4435 Old Fairburn Rd · South Fulton, GA 30349

$230,000

3 bd · 2.0 ba · 1,664 sqft · SingleFamily public records · 95 Days on market

Built 2002 0.64 ac lot $138/sqft · 18% below area Est $281k · 18% 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 +17.3/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.4/10.0
• 1% rule +4.5/10.0
• Schools +4.5/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this inviting home located in the South Fulton area of Atlanta. This residence offers a comfortable and functional layout designed for everyday living and entertaining. The main living space provides a welcoming atmosphere that flows naturally into the dining and kitchen areas, creating an ideal setting for gatherings and daily routines. The bedrooms offer relaxing retreats, while the outdoor space provides room to enjoy fresh air, gardening, or weekend entertaining. Conveniently situated near shopping, dining, parks, and major roadways, this home provides easy access to downtown Atlanta, Hartsfield-Jackson International Airport, and surrounding communities while maintaining the comfort of a residential setting.

Key facts

• Near dining
• Near shopping
• Near parks

Tags

• OUTDOOR SPACE
• EASY ACCESS TO DOWNTOWN
• NEAR SHOPPING
• NEAR DINING
• NEAR PARKS
• NEAR MAJOR ROADWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/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 $219k (4.6% below list).
• Recommended offer: $209k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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 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; 651 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 39% 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 $25k of equity ($2k loan paydown + $23k 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 $64k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 15y 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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.95% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.12%
• DSCR: 1.14
• GRM: 8.7

CMA / ARV

• ARV (median comp): $280,587
• List price: $230,000
• Delta: -18.03%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 Brookwood Cv	0.59mi	4/3.0 (+1)	1,600 (-4%)	15mo	$279,900	$175	45

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: 25.8%
• Equity multiple: 3.04×
• Total profit: $131,509
• Equity at exit: $207,202

10-year hold

• IRR: 22.2%
• Equity multiple: 6.76×
• Total profit: $370,656
• Equity at exit: $446,839

Cash invested: $64,400 (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: 651
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,195 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$265 /mo · $3,175/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $167

Break-even live

Break-even rent $1,983

Max offer price $230,000

Occupancy floor 87%

Sensitivity live

Price	-10% $298	-5% $233	+0% $167	+5% $102	+10% $37
Rent	-10% $-6	-5% $81	+0% $167	+5% $254	+10% $341
Rate	-1.0pp $283	-0.5pp $226	base $167	+0.5pp $108	+1.0pp $47

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4925 Brookwood Pl Atlanta, GA	3.0	2.0	1248	$1,950	$1.56	6d	1	0.61mi
4959 Wolfcreek Vw Atlanta, GA	3.0	2.0	1230	$1,945	$1.58	25d	1	0.61mi
5051 Larkspur Ln Atlanta, GA	3.0	2.0	1403	$1,885	$1.34	6d	1	0.77mi
4813 Brookwood Pl Atlanta, GA	3.0	2.5	1624	$2,075	$1.28	44d	1	0.83mi
4365 Stonewall Tell Rd Atlanta, GA	3.0	2.0	1460	$1,823	$1.25	44d	1	1.00mi
5163 Rapahoe Trl Atlanta, GA	4.0	2.5	2060	$2,520	$1.22	2d	1	1.01mi
479 Thistle Cv Atlanta, GA	3.0	2.0	1694	$1,785	$1.05	44d	1	1.09mi
520 Dasheill Ln Atlanta, GA	4.0	2.5	2045	$2,410	$1.18	44d	1	1.11mi
4980 Stonewall Tell Rd Atlanta, GA	2.0	2.0	1222	$2,209	$1.81	20d	1	1.13mi
4980 Stonewall Tell Rd Atlanta, GA	2.0	2.0	1222	$2,209	$1.81	22d	1	1.13mi
4980 Stonewall Tell Rd Atlanta, GA	3.0	2.0	1573	$3,612	$2.30	25d	1	1.13mi
385 Yasmine Cv Atlanta, GA	4.0	2.5	2120	$2,495	$1.18	44d	1	1.16mi
4595 Blazing Trl Atlanta, GA	4.0	2.5	2248	$2,650	$1.18	44d	1	1.18mi
5664 Wakehurst Dr Atlanta, GA	3.0	2.5	1835	$2,210	$1.20	44d	1	1.37mi
3643 Uppark Dr Atlanta, GA	3.0	2.5	1704	$2,100	$1.23	2d	1	1.48mi

Listing history 40 events

1. 2026-06-18
   days on market $230,000 Active 95 DOM
2. 2026-06-17
   days on market $230,000 Active 94 DOM
3. 2026-06-16
   days on market $230,000 Active 93 DOM
4. 2026-06-15
   days on market $230,000 Active 92 DOM
5. 2026-06-13
   days on market $230,000 Active 90 DOM
6. 2026-06-09
   days on market $230,000 Active 86 DOM
7. 2026-06-08
   days on market $230,000 Active 85 DOM
8. 2026-06-07
   days on market $230,000 Active 84 DOM
9. 2026-06-04
   days on market $230,000 Active 81 DOM
10. 2026-06-03
    days on market $230,000 Active 80 DOM
11. 2026-06-01
    days on market $230,000 Active 78 DOM
12. 2026-05-31
    days on market $230,000 Active 77 DOM
13. 2026-03-15
    listed $230,000 New 732-char remark

