4918 Lower Elm St #1 · South Fulton, GA 30349

$253,000

3 bd · 2.5 ba · 1,623 sqft · Condo · 149 Days on market

Built 2021 Good condition $156/sqft · 12% below area Est $289k · 12% under $76/mo HOA · 4% of rent ↓ 7% since listing

---

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).

• ARV discount +13.1/15.0
• Appreciation +10.0/10.0
• Cash flow +7.8/30.0
• Condition / age +4.0/5.0
• 1% rule +2.7/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Schools +2.2/10.0
• DSCR +1.9/10.0

Listing remarks MLS

Beautiful End Unit, built in 2021 like New. The open-concept living features 3 beds/ 2.5 baths. Granite kitchen countertops, 42' espresso kitchen cabinets, island with garbage disposal. Stainless steel appliances, microwave, stove, and dishwasher. Huge walk-in closet in the owner's suite. Double vanity in owner's bathroom with separate shower and soaking tub. Spacious secondary bedrooms, marble sink in secondary bath. Blinds on all windows, refrigerator, and Washer & Dryer Included. Enjoy the privacy of your own back patio. Conveniently located near Hartsfield-Jackson Airport. Whether you're a first-time homebuyer or an investor looking for a solid investment opportunity, this home is one you don't want to miss.

Key facts

• Huge walk-in closet
• Open-concept living
• $76 HOA

Tags

• OPEN-CONCEPT LIVING
• GRANITE KITCHEN COUNTERTOPS
• ESPRESSO KITCHEN CABINETS
• ISLAND WITH GARBAGE DISPOSAL
• STAINLESS STEEL APPLIANCES
• HUGE WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $253k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-285 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (16.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (23.0% below list).
• Recommended offer: $195k (23.0% 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); 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 flat; 800 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 28d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 35% 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 149 days — a 12% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y 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 $194,856 (23.0% 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 149 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.77% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.83%
• DSCR: 0.79
• GRM: 10.8

CMA / ARV

• ARV (median comp): $288,805
• List price: $253,000
• Delta: -12.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4937 Lower Elm St	0.06mi	3/2.5	1,528 (-6%)	1mo	$250,000	$164	87
5016 Lower Elm St	0.25mi	3/2.5	1,700 (+5%)	1mo	$125,000	$74	79
4991 Lower Elm St	0.25mi	3/2.5	1,424 (-12%)	2mo	$199,900	$140	66
5019 Lower Elm St	0.31mi	2/2.5 (-1)	1,476 (-9%)	2mo	$125,320	$85	63
5106 Lower Elm St	0.46mi	3/2.5	1,880 (+16%)	1mo	$241,500	$128	53
6600 Jones Rd	1.30mi	3/2.0	1,728 (+6%)	4mo	$289,900	$168	49
5945 Raventree Ct	0.67mi	4/2.0 (+1)	1,724 (+6%)	4mo	$265,000	$154	49
1000 Belfry Ter	0.74mi	3/2.5	1,284 (-21%)	0mo	$244,500	$190	40
5835 Raventree Ct	0.67mi	4/2.5 (+1)	2,002 (+23%)	2mo	$296,900	$148	37
4300 Watauga Dr	1.23mi	3/2.0	1,936 (+19%)	1mo	$280,000	$145	37
945 Belfry Ter	0.80mi	4/3.5 (+1)	1,400 (-14%)	1mo	$280,000	$200	33
4035 Robin Cir	1.36mi	4/2.5 (+1)	1,888 (+16%)	3mo	$259,950	$138	33

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: 20.3%
• Equity multiple: 2.63×
• Total profit: $115,772
• Equity at exit: $227,922

10-year hold

• IRR: 18.1%
• Equity multiple: 5.91×
• Total profit: $348,016
• Equity at exit: $491,523

Cash invested: $70,840 (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: 800
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,949 high
• Mortgage (P&I): −$1,327
• Tax est. 1.5%: −$316 /mo · $3,795/yr
• Insurance: −$105
• HOA: −$76
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-285

Break-even live

Break-even rent $2,309

Max offer price $211,751

Occupancy floor —

Sensitivity live

Price	-10% $-110	-5% $-198	+0% $-285	+5% $-372	+10% $-460
Rent	-10% $-439	-5% $-362	+0% $-285	+5% $-208	+10% $-131
Rate	-1.0pp $-158	-0.5pp $-221	base $-285	+0.5pp $-351	+1.0pp $-417

