6226 Flat Trace Dr · South Fulton, GA 30291

$214,900

3 bd · 2.5 ba · 1,450 sqft · SingleFamily public records · 84 Days on market

Built 2006 1,559 sqft lot $148/sqft · at area comps Est $225k · at est. $165/mo HOA · 8% of rent

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Why this score? — see what drove the C- 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 +14.1/30.0
• Appreciation +10.0/10.0
• ARV discount +9.5/15.0
• Schools +4.5/10.0
• 1% rule +4.3/10.0
• DSCR +4.3/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover comfortable living in this beautifully maintained 3-bedroom, 2.5-bath townhome located within a gated community. This inviting home offers a functional layout designed for both everyday living and entertaining. The main level features high ceilings and a welcoming family room with a fireplace, creating a warm and relaxing atmosphere. Just off the living area is a dedicated dining space, perfect for hosting dinners or enjoying family meals. The kitchen provides ample cabinet storage, a pantry, eat-in space, and recently updated appliances, making meal preparation both convenient and efficient. Upstairs, all three bedrooms are thoughtfully positioned for privacy, including a spacious primary suite with a walk-in closet and private bath. The laundry room is conveniently located on the upper level, making daily routines easier. Residents enjoy the benefits of gated community living with landscaped surroundings, assigned parking, and neighborhood amenities including a gazebo. The location offers easy access to major highways, shopping centers, restaurants, public transportation, and Atlanta Metro Studios, placing everyday conveniences and entertainment just minutes away. Whether you're looking for your next home or an excellent investment opportunity, this townhome offers the perfect blend of location, comfort, and practicality

Key facts

• Gated community
• Walk-in closet
• Private bath

Tags

• GATED COMMUNITY
• DEDICATED DINING SPACE
• AMPLE CABINET STORAGE
• RECENTLY UPDATED APPLIANCES
• WALK-IN CLOSET
• PRIVATE BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $32 ($388/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 $199k (7.5% below list).
• Recommended offer: $199k (7.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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 C — 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.
• Market conditions: Rents rising (+2.2%/yr); 167 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• At $1,988/mo this rent would consume 50% of the median local household income ($48k/yr) (locally 1778% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $23k of equity ($1k loan paydown + $21k appreciation (10.0% local appreciation)).
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 2.2% rent growth), your $60k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,802 (7.5% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 7% 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. 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.
6. 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.
7. 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: 0.93% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.64%
• DSCR: 1.03
• GRM: 9.0

CMA / ARV

• ARV (median comp): $224,942
• List price: $214,900
• Delta: -4.46%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5890 Avenue Of Redwoods	0.61mi	3/2.0	1,425 (-2%)	3mo	$174,000	$122	64
3980 Shenfield Dr	0.26mi	4/2.5 (+1)	1,414 (-2%)	22mo	$175,000	$124	60
3988 Shenfield Dr	0.26mi	3/2.5	1,602 (+10%)	13mo	$250,000	$156	60

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 · 2.2% rent growth · sell at horizon

5-year hold

• IRR: 24.5%
• Equity multiple: 2.95×
• Total profit: $117,573
• Equity at exit: $193,599

10-year hold

• IRR: 21.5%
• Equity multiple: 6.68×
• Total profit: $341,621
• Equity at exit: $417,503

Cash invested: $60,172 (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 30291

• Home prices YoY: 11.1%
• Rents YoY: 2.2%
• Active inventory: 167
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,988 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$157 /mo · $1,881/yr
• Insurance: −$90
• HOA: −$165
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $32

Break-even live

Break-even rent $1,947

Max offer price $214,900

Occupancy floor 93%

Sensitivity live

Price	-10% $154	-5% $93	+0% $32	+5% $-29	+10% $-89
Rent	-10% $-125	-5% $-46	+0% $32	+5% $111	+10% $189
Rate	-1.0pp $141	-0.5pp $87	base $32	+0.5pp $-23	+1.0pp $-80