    Show marketing remark (732 chars)

    Welcome to this inviting home located in the South Fulton area of Atlanta. This residence offers a comfortable and functional layout designed for everyday living and entertaining. The main living space provides a welcoming atmosphere that flows naturally into the dining and kitchen areas, creating an ideal setting for gatherings and daily routines. The bedrooms offer relaxing retreats, while the outdoor space provides room to enjoy fresh air, gardening, or weekend entertaining. Conveniently situated near shopping, dining, parks, and major roadways, this home provides easy access to downtown Atlanta, Hartsfield-Jackson International Airport, and surrounding communities while maintaining the comfort of a residential setting.

14. 2026-03-15
    listed $230,000 Active 732-char remark

    Show marketing remark (732 chars)

    Welcome to this inviting home located in the South Fulton area of Atlanta. This residence offers a comfortable and functional layout designed for everyday living and entertaining. The main living space provides a welcoming atmosphere that flows naturally into the dining and kitchen areas, creating an ideal setting for gatherings and daily routines. The bedrooms offer relaxing retreats, while the outdoor space provides room to enjoy fresh air, gardening, or weekend entertaining. Conveniently situated near shopping, dining, parks, and major roadways, this home provides easy access to downtown Atlanta, Hartsfield-Jackson International Airport, and surrounding communities while maintaining the comfort of a residential setting.

15. 2025-09-27
    historical $2,495
16. 2025-09-26
    listed $2,495
17. 2025-09-25
    historical $2,495
18. 2025-09-14
    price $2,495
19. 2025-09-13
    listed $2,740
20. 2017-12-19
    soldstatus $5,114,300
21. 2015-08-27
    price $69,500
22. 2013-12-16
    historical
23. 2013-12-03
    status Under Contract
24. 2013-12-03
    price $89,000
25. 2013-11-14
    soldstatus $68,500
26. 2013-11-04
    status Back On Market
27. 2013-10-23
    soldstatus $69,500 Sold
28. 2013-10-04
    status Under Contract
29. 2013-09-25
    listed $89,000 New
30. 2013-05-07
    soldstatus $74,900
31. 2012-05-01
    historical
32. 2012-04-23
    historical Pending Approval
33. 2012-02-27
    price $40,000 Back On Market
34. 2012-02-27
    status Back On Market
35. 2012-02-08
    historical
36. 2012-01-22
    historical Pending Approval
37. 2011-09-23
    price $30,000 Reduced
38. 2011-06-10
    listed $59,900 New
39. 1982-07-19
    soldstatus $52,300
40. 1982-04-26
    soldstatus $43,500

ⓘ 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: $3,175 · $265/mo
• Projected year-2 tax: $3,175 · $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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 16 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: $26,340
• − Mortgage interest: −$12,884
• − Property taxes: −$3,175
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,107
• − Management: −$2,107
• − Depreciation: −$6,691
• Taxable loss: −$1,775
• Est. tax savings @ 24.0%: +$426
• After-tax cash flow: $2,435/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

+428.7% since first listed

28 events — show timeline

• 2026-03-15 Listed $230,000 FMLS
• 2026-03-15 Listed $230,000 GAMLS
• 2025-09-27 Rental Removed $2,495 ZUMPER1
• 2025-09-26 Listed for Rent $2,495 ZUMPER1
• 2025-09-25 Rental Removed $2,495 RENTLY
• 2025-09-14 Price Changed $2,495 RENTLY
• 2025-09-13 Listed for Rent $2,740 RENTLY
• 2017-12-19 Sold (Public Records) $5,114,300 Public Records
• 2015-08-27 Price Changed $69,500 GAMLS
• 2013-12-16 Listing Removed — GAMLS
• 2013-12-03 Pending — GAMLS
• 2013-12-03 Price Changed $89,000 GAMLS
• 2013-11-14 Sold (Public Records) $68,500 Public Records
• 2013-11-04 Relisted — GAMLS
• 2013-10-23 Sold (MLS) $69,500 GAMLS
• 2013-10-04 Pending — GAMLS
• 2013-09-25 Listed $89,000 GAMLS
• 2013-05-07 Sold (Public Records) $74,900 Public Records
• 2012-05-01 Listing Removed — GAMLS
• 2012-04-23 Contingent — GAMLS
• 2012-02-27 Relisted — GAMLS
• 2012-02-27 Price Changed $40,000 GAMLS
• 2012-02-08 Listing Removed — GAMLS
• 2012-01-22 Contingent — GAMLS
• 2011-09-23 Price Changed $30,000 GAMLS
• 2011-06-10 Listed $59,900 GAMLS
• 1982-07-19 Sold (Public Records) $52,300 Public Records
• 1982-04-26 Sold (Public Records) $43,500 Public Records

Property tax history

+5.7%/yr

Latest (2025): $3,175 · -0.0% YoY. Source: county tax records.