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: $63,250
• Closing costs: $7,590
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4925 Lower Elm St South Fulton, GA	3.0	2.5	1640	$1,875	$1.14	20d	1	0.03mi
4925 Lower Elm St South Fulton, GA	3.0	2.5	1640	$1,875	$1.14	19d	1	0.03mi
4929 Elm Brook Dr Atlanta, GA	3.0	2.5	1568	$1,800	$1.15	8d	1	0.06mi
4660 Derrick Rd Atlanta, GA	1.0–3.0	1.0–2.0	1029	$2,949	$2.87	4d	34	0.33mi
5054 Lower Elm St South Fulton, GA	3.0	2.5	1400	$1,950	$1.39	23d	1	0.35mi
808 Belfry Ter Fairburn, GA	3.0	2.5	1584	$2,000	$1.26	17d	1	0.87mi
4365 Stonewall Tell Rd Atlanta, GA	3.0	2.0	1460	$1,823	$1.25	93d	1	0.95mi
6186 Baltusrol Trce Fairburn, GA	4.0	2.5	2200	$2,649	$1.20	4d	1	1.03mi
2150 Ivy Ln Union City, GA	4.0	2.5	1588	$2,055	$1.29	3d	1	1.03mi
4108 Robin Cir Atlanta, GA	3.0	2.5	1786	$2,300	$1.29	34d	1	1.20mi
4095 Robin Cir Atlanta, GA	3.0	2.5	2196	$2,023	$0.92	93d	1	1.21mi
4407 Roche St Atlanta, GA	3.0	2.0	1650	$1,875	$1.14	93d	1	1.25mi
4080 Robin Cir Atlanta, GA	3.0	2.5	1928	$1,880	$0.98	27d	1	1.25mi
4516 Swan Trce Atlanta, GA	3.0	2.5	1786	$1,000	$0.56	27d	1	1.26mi
4420 Roche St Atlanta, GA	3.0	2.5	1622	$2,130	$1.31	93d	1	1.31mi
4551 Derby Loop Fairburn, GA	4.0	2.0	2152	$2,099	$0.98	93d	1	1.33mi
4223 Reeshemah St Atlanta, GA	3.0	2.5	1843	$1,995	$1.08	54d	1	1.33mi
4064 Robin Cir Atlanta, GA	3.0	2.5	1874	$1,800	$0.96	4d	1	1.35mi
5055 Southwood Rd Fairburn, GA	3.0–4.0	2.5–3.5	1692	$2,408	$1.42	0d	31	1.36mi
4062 Robin Cir Atlanta, GA	3.0	3.0	1874	$1,910	$1.02	73d	1	1.36mi
4056 Robin Cir Atlanta, GA	3.0	2.5	1174	$1,895	$1.61	73d	1	1.37mi

HOA detail $76/mo · $912/yr condo

• Likely covers: trash
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-07-31
   days on market $253,000 Active 149 DOM
2. 2026-07-30
   days on market $253,000 Active 147 DOM
3. 2026-07-28
   days on market $253,000 Active 146 DOM
4. 2026-07-26
   days on market $253,000 Active 144 DOM
5. 2026-07-24
   days on market $253,000 Active 142 DOM
6. 2026-07-23
   days on market $253,000 Active 141 DOM
7. 2026-07-22
   days on market $253,000 Active 140 DOM
8. 2026-07-21
   days on market $253,000 Active 139 DOM
9. 2026-07-20
   days on market $253,000 Active 138 DOM
10. 2026-07-18
    days on market $253,000 Active 136 DOM
11. 2026-07-18
    days on market $253,000 Active 135 DOM
12. 2026-07-16
    statusdays on market $253,000 Active 134 DOM
13. 2026-07-15
    days on market $253,000 Price Change 133 DOM
14. 2026-07-14
    days on market $253,000 Price Change 132 DOM
15. 2026-07-13
    pricestatusdays on market $253,000 Price Change 131 DOM
16. 2026-07-13
    days on market $255,000 Active 130 DOM
17. 2026-07-11
    days on market $255,000 Active 129 DOM
18. 2026-07-10
    days on market $255,000 Active 128 DOM
19. 2026-07-10
    days on market $255,000 Active 127 DOM
20. 2026-07-07
    days on market $255,000 Active 125 DOM
21. 2026-07-06
    days on market $255,000 Active 124 DOM
22. 2026-07-06
    days on market $255,000 Active 123 DOM
23. 2026-07-05
    days on market $255,000 Active 122 DOM
24. 2026-07-03
    days on market $255,000 Active 121 DOM
25. 2026-07-02
    statusdays on market $255,000 Active 120 DOM
26. 2026-07-01
    days on market $255,000 Back On Market 119 DOM
27. 2026-06-30
    days on market $255,000 Back On Market 118 DOM
28. 2026-06-29
    statusdays on market $255,000 Back On Market 117 DOM
29. 2026-06-28
    days on market $255,000 Active Under Contract 116 DOM
30. 2026-06-27
    days on market $255,000 Active Under Contract 115 DOM
31. 2026-06-26
    days on market $255,000 Active Under Contract 114 DOM
32. 2026-06-24
    days on market $255,000 Active Under Contract 112 DOM
33. 2026-06-21
    days on market $255,000 Active Under Contract 109 DOM
34. 2026-06-18
    days on market $255,000 Active Under Contract 106 DOM
35. 2026-06-17
    statusdays on market $255,000 Active Under Contract 105 DOM
36. 2026-06-16
    days on market $255,000 Active 104 DOM
37. 2026-06-15
    days on market $255,000 Active 103 DOM
38. 2026-06-13
    days on market $255,000 Active 101 DOM
39. 2026-06-09
    days on market $255,000 Active 97 DOM
40. 2026-06-08
    days on market $255,000 Active 96 DOM
41. 2026-06-07
    days on market $255,000 Active 95 DOM
42. 2026-06-04
    days on market $255,000 Active 92 DOM
43. 2026-06-03
    days on market $255,000 Active 91 DOM
44. 2026-06-01
    days on market $255,000 Active 89 DOM
45. 2026-05-31
    days on market $255,000 Active 88 DOM
46. 2026-04-16
    price $255,000 725-char remark