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4128 Flat Trl Union City, GA	3.0	2.5	1450	$1,700	$1.17	44d	1	0.05mi
3855 Shenfield Dr Union City, GA	3.0	2.5	1626	$1,895	$1.17	44d	1	0.18mi
6225 Shenfield Ln Union City, GA	3.0	2.5	1821	$2,000	$1.10	44d	1	0.18mi
3859 Shenfield Dr Union City, GA	4.0	2.5	1850	$2,000	$1.08	6d	1	0.18mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,295	$1.28	22d	1	0.19mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,295	$1.28	25d	1	0.19mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,195	$1.22	6d	1	0.19mi
6150 Mallory Rd Atlanta, GA	3.0	2.0	1681	$1,695	$1.01	11d	1	0.20mi
3791 Shenfield Dr Union City, GA	3.0	2.5	1784	$2,086	$1.17	11d	1	0.30mi
6596 Woodwell Dr Union City, GA	3.0	2.5	1804	$2,215	$1.23	13d	1	0.34mi
4312 Smithgall Ct Union City, GA	3.0	2.5	1433	$2,000	$1.40	19d	1	0.39mi
6085 Mallory Rdg #32 Union City, GA	3.0	3.5	1540	$2,300	$1.49	44d	1	0.47mi
3285 Oakley Pl Union City, GA	3.0	2.5	1350	$1,500	$1.11	44d	1	0.52mi
5150 Oakley Commons Blvd Union City, GA	3.0	2.5	1375	$1,675	$1.22	25d	1	0.56mi
6350 Oakley Rd Union City, GA	3.0	2.0–2.5	1472	$1,796	$1.22	2d	4	0.56mi
6425 Oakley Rd Union City, GA	1.0–3.0	1.0–2.0	1037	$1,502	$1.45	5d	18	0.61mi
4483 Flat Shoals Rd Union City, GA	1.0–2.0	1.0–2.5	957	$1,495	$1.56	44d	1	0.72mi
5400 Oakley Commons Blvd Union City, GA	2.0	2.0	1258	$1,257	$1.00	44d	1	0.75mi
4500 Shannon Blvd Unit 7 Union City, GA	3.0	2.5	1503	$1,750	$1.16	5d	1	0.81mi
4701 Flat Shoals Rd Union City, GA	3.0	2.5–3.0	1600	$1,775	$1.11	3d	1	1.01mi
3550 Morning Creek Dr Atlanta, GA	4.0	2.0	1400	$1,730	$1.24	13d	1	1.07mi
4050 Morgan Rd Union City, GA	1.0–3.0	1.0–2.0	988	$1,750	$1.77	6d	21	1.12mi
5825 Vernier Dr Atlanta, GA	3.0	2.0	1346	$1,615	$1.20	21d	1	1.13mi
5825 Vernier Dr Atlanta, GA	3.0	2.0	1346	$1,615	$1.20	44d	1	1.13mi
5825 Vernier Dr Atlanta, GA	3.0	2.0	1346	$1,615	$1.20	6d	1	1.13mi
5825 Vernier Dr Atlanta, GA	3.0	2.0	1346	$1,615	$1.20	25d	1	1.13mi
3457 Sumersbe Ct Atlanta, GA	3.0	2.5	1800	$2,300	$1.28	6d	1	1.15mi
5645 Morning Creek Cir Atlanta, GA	3.0	2.0	1636	$1,565	$0.96	44d	1	1.16mi
3695 Morning Creek Dr Atlanta, GA	3.0	2.0	1491	$2,100	$1.41	44d	1	1.19mi
6770 Buffington Rd Union City, GA	1.0–3.0	1.0–2.0	950	$1,699	$1.79	2d	24	1.33mi
3477 Carriage Chase Rd Atlanta, GA	4.0	3.0	1545	$2,000	$1.29	25d	1	1.34mi
3865 Morning Creek Dr Atlanta, GA	3.0	2.0	1134	$1,675	$1.48	44d	1	1.38mi
3650 Creekview Cir Atlanta, GA	3.0	3.5	1225	$1,689	$1.38	13d	1	1.39mi
3514 Devon Chase Rd Atlanta, GA	3.0	2.0	1540	$1,720	$1.12	44d	1	1.44mi
3715 Clearwater Dr Atlanta, GA	4.0	2.0	1482	$4,400	$2.97	44d	1	1.48mi
5201 Summer Brooke Ct Union City, GA	3.0	2.5	1484	$2,000	$1.35	2d	1	1.49mi
5205 Alexander St Union City, GA	3.0	2.0	1326	$1,681	$1.27	44d	1	1.50mi

HOA detail

• Monthly dues: $165 · $1,980/yr
• Likely covers: securityparking

Listing history 21 events

1. 2026-06-18
   days on market $214,900 Active 84 DOM
2. 2026-06-17
   days on market $214,900 Active 83 DOM
3. 2026-06-16
   days on market $214,900 Active 82 DOM
4. 2026-06-15
   days on market $214,900 Active 81 DOM
5. 2026-06-13
   days on market $214,900 Active 79 DOM
6. 2026-06-09
   days on market $214,900 Active 75 DOM
7. 2026-06-08
   days on market $214,900 Active 74 DOM
8. 2026-06-07
   days on market $214,900 Active 73 DOM
9. 2026-06-04
   days on market $214,900 Active 70 DOM
10. 2026-06-03
    days on market $214,900 Active 69 DOM
11. 2026-06-01
    days on market $214,900 Active 67 DOM
12. 2026-05-31
    days on market $214,900 Active 66 DOM
13. 2026-03-18
    listed $214,900 New 1365-char remark

