110 Hidden Brook Ct · South Fulton, GA 30349

$209,900

3 bd · 2.0 ba · 1,352 sqft · SingleFamily public records · 34 Days on market

Built 1970 0.26 ac lot $155/sqft · 7% below area Est $226k · 7% under

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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 +14.9/30.0
• ARV discount +10.6/15.0
• Appreciation +10.0/10.0
• DSCR +4.6/10.0
• Schools +4.5/10.0
• 1% rule +4.1/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Location, location, location! This beautifully updated ranch is just minutes from Hartsfield-Jackson Atlanta International Airport and offers exceptional value. Featuring new kitchen cabinets, updated windows, luxury vinyl tile flooring, recessed lighting, stainless steel appliances, and stylishly tiled bathrooms, this 1970s bungalow truly proves that some classics only get better with time. Whether you're a first-time buyer, savvy investor, or a seasoned homeowner looking to downsize to convenient one-level living, this "timeless" home checks all the boxes.

Key facts

• Updated ranch
• Updated windows
• New kitchen cabinets

Tags

• UPDATED RANCH
• NEW KITCHEN CABINETS
• UPDATED WINDOWS
• LUXURY VINYL TILE FLOORING
• RECESSED LIGHTING
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• HOA & community: Near public transport; Near shopping; Other community features

Exterior

• Parking: Driveway; Open parking available
• Utilities: Public water; Public sewer; 220V electric service; Cable available; Electricity available; Phone available
• Home design: One-story home; Brick 4-sided and HardiPlank exterior; Composition roof; Resale property
• Construction: Brick/mortar foundation
• Exterior features: Deck; Other exterior features

Interior

• Kitchen: White cabinets; Eat-in kitchen; Solid surface counters; View to family room; Dishwasher; Electric oven; Range hood; Refrigerator; Garbage disposal
• Bedrooms: 4 main-level bedrooms; Master on main; In-law floorplan
• Flooring: Ceramic tile; Luxury vinyl
• Bathrooms: 2 full bathrooms; Master bath with shower (no tub)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Recessed lighting; Double-pane windows; No common walls; Bonus room; Crawl space foundation
• Laundry & utility: Laundry located in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $61 ($732/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 (8.7% below list).
• Recommended offer: $192k (8.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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 flat; 656 active listings in the ZIP; 39 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).
• 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 $22k 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 + 0.9% rent growth), your $59k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 9 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,650 (8.7% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.91% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.24%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (median comp): $225,605
• List price: $209,900
• Delta: -6.96%
• 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
3420 Leisure Ln	0.15mi	3/2.0	1,388 (+3%)	11mo	$225,000	$162	79
3510 Leisure Ln	0.21mi	3/2.0	1,297 (-4%)	18mo	$205,000	$158	68
6610 Leisure Trl	0.18mi	3/2.0	1,450 (+7%)	19mo	$257,000	$177	64
3400 Flat Shoals Rd	0.33mi	3/2.0	1,238 (-8%)	8mo	$140,000	$113	63
245 Adena Ln W	0.58mi	4/2.0 (+1)	1,348 (-0%)	13mo	$230,000	$171	57
3205 Cadiz Cir	0.53mi	4/2.0 (+1)	1,309 (-3%)	16mo	$217,000	$166	52
3620 Leisure Ln	0.18mi	3/2.0	1,526 (+13%)	22mo	$200,000	$131	52
6470 Cedar Hurst Trl	0.27mi	4/2.5 (+1)	1,150 (-15%)	9mo	$125,000	$109	48
6615 Buckhurst Trl	0.47mi	4/2.0 (+1)	1,485 (+10%)	13mo	$235,000	$158	46
6535 Buckhurst Trl	0.36mi	4/2.0 (+1)	1,550 (+15%)	11mo	$179,000	$115	44
6808 Merrywood Dr	0.63mi	3/2.5	1,510 (+12%)	8mo	$173,500	$115	43
6743 Merrywood Dr	0.60mi	3/2.5	1,510 (+12%)	16mo	$269,000	$178	37

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: 24.5%
• Equity multiple: 2.95×
• Total profit: $114,356
• Equity at exit: $189,095

10-year hold

• IRR: 21.2%
• Equity multiple: 6.56×
• Total profit: $326,547
• Equity at exit: $407,790

Cash invested: $58,772 (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: 656
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,916 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$265 /mo · $3,179/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $61

Break-even live

Break-even rent $1,839

Max offer price $209,900

Occupancy floor 92%

Sensitivity live

Price	-10% $180	-5% $120	+0% $61	+5% $2	+10% $-58
Rent	-10% $-90	-5% $-15	+0% $61	+5% $137	+10% $212
Rate	-1.0pp $167	-0.5pp $114	base $61	+0.5pp $7	+1.0pp $-49