    Show marketing remark (725 chars)

    Beautiful End Unit, built in 2021 like New. The open-concept living features 3 beds/ 2.5 baths. Granite kitchen countertops, 42' espresso kitchen cabinets, island with garbage disposal. Stainless steel appliances, microwave, stove, and dishwasher. Huge walk-in closet in the owner's suite. Double vanity in owner's bathroom with separate shower and soaking tub. Spacious secondary bedrooms, marble sink in secondary bath. Blinds on all windows, refrigerator, and Washer & Dryer Included. Enjoy the privacy of your own back patio. Conveniently located near Hartsfield-Jackson Airport. Whether you're a first-time homebuyer or an investor looking for a solid investment opportunity, this home is one you don't want to miss.

47. 2026-03-04
    listed $260,000 New 725-char remark

    Show marketing remark (725 chars)

    Beautiful End Unit, built in 2021 like New. The open-concept living features 3 beds/ 2.5 baths. Granite kitchen countertops, 42' espresso kitchen cabinets, island with garbage disposal. Stainless steel appliances, microwave, stove, and dishwasher. Huge walk-in closet in the owner's suite. Double vanity in owner's bathroom with separate shower and soaking tub. Spacious secondary bedrooms, marble sink in secondary bath. Blinds on all windows, refrigerator, and Washer & Dryer Included. Enjoy the privacy of your own back patio. Conveniently located near Hartsfield-Jackson Airport. Whether you're a first-time homebuyer or an investor looking for a solid investment opportunity, this home is one you don't want to miss.

48. 2025-01-13
    historical
49. 2024-12-03
    listed $285,000 New
50. 2024-11-06
    historical

ⓘ 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 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: $23,383
• − Mortgage interest: −$14,172
• − Property taxes: −$3,795
• − Insurance: −$1,265
• − Repairs & maintenance: −$1,871
• − Management: −$1,871
• − HOA: −$912
• − Depreciation: −$7,360
• Taxable loss: −$7,862
• Est. tax savings @ 24.0%: +$1,887
• After-tax cash flow: $-1,534/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.

Condition & rehab AI · 1 photo

Good 80/100 Cosmetic rehab Est. rehab $8,115–$24,345 screening

This 2021 townhouse is in excellent condition with no major repairs needed. It offers a good return on investment with updates like landscaping and painting to enhance its curb appeal and value.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Painting — Fresh paint can make the home look newer ↑
• Both Window treatments — Improves privacy and aesthetics ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 22/100

Zoned Schools

Elementary Wolf Creek Elementary F GA #633/1,228 Nat'l #26,716/41,679 Middle Renaissance Middle School F GA #301/470 Nat'l #10,474/14,009 High Langston Hughes High School F GA #336/424 Nat'l #15,755/17,239

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 · 1,203,707 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: 12% of renters

---

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

-7.3% since first listed

23 events — show timeline

• 2026-04-16 Price Changed $255,000 GAMLS
• 2026-03-04 Listed $260,000 GAMLS
• 2025-01-13 Listing Removed — GAMLS
• 2024-12-03 Listed $285,000 GAMLS
• 2024-11-06 Listing Removed — GAMLS
• 2024-11-06 Listing Removed — FMLS
• 2024-10-16 Price Changed $285,000 GAMLS
• 2024-10-16 Price Changed $285,000 FMLS
• 2024-09-13 Price Changed $290,000 GAMLS
• 2024-09-13 Price Changed $290,000 FMLS
• 2024-08-15 Listed $295,000 FMLS
• 2024-08-14 Coming Soon — FMLS
• 2024-08-14 Listed $295,000 GAMLS
• 2021-10-29 Sold (MLS) $279,000 GAMLS
• 2021-10-29 Sold (MLS) $279,000 FMLS
• 2021-10-05 Pending — GAMLS
• 2021-09-29 Pending — FMLS
• 2021-09-10 Pending — GAMLS
• 2021-09-09 Pending — GAMLS
• 2021-09-04 Price Changed $287,500 GAMLS
• 2021-09-02 Price Changed $287,500 FMLS
• 2021-08-27 Listed $274,990 GAMLS
• 2021-08-27 Listed $274,990 FMLS