	$1.79	1d	23	0.58mi
6500 Connell Rd Atlanta, GA	3.0	2.0	1483	$1,650	$1.11	26d	1	0.58mi
6445 Connell Rd Atlanta, GA	3.0	2.0	1357	$1,856	$1.37	45d	1	0.61mi
6440 Connell Rd Atlanta, GA	3.0	2.0	1391	$1,695	$1.22	26d	1	0.65mi
7210 Buck Creek Dr Fairburn, GA	3.0	2.0	1140	$1,666	$1.46	1d	1	0.69mi
325 Pointer Ct Atlanta, GA	3.0	2.0	1474	$1,620	$1.10	7d	1	0.77mi
3500 Keels Ln Atlanta, GA	3.0	2.0	1272	$1,755	$1.38	4d	1	0.79mi
6575 Smoke Ridge Dr Atlanta, GA	4.0	2.0	1808	$1,815	$1.00	45d	1	0.84mi
4050 Morgan Rd Union City, GA	1.0–3.0	1.0–2.0	988	$1,750	$1.77	7d	21	0.87mi
6237 Hickory Lane Cir Union City, GA	4.0	2.5	1420	$2,300	$1.62	26d	1	0.89mi
3610 Oakleaf Pass Fairburn, GA	4.0	2.5	1935	$2,000	$1.03	7d	1	0.93mi
7045 Birling Dr Atlanta, GA	4.0	3.0	1488	$1,765	$1.19	45d	1	0.93mi
6202 Hickory Lane Cir Union City, GA	3.0	2.5	1744	$1,995	$1.14	45d	1	1.00mi
2560 Foxlair Trl Atlanta, GA	4.0	2.0	1485	$1,795	$1.21	26d	1	1.01mi
3658 Oakleaf Pass Fairburn, GA	3.0	2.5	1719	$1,950	$1.13	7d	1	1.01mi
6294 Hickory Lane Cir Union City, GA	3.0	2.5	1568	$1,700	$1.08	45d	1	1.06mi
7060 Kimberly Mill Rd Atlanta, GA	3.0	1.0	1056	$1,425	$1.35	7d	1	1.09mi
7060 Kimberly Mill Rd Atlanta, GA	3.0	1.0	1056	$1,425	$1.35	1d	1	1.09mi
7190 Flagstone Pl Union City, GA	4.0	2.5	2246	$2,255	$1.00	6d	1	1.13mi
3325 Valley Bend Rd Atlanta, GA	4.0	2.0	2000	$1,995	$1.00	19d	1	1.19mi
3325 Valley Bend Rd Atlanta, GA	4.0	2.0	2000	$1,995	$1.00	7d	1	1.19mi
6415 El Caudillo Ct Atlanta, GA	3.0	3.0	1498	$2,800	$1.87	6d	1	1.22mi
6870 Old Bethsaida Way Riverdale, GA	4.0	2.5	1916	$1,973	$1.03	45d	1	1.28mi
7156 Tanger Blvd Riverdale, GA	4.0	2.5	1984	$2,229	$1.12	5d	1	1.33mi
3206 Pine Tree Trl Unit 15C Atlanta, GA	3.0	2.5	1466	$1,950	$1.33	6d	1	1.38mi
7528 Congregation St Fairburn, GA	3.0	2.5	1600	$2,249	$1.41	5d	1	1.41mi
3240 Devilla Trce South Fulton, GA	4.0	2.0	1616	$1,980	$1.23	45d	1	1.44mi
2722 South Hills Riverdale, GA	3.0	2.5	1722	$2,175	$1.26	1d	1	1.46mi
2820 Greenbower Ct Atlanta, GA	3.0	2.0	1338	$1,730	$1.29	6d	1	1.48mi
7817 Rock Rose Ln Fairburn, GA	4.0	2.0	2080	$2,299	$1.11	45d	1	1.49mi

Listing history 9 events

1. 2026-05-07
   listed $236,000 Active 827-char remark

   Show marketing remark (821 chars)

   Welcome to this well-maintained three-bedroom, two-bath ranch home located in an established neighborhood in the heart of Fairburn. This single-level residence features numerous updates and upgrades, offering comfortable and functional living spaces throughout. The home features a spacious great room along with an expansive bonus/flex space that offers a variety of potential uses, including a media room, recreation area, home office, exercise space, dining area, or possible additional bedroom, depending on the buyer's needs. Situated on a shaded lot with outdoor space to relax and enjoy the surroundings, the property also offers convenient access to nearby shopping, dining, and everyday amenities. This property presents an excellent opportunity for buyers seeking flexible living space in a convenient location.