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
325 Pointer Ct Atlanta, GA	3.0	2.0	1474	$1,620	$1.10	6d	1	0.13mi
6440 Connell Rd Atlanta, GA	3.0	2.0	1391	$1,695	$1.22	25d	1	0.22mi
6445 Connell Rd Atlanta, GA	3.0	2.0	1357	$1,856	$1.37	45d	1	0.23mi
3760 Cedar Hurst Way Atlanta, GA	4.0	2.5	1595	$2,150	$1.35	11d	1	0.23mi
2560 Foxlair Trl Atlanta, GA	4.0	2.0	1485	$1,795	$1.21	25d	1	0.25mi
6575 Smoke Ridge Dr Atlanta, GA	4.0	2.0	1808	$1,815	$1.00	45d	1	0.30mi
6500 Connell Rd Atlanta, GA	3.0	2.0	1483	$1,650	$1.11	25d	1	0.32mi
3500 Keels Ln Atlanta, GA	3.0	2.0	1272	$1,755	$1.38	3d	1	0.34mi
3800 Leisure Ln Atlanta, GA	3.0	2.0	1198	$2,350	$1.96	23d	1	0.35mi
6415 El Caudillo Ct Atlanta, GA	3.0	3.0	1498	$2,800	$1.87	5d	1	0.46mi
3240 Devilla Trce South Fulton, GA	4.0	2.0	1616	$1,980	$1.23	45d	1	0.68mi
6770 Buffington Rd Union City, GA	1.0–3.0	1.0–2.0	950	$1,699	$1.79	0d	23	0.75mi
835 Buffington Ct Union City, GA	4.0	2.5	1723	$2,165	$1.26	45d	1	0.83mi
6985 Smoke Ridge Dr Fairburn, GA	4.0	2.0	1054	$1,820	$1.73	0d	1	0.87mi
4050 Morgan Rd Union City, GA	1.0–3.0	1.0–2.0	988	$1,750	$1.77	6d	21	0.96mi
3457 Sumersbe Ct Atlanta, GA	3.0	2.5	1800	$2,300	$1.28	6d	1	1.02mi
6345 Peppermill Ln Atlanta, GA	3.0	2.5	1224	$1,800	$1.47	45d	1	1.03mi
7045 Birling Dr Atlanta, GA	4.0	3.0	1488	$1,765	$1.19	45d	1	1.04mi
6450 Peppermill Ln Atlanta, GA	4.0	2.0	1188	$1,531	$1.29	25d	1	1.06mi
7060 Kimberly Mill Rd Atlanta, GA	3.0	1.0	1056	$1,425	$1.35	6d	1	1.13mi
7060 Kimberly Mill Rd Atlanta, GA	3.0	1.0	1056	$1,425	$1.35	0d	1	1.13mi
7210 Buck Creek Dr Fairburn, GA	3.0	2.0	1140	$1,666	$1.46	0d	1	1.13mi
2820 Greenbower Ct Atlanta, GA	3.0	2.0	1338	$1,730	$1.29	5d	1	1.16mi
3105 Garnet Way Atlanta, GA	3.0	2.0	1470	$1,660	$1.13	14d	1	1.25mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,195	$1.22	6d	1	1.29mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,295	$1.28	23d	1	1.29mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,295	$1.28	25d	1	1.29mi
3859 Shenfield Dr Union City, GA	4.0	2.5	1850	$2,000	$1.08	6d	1	1.30mi
3855 Shenfield Dr Union City, GA	3.0	2.5	1626	$1,895	$1.17	45d	1	1.30mi
6230 Cedar Wood Dr Atlanta, GA	3.0	2.0	1238	$1,694	$1.37	45d	1	1.31mi
6225 Shenfield Ln Union City, GA	3.0	2.5	1821	$1,900	$1.04	0d	1	1.33mi
3206 Pine Tree Trl Unit 15C Atlanta, GA	3.0	2.5	1466	$1,950	$1.33	5d	1	1.34mi
3791 Shenfield Dr Union City, GA	3.0	2.5	1784	$2,086	$1.17	11d	1	1.43mi
4128 Flat Trl Union City, GA	3.0	2.5	1450	$1,700	$1.17	45d	1	1.43mi
6560 Emerald Pointe Cir Atlanta, GA	3.0	2.0	1309	$1,500	$1.15	23d	1	1.46mi
6237 Hickory Lane Cir Union City, GA	4.0	2.5	1420	$2,300	$1.62	25d	1	1.46mi
2865 Spruce Point Rd Atlanta, GA	4.0	2.0	1050	$1,910	$1.82	45d	1	1.47mi
6596 Woodwell Dr Union City, GA	3.0	2.5	1804	$2,215	$1.23	14d	1	1.48mi
855 Old Rocky Rd Atlanta, GA	3.0	2.0	1310	$1,710	$1.31	25d	1	1.49mi

