6022 Centennial Run · South Fulton, GA 30349

$250,000

3 bd · 2.5 ba · 1,712 sqft · Townhouse public records · 241 Days on market

Built 2006 $146/sqft · at area comps Est $245k · at est.

---

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).

• Appreciation +10.0/10.0
• Cash flow +9.1/30.0
• ARV discount +6.6/15.0
• Schools +4.5/10.0
• Rent growth +2.7/5.0
• 1% rule +2.6/10.0
• DSCR +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Look no further! The perfect home for a first time home buyer or anyone looking to have fast access to Atlanta's airport! This home is nestled in a gated community with a newly renovated kitchen and a spacious owners suite.

Key facts

• Gated community
• Garage
• Built 2006

Tags

• GATED COMMUNITY
• NEWLY RENOVATED KITCHEN
• SPACIOUS OWNERS SUITE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $250k.

Deal economics

• At list price, monthly cash flow is $-191 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (13.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (23.7% below list).
• Recommended offer: $191k (23.7% 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.
• Market conditions: Rents flat; 656 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 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 $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 241 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 14y 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.
• Current owner paid $210k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $190,831 (23.7% 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 241 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.76% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.28%
• DSCR: 0.85
• GRM: 10.9

CMA / ARV

• ARV (median comp): $245,207
• List price: $250,000
• Delta: 1.95%
• 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
6159 Centennial Run	0.15mi	3/2.5	1,810 (+6%)	1mo	$269,900	$149	83
6087 Centennial Run	0.05mi	3/2.5	1,736 (+1%)	21mo	$230,000	$132	78
6179 Centennial Run	0.17mi	3/2.5	1,810 (+6%)	13mo	$255,000	$141	72
2555 Flat Shoals Rd #1607	0.11mi	2/2.5 (-1)	1,823 (+6%)	23mo	$229,900	$126	60
2555 Flat Shoals Rd #2403	0.23mi	3/2.5	1,590 (-7%)	23mo	$240,000	$151	58
2555 Flat Shoals Rd #3105	0.17mi	3/2.5	1,550 (-10%)	23mo	$250,000	$161	57
3473 Shoal Oak Ct	0.48mi	3/2.5	1,507 (-12%)	11mo	$257,000	$171	48
6001 Oak Bend Ct	0.40mi	3/2.5	1,456 (-15%)	11mo	$240,000	$165	47
6021 Oak Bend Ct	0.40mi	3/2.5	1,539 (-10%)	22mo	$261,000	$170	46
6000 Oak Bend Ct	0.43mi	3/2.5	1,504 (-12%)	22mo	$260,000	$173	41
2183 Olmadison Vw	0.73mi	3/2.5	1,776 (+4%)	23mo	$230,000	$130	41
6106 Oak Bend Ct	0.51mi	3/2.5	1,513 (-12%)	22mo	$265,000	$175	39

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: 21.3%
• Equity multiple: 2.72×
• Total profit: $120,121
• Equity at exit: $225,220

10-year hold

• IRR: 18.9%
• Equity multiple: 6.09×
• Total profit: $356,155
• Equity at exit: $485,695

Cash invested: $70,000 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,908 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$284 /mo · $3,405/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $-191

Break-even live

Break-even rent $2,151

Max offer price $216,192

Occupancy floor —

Sensitivity live

Price	-10% $-50	-5% $-121	+0% $-191	+5% $-262	+10% $-333
Rent	-10% $-342	-5% $-267	+0% $-191	+5% $-116	+10% $-41
Rate	-1.0pp $-65	-0.5pp $-128	base $-191	+0.5pp $-256	+1.0pp $-322