2. 2026-05-07
   listed $236,000 New 821-char remark

   Show marketing remark (821 chars)

   Welcome to this well-maintained three-bedroom, two-bath ranch home located in an established neighborhood in the heart of Fairburn. This single-level residence features numerous updates and upgrades, offering comfortable and functional living spaces throughout. The home features a spacious great room along with an expansive bonus/flex space that offers a variety of potential uses, including a media room, recreation area, home office, exercise space, dining area, or possible additional bedroom, depending on the buyer's needs. Situated on a shaded lot with outdoor space to relax and enjoy the surroundings, the property also offers convenient access to nearby shopping, dining, and everyday amenities. This property presents an excellent opportunity for buyers seeking flexible living space in a convenient location.

3. 2026-04-05
   historical $1,999
4. 2026-03-31
   listed $1,999
5. 2022-04-15
   soldstatus $223,600
6. 2022-04-14
   soldstatus $223,600 Sold

   Show marketing remark (395 chars)

   Turn Key Ready!! Beautiful 3 Bedroom 2 Bathroom Ranch Style home, located in the heart of Fairburn, in a well established neighborhood. Shady Lot with space to enjoy the scenery. Property has New Carpet, New Flooring and Fresh Paint. Property features Great room with an added Bonus Room. Shopping conveniently located nearby. Property won't last long. Offers will be considered upon submission.

7. 2022-03-22
   status Under Contract

   Show marketing remark (395 chars)

   Turn Key Ready!! Beautiful 3 Bedroom 2 Bathroom Ranch Style home, located in the heart of Fairburn, in a well established neighborhood. Shady Lot with space to enjoy the scenery. Property has New Carpet, New Flooring and Fresh Paint. Property features Great room with an added Bonus Room. Shopping conveniently located nearby. Property won't last long. Offers will be considered upon submission.

8. 2022-03-19
   listed $205,000 New

   Show marketing remark (395 chars)

   Turn Key Ready!! Beautiful 3 Bedroom 2 Bathroom Ranch Style home, located in the heart of Fairburn, in a well established neighborhood. Shady Lot with space to enjoy the scenery. Property has New Carpet, New Flooring and Fresh Paint. Property features Great room with an added Bonus Room. Shopping conveniently located nearby. Property won't last long. Offers will be considered upon submission.

9. 1997-10-14
   soldstatus $79,500

ⓘ 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: $3,896 · $325/mo
• Projected year-2 tax: $3,896 · $325/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: $24,946
• − Mortgage interest: −$13,220
• − Property taxes: −$3,896
• − Insurance: −$1,180
• − Repairs & maintenance: −$1,996
• − Management: −$1,996
• − Depreciation: −$6,865
• Taxable loss: −$4,207
• Est. tax savings @ 24.0%: +$1,010
• After-tax cash flow: $789/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

+193.7% since first listed

13 events — show timeline

• 2026-06-15 Sold (MLS) $233,500 FMLS
• 2026-06-15 Sold (MLS) $236,000 GAMLS
• 2026-05-25 Pending — GAMLS
• 2026-05-25 Pending — FMLS
• 2026-05-07 Listed $236,000 FMLS
• 2026-05-07 Listed $236,000 GAMLS
• 2026-04-05 Rental Removed $1,999 Tricon
• 2026-03-31 Listed for Rent $1,999 Tricon
• 2022-04-15 Sold (Public Records) $223,600 Public Records
• 2022-04-14 Sold (MLS) $223,600 GAMLS
• 2022-03-22 Pending — GAMLS
• 2022-03-19 Listed $205,000 GAMLS
• 1997-10-14 Sold (Public Records) $79,500 Public Records

Property tax history

+6.5%/yr

Latest (2025): $3,896 · -0.0% YoY. Source: county tax records.