Listing history 43 events

1. 2026-06-15
   days on market $209,900 Active 34 DOM
2. 2026-06-13
   days on market $209,900 Active 32 DOM
3. 2026-06-09
   days on market $209,900 Active 28 DOM
4. 2026-06-08
   days on market $209,900 Active 27 DOM
5. 2026-06-07
   days on market $209,900 Active 26 DOM
6. 2026-06-04
   days on market $209,900 Active 23 DOM
7. 2026-06-03
   days on market $209,900 Active 22 DOM
8. 2026-06-01
   days on market $209,900 Active 20 DOM
9. 2026-05-31
   days on market $209,900 Active 19 DOM
10. 2026-05-12
    listed $209,900 New 574-char remark
11. 2026-05-12
    listed $209,900 Active 574-char remark
12. 2026-04-30
    historical
13. 2026-04-30
    historical
14. 2026-04-09
    price $209,900
15. 2026-04-09
    price $209,900
16. 2026-04-03
    listed $214,900 Active
17. 2026-03-31
    historical
18. 2026-03-31
    historical
19. 2026-01-20
    listed $209,900 Active
20. 2026-01-19
    listed $214,900 New
21. 2026-01-19
    listed $209,900 New
22. 2025-05-12
    soldstatus $204,000 Sold
23. 2025-05-09
    listed $219,900 Active
24. 2025-05-09
    historical $219,900
25. 2025-05-08
    listed $219,900 New
26. 2025-05-07
    soldstatus $204,000 Closed
27. 2025-03-31
    historical
28. 2025-03-31
    historical
29. 2025-03-22
    price $219,900
30. 2025-03-10
    price $219,900
31. 2025-02-13
    price $229,900
32. 2025-02-13
    price $229,900
33. 2025-02-07
    price $234,900
34. 2025-02-07
    price $234,900
35. 2025-01-31
    price $239,000
36. 2025-01-31
    price $239,000
37. 2025-01-18
    price $245,000
38. 2025-01-18
    price $245,000
39. 2025-01-02
    listed $255,000 Active
40. 2025-01-02
    listed $255,000 New
41. 2024-08-23
    soldstatus $107,500
42. 1987-07-10
    soldstatus $54,500
43. 1983-02-16
    soldstatus $45,000

ⓘ 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: $3,179 · $265/mo
• Projected year-2 tax: $3,179 · $265/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 3/10 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: $22,998
• − Mortgage interest: −$11,758
• − Property taxes: −$3,179
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,840
• − Management: −$1,840
• − Depreciation: −$6,106
• Taxable loss: −$2,774
• Est. tax savings @ 24.0%: +$666
• After-tax cash flow: $1,397/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

+366.4% since first listed

34 events — show timeline

• 2026-06-15 Listing Removed — GAMLS
• 2026-05-12 Listed $209,900 GAMLS
• 2026-04-30 Listing Removed — FMLS
• 2026-04-30 Listing Removed — GAMLS
• 2026-04-09 Price Changed $209,900 FMLS
• 2026-04-09 Price Changed $209,900 GAMLS
• 2026-04-03 Listed $214,900 FMLS
• 2026-03-31 Listing Removed — GAMLS
• 2026-03-31 Listing Removed — FMLS
• 2026-01-20 Listed $209,900 FMLS
• 2026-01-19 Listed $209,900 GAMLS
• 2026-01-19 Listed $214,900 GAMLS
• 2025-05-12 Sold (MLS) $204,000 GAMLS
• 2025-05-09 Listed $219,900 FMLS
• 2025-05-09 Coming Soon $219,900 FMLS
• 2025-05-08 Listed $219,900 GAMLS
• 2025-05-07 Sold (MLS) $204,000 FMLS
• 2025-03-31 Listing Removed — GAMLS
• 2025-03-31 Listing Removed — FMLS
• 2025-03-22 Price Changed $219,900 FMLS
• 2025-03-10 Price Changed $219,900 GAMLS
• 2025-02-13 Price Changed $229,900 GAMLS
• 2025-02-13 Price Changed $229,900 FMLS
• 2025-02-07 Price Changed $234,900 GAMLS
• 2025-02-07 Price Changed $234,900 FMLS
• 2025-01-31 Price Changed $239,000 GAMLS
• 2025-01-31 Price Changed $239,000 FMLS
• 2025-01-18 Price Changed $245,000 FMLS
• 2025-01-18 Price Changed $245,000 GAMLS
• 2025-01-02 Listed $255,000 GAMLS
• 2025-01-02 Listed $255,000 FMLS
• 2024-08-23 Sold (Public Records) $107,500 Public Records
• 1987-07-10 Sold (Public Records) $54,500 Public Records
• 1983-02-16 Sold (Public Records) $45,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $3,179 · +35.5% YoY. Source: county tax records.