    Show marketing remark (1365 chars)

    Discover comfortable living in this beautifully maintained 3-bedroom, 2.5-bath townhome located within a gated community. This inviting home offers a functional layout designed for both everyday living and entertaining. The main level features high ceilings and a welcoming family room with a fireplace, creating a warm and relaxing atmosphere. Just off the living area is a dedicated dining space, perfect for hosting dinners or enjoying family meals. The kitchen provides ample cabinet storage, a pantry, eat-in space, and recently updated appliances, making meal preparation both convenient and efficient. Upstairs, all three bedrooms are thoughtfully positioned for privacy, including a spacious primary suite with a walk-in closet and private bath. The laundry room is conveniently located on the upper level, making daily routines easier. Residents enjoy the benefits of gated community living with landscaped surroundings, assigned parking, and neighborhood amenities including a gazebo. The location offers easy access to major highways, shopping centers, restaurants, public transportation, and Atlanta Metro Studios, placing everyday conveniences and entertainment just minutes away. Whether you're looking for your next home or an excellent investment opportunity, this townhome offers the perfect blend of location, comfort, and practicality

14. 2026-03-18
    listed $214,900 Active 1365-char remark

    Show marketing remark (1365 chars)

    Discover comfortable living in this beautifully maintained 3-bedroom, 2.5-bath townhome located within a gated community. This inviting home offers a functional layout designed for both everyday living and entertaining. The main level features high ceilings and a welcoming family room with a fireplace, creating a warm and relaxing atmosphere. Just off the living area is a dedicated dining space, perfect for hosting dinners or enjoying family meals. The kitchen provides ample cabinet storage, a pantry, eat-in space, and recently updated appliances, making meal preparation both convenient and efficient. Upstairs, all three bedrooms are thoughtfully positioned for privacy, including a spacious primary suite with a walk-in closet and private bath. The laundry room is conveniently located on the upper level, making daily routines easier. Residents enjoy the benefits of gated community living with landscaped surroundings, assigned parking, and neighborhood amenities including a gazebo. The location offers easy access to major highways, shopping centers, restaurants, public transportation, and Atlanta Metro Studios, placing everyday conveniences and entertainment just minutes away. Whether you're looking for your next home or an excellent investment opportunity, this townhome offers the perfect blend of location, comfort, and practicality

15. 2026-03-16
    historical
16. 2025-11-06
    price $215,000
17. 2025-10-27
    price $217,000
18. 2025-10-03
    price $220,000
19. 2025-09-16
    listed $229,500 New
20. 2010-12-24
    price $79,900 Reduced
21. 2010-02-12
    price $89,900 Reduced

ⓘ 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: $1,881 · $157/mo
• Projected year-2 tax: $1,977 · $165/mo
• Expected delta: +$96/yr (+$8/mo · 5.1%)

ⓘ 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 ≥104°F today · 19 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: $23,856
• − Mortgage interest: −$12,038
• − Property taxes: −$1,881
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,908
• − Management: −$1,908
• − HOA: −$1,980
• − Depreciation: −$6,252
• Taxable loss: −$3,185
• Est. tax savings @ 24.0%: +$764
• After-tax cash flow: $1,152/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: 25,130
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 25,130
• Household income: $48,184
• Rent vs Own: 61.3% rent · 38.7% own
• Severe rent burden: 1778.0

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% Hispanic / Latino 7% Two or more races 6% White 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 6%

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: ▲ 23.98%
• Current HPI: 239.3471
• Rent YoY: ▲ 2.20%
• 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

+139.0% since first listed

9 events — show timeline

• 2026-03-18 Listed $214,900 FMLS
• 2026-03-18 Listed $214,900 GAMLS
• 2026-03-16 Listing Removed — GAMLS
• 2025-11-06 Price Changed $215,000 GAMLS
• 2025-10-27 Price Changed $217,000 GAMLS
• 2025-10-03 Price Changed $220,000 GAMLS
• 2025-09-16 Listed $229,500 GAMLS
• 2010-12-24 Price Changed $79,900 GAMLS
• 2010-02-12 Price Changed $89,900 GAMLS

Property tax history

+0.9%/yr

Latest (2025): $1,881 · +4.1% YoY. Source: county tax records.