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2555 Flat Shoals Rd #404 College Park, GA	3.0	2.5	1408	$1,700	$1.21	25d	1	0.14mi
2555 Flat Shoals Rd #401 Atlanta, GA	3.0	2.5	1550	$2,050	$1.32	44d	1	0.15mi
2555 Flat Shoals Rd #3005 Atlanta, GA	3.0	2.5	1724	$1,850	$1.07	6d	1	0.18mi
320 Emerald Green Ct Atlanta, GA	3.0	2.0	1575	$2,050	$1.30	44d	1	0.22mi
6090 Emerald Pointe Cir Atlanta, GA	3.0	2.0	1200	$1,875	$1.56	19d	1	0.23mi
6056 Carriage Ct Atlanta, GA	3.0	2.0	1400	$1,599	$1.14	6d	1	0.25mi
6120 Hemperly Rd Atlanta, GA	4.0	2.5	1770	$2,100	$1.19	25d	1	0.30mi
6120 Hemperly Rd Atlanta, GA	4.0	2.5	1770	$2,100	$1.19	4d	1	0.30mi
6560 Emerald Pointe Cir Atlanta, GA	3.0	2.0	1309	$1,500	$1.15	23d	1	0.40mi
6278 Rockaway Rd Atlanta, GA	3.0	2.5	1524	$2,000	$1.31	44d	1	0.41mi
6027 Oak Bend Ct Riverdale, GA	3.0	2.5	1530	$2,070	$1.35	6d	1	0.43mi
855 Old Rocky Rd Atlanta, GA	3.0	2.0	1310	$1,710	$1.31	25d	1	0.46mi
6048 Oak Bend Ct Riverdale, GA	3.0	2.5	1500	$1,750	$1.17	23d	1	0.47mi
6078 Oak Bend Ct Riverdale, GA	3.0	2.5	1622	$1,800	$1.11	25d	1	0.50mi
2592 Rocky Ct Atlanta, GA	2.0	2.5	1424	$2,000	$1.40	44d	1	0.53mi
2865 Spruce Point Rd Atlanta, GA	4.0	2.0	1050	$1,910	$1.82	44d	1	0.55mi
2667 Rocky Ct Atlanta, GA	3.0	2.5	1432	$2,200	$1.54	44d	1	0.55mi
2250 Sandgate Cir Atlanta, GA	4.0	3.0	1916	$2,100	$1.10	16d	1	0.67mi
5690 Hampton Ct Atlanta, GA	2.0	3.0	1184	$1,495	$1.26	44d	1	0.68mi
3105 Garnet Way Atlanta, GA	3.0	2.0	1470	$1,660	$1.13	13d	1	0.69mi
6368 Olmadison Pl Atlanta, GA	3.0	2.5	1428	$1,656	$1.16	12d	1	0.74mi
6370 Olmadison Pl Atlanta, GA	3.0	2.5	1440	$1,795	$1.25	44d	1	0.74mi
6230 Cedar Wood Dr Atlanta, GA	3.0	2.0	1238	$1,694	$1.37	44d	1	0.75mi
5460 Hampton Ct Atlanta, GA	2.0	3.5	1554	$1,500	$0.97	44d	1	0.77mi
2184 Olmadison Vw Atlanta, GA	2.0	2.0	1236	$1,985	$1.61	19d	1	0.79mi
6345 Peppermill Ln Atlanta, GA	3.0	2.5	1224	$1,800	$1.47	44d	1	0.83mi
2500 Pleasant Hill Rd Atlanta, GA	2.0–3.0	1.5–2.5	1405	$1,449	$1.03	25d	2	0.87mi
2285 Bigwood Trl Atlanta, GA	3.0	2.5	1580	$1,740	$1.10	2d	1	0.88mi
2373 Bigwood Trl Atlanta, GA	3.0	2.5	1566	$1,845	$1.18	25d	1	0.89mi
2310 Bigwood Trl Atlanta, GA	3.0	2.5	1580	$2,600	$1.65	25d	1	0.89mi
6450 Peppermill Ln Atlanta, GA	4.0	2.0	1188	$1,531	$1.29	25d	1	0.90mi
6165 Radford Dr Riverdale, GA	3.0	2.0	1232	$1,750	$1.42	23d	1	0.93mi
6165 Radford Dr Riverdale, GA	3.0	2.0	1232	$1,695	$1.38	6d	1	0.93mi
6165 Radford Dr Riverdale, GA	3.0	2.0	1232	$1,799	$1.46	44d	1	0.93mi
6165 Radford Dr Riverdale, GA	3.0	2.0	1232	$1,799	$1.46	25d	1	0.93mi
336 Rocky Springs Ct Atlanta, GA	4.0	2.0	1900	$1,450	$0.76	25d	1	0.97mi
5866 Summerglen Ln Atlanta, GA	3.0	2.0	1400	$1,450	$1.04	44d	1	1.06mi
5410 Twin Lakes Dr Atlanta, GA	3.0	2.0	1277	$2,040	$1.60	44d	1	1.07mi
5335 Willow Park Blvd Atlanta, GA	4.0	2.5	1716	$2,000	$1.17	44d	1	1.07mi
2014 Radford Ct Riverdale, GA	3.0	1.5	1190	$1,665	$1.40	44d	1	1.08mi

Listing history 41 events

1. 2026-06-21
   days on market $250,000 Active 241 DOM
2. 2026-06-18
   days on market $250,000 Active 238 DOM
3. 2026-06-17
   days on market $250,000 Active 237 DOM
4. 2026-06-16
   days on market $250,000 Active 236 DOM
5. 2026-06-15
   days on market $250,000 Active 235 DOM
6. 2026-06-13
   days on market $250,000 Active 233 DOM
7. 2026-06-09
   days on market $250,000 Active 229 DOM
8. 2026-06-08
   days on market $250,000 Active 228 DOM
9. 2026-06-07
   days on market $250,000 Active 227 DOM
10. 2026-06-04
    days on market $250,000 Active 224 DOM
11. 2026-06-03
    days on market $250,000 Active 223 DOM
12. 2026-06-01
    days on market $250,000 Active 221 DOM
13. 2026-05-31
    days on market $250,000 Active 220 DOM
14. 2026-04-06
    status Back On Market 223-char remark

    Show marketing remark (223 chars)

    Look no further! The perfect home for a first time home buyer or anyone looking to have fast access to Atlanta's airport! This home is nestled in a gated community with a newly renovated kitchen and a spacious owners suite.

15. 2026-04-01
    historical 223-char remark

    Show marketing remark (223 chars)

    Look no further! The perfect home for a first time home buyer or anyone looking to have fast access to Atlanta's airport! This home is nestled in a gated community with a newly renovated kitchen and a spacious owners suite.

16. 2026-02-01
    status Back On Market 223-char remark

    Show marketing remark (223 chars)

    Look no further! The perfect home for a first time home buyer or anyone looking to have fast access to Atlanta's airport! This home is nestled in a gated community with a newly renovated kitchen and a spacious owners suite.

17. 2026-01-31
    historical 223-char remark

    Show marketing remark (223 chars)

    Look no further! The perfect home for a first time home buyer or anyone looking to have fast access to Atlanta's airport! This home is nestled in a gated community with a newly renovated kitchen and a spacious owners suite.

18. 2025-10-17
    listed $250,000 New 223-char remark

    Show marketing remark (223 chars)

    Look no further! The perfect home for a first time home buyer or anyone looking to have fast access to Atlanta's airport! This home is nestled in a gated community with a newly renovated kitchen and a spacious owners suite.

19. 2025-08-01
    historical
20. 2025-04-01
    status Price Change
21. 2025-04-01
    price $254,662
22. 2025-03-31
    historical
23. 2025-03-04
    price $259,662
24. 2025-01-01
    listed $264,662 New
25. 2022-04-04
    soldstatus $210,000
26. 2022-04-01
    soldstatus $210,000 Closed
27. 2022-04-01
    soldstatus $210,000 Sold
28. 2022-03-07
    status Pending
29. 2022-03-07
    status Under Contract
30. 2022-03-03
    listed $205,000 Active
31. 2022-03-03
    listed $205,000 New
32. 2017-02-09
    price $42,500
33. 2012-12-10
    soldstatus $45,000
34. 2012-11-09
    historical
35. 2012-11-09
    price $45,000
36. 2012-11-05
    soldstatus $45,000 Sold
37. 2012-10-15
    price $42,500
38. 2012-08-30
    price $49,900
39. 2012-08-29
    status Back On Market
40. 2012-05-17
    historical
41. 2012-03-26
    listed $57,500 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: $3,405 · $284/mo
• Projected year-2 tax: $3,405 · $284/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 ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $22,900
• − Mortgage interest: −$14,004
• − Property taxes: −$3,405
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,832
• − Management: −$1,832
• − Depreciation: −$7,273
• Taxable loss: −$6,696
• Est. tax savings @ 24.0%: +$1,607
• After-tax cash flow: $-690/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

+334.8% since first listed

28 events — show timeline

• 2026-04-06 Relisted — GAMLS
• 2026-04-01 Listing Removed — GAMLS
• 2026-02-01 Relisted — GAMLS
• 2026-01-31 Listing Removed — GAMLS
• 2025-10-17 Listed $250,000 GAMLS
• 2025-08-01 Listing Removed — GAMLS
• 2025-04-01 Relisted — GAMLS
• 2025-04-01 Price Changed $254,662 GAMLS
• 2025-03-31 Listing Removed — GAMLS
• 2025-03-04 Price Changed $259,662 GAMLS
• 2025-01-01 Listed $264,662 GAMLS
• 2022-04-04 Sold (Public Records) $210,000 Public Records
• 2022-04-01 Sold (MLS) $210,000 GAMLS
• 2022-04-01 Sold (MLS) $210,000 FMLS
• 2022-03-07 Pending — FMLS
• 2022-03-07 Pending — GAMLS
• 2022-03-03 Listed $205,000 GAMLS
• 2022-03-03 Listed $205,000 FMLS
• 2017-02-09 Price Changed $42,500 GAMLS
• 2012-12-10 Sold (Public Records) $45,000 Public Records
• 2012-11-09 Listing Removed — GAMLS
• 2012-11-09 Price Changed $45,000 GAMLS
• 2012-11-05 Sold (MLS) $45,000 GAMLS
• 2012-10-15 Price Changed $42,500 GAMLS
• 2012-08-30 Price Changed $49,900 GAMLS
• 2012-08-29 Relisted — GAMLS
• 2012-05-17 Listing Removed — GAMLS
• 2012-03-26 Listed $57,500 GAMLS

Property tax history

+3.9%/yr

Latest (2025): $3,405 · -13.3% YoY. Source: county tax records.