7404 Blue Jay Way · South Fulton, GA 30291

$319,900

4 bd · 2.5 ba · 2,191 sqft · SingleFamily public records · 19 Days on market

Built 2004 8,076 sqft lot $146/sqft · at area comps Est $329k · at est. $54/mo HOA · 2% of rent

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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
• ARV discount +8.7/15.0
• Cash flow +7.7/30.0
• Schools +4.5/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.8/10.0

Listing remarks MLS

Welcome home to this Beautiful, cozy, and well-maintained residence that feels practically brand new. (Seller willing This home features 4 bedrooms and 2.5 bathrooms with an open-concept floor plan and brand-new LVP hardwood flooring throughout the main level. The spacious great room offers the perfect setting for entertaining family and friends, complete with a gas-starter fireplace for cozy evenings. It opens seamlessly to the kitchen, which showcases granite countertops, a wraparound breakfast bar island, and stainless-steel appliances ideal for morning coffee or casual dining. All bedrooms are conveniently located upstairs. The generous primary suite features elegant vaulted ceilings, while the primary bath includes double vanities, a garden tub, and a separate shower. Each secondary bedroom is bright, spacious, and inviting. Step outside to a huge backyard with a privacy fence perfect for family gatherings and outdoor events. Major updates include a brand-new roof (only 2 years old), new water heater, new toilets, and updated light fixtures. Conveniently located just minutes from shopping and major interstates!

Key facts

• Huge backyard
• Privacy fence
• Granite countertops

Tags

• OPEN-CONCEPT FLOOR PLAN
• GAS-STARTER FIREPLACE
• GRANITE COUNTERTOPS
• STAINLESS-STEEL APPLIANCES
• HUGE BACKYARD
• PRIVACY FENCE

Property features AI

Finance

• Other: Paved road frontage; GPS-friendly directions
• HOA & community: Homeowners association with annual fee; Association fee covers grounds maintenance; Community features include playground, sidewalks, proximity to schools and shopping

Exterior

• Parking: Two-car garage; Driveway parking; Open parking available
• Utilities: Public water; Public sewer; 220 volt electrical service; Cable available; Electricity available; Natural gas available; Phone available
• Home design: Two-story home; Resale property; Slab foundation; Composition roof; Cement siding
• Construction: Built with cement siding; Composition shingle roof; Slab foundation
• Exterior features: Private yard; Rear porch; Exterior lighting; Rain gutters; Wood backyard fencing

Interior

• Kitchen: Breakfast bar; White cabinets; Pantry; Stone counters; Open view to family room; Dishwasher; Gas oven; Gas range; Microwave; Disposal
• Bedrooms: Oversized master bedroom; Four bedrooms on the upper level
• Flooring: Carpet; Hardwood
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with double vanity and separate tub/shower
• Heating & cooling: Central heating (natural gas) with zoned controls; Central electric air conditioning
• Interior features: Crown molding; Entrance foyer; Vaulted ceilings; Walk-in closets; Insulated windows; No common walls; One fireplace with gas starter located in the family room
• Laundry & utility: Laundry room on upper level; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-372 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (20.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (28.0% below list).
• Recommended offer: $230k (28.0% 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: Oakley Elementary School (math 22% / reading 22%, grade F, #810 of 1,228 statewide, top 69%, 712 students, 100% FRL); Bear Creek Middle School (math 17% / reading 26%, grade F, #339 of 470 statewide, top 72%, 1,108 students, 100% FRL); Creekside High School (math 30% / reading 24%, grade F, #160 of 424 statewide, top 38%, 1,768 students, 100% FRL) — zoned schools average 100% FRL vs 41% district-wide (59 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 51% district-wide (-27 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 rising (+2.2%/yr); 174 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $2,302/mo this rent would consume 57% 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 $34k of equity ($2k loan paydown + $32k 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 ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 17y 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,191 (28.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.72% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.99%
• DSCR: 0.78
• GRM: 11.6

CMA / ARV

• ARV (median comp): $328,949
• List price: $319,900
• Delta: -2.75%
• 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
7350 Gossamer St	0.16mi	3/2.5 (-1)	2,166 (-1%)	7mo	$275,000	$127	80
7314 Basalt Dr	0.23mi	4/2.5	2,107 (-4%)	11mo	$325,000	$154	74
7181 Boulder Pass	0.67mi	4/2.5	2,212 (+1%)	2mo	$266,000	$120	65
7344 Toccoa Cir	0.30mi	3/2.0 (-1)	1,946 (-11%)	1mo	$289,000	$149	59
2525 Quincy Loop #98	0.75mi	3/2.5 (-1)	2,249 (+3%)	1mo	$300,000	$133	55
4354 Favored Way	0.71mi	4/2.5	2,033 (-7%)	3mo	$305,000	$150	52
4200 Vinca Way	0.18mi	3/2.0 (-1)	1,870 (-15%)	10mo	$276,000	$148	52
4367 Favored Way	0.68mi	4/2.5	2,104 (-4%)	15mo	$299,999	$143	49
7259 Taloga Ln	0.58mi	3/2.5 (-1)	2,016 (-8%)	7mo	$297,500	$148	48
2525 Quincy Loop	0.75mi	3/2.5 (-1)	2,430 (+11%)	1mo	$300,000	$123	41
6292 Hickory Lane Cir	0.71mi	3/2.5 (-1)	1,980 (-10%)	16mo	$287,900	$145	33
7215 Sanctuary St	0.74mi	3/2.5 (-1)	1,890 (-14%)	18mo	$285,000	$151	23

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: 20.5%
• Equity multiple: 2.66×
• Total profit: $148,697
• Equity at exit: $288,191

10-year hold

• IRR: 18.5%
• Equity multiple: 6.06×
• Total profit: $452,970
• Equity at exit: $621,495

Cash invested: $89,572 (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: 174
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,302 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$326 /mo · $3,911/yr
• Insurance: −$133
• HOA: −$54
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $-372

Break-even live

Break-even rent $2,773

Max offer price $254,127

Occupancy floor —

Sensitivity live

Price	-10% $-191	-5% $-282	+0% $-372	+5% $-463	+10% $-553
Rent	-10% $-554	-5% $-463	+0% $-372	+5% $-281	+10% $-190
Rate	-1.0pp $-211	-0.5pp $-291	base $-372	+0.5pp $-455	+1.0pp $-540

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7286 Madison Cir Union City, GA	3.0	2.0	2608	$2,200	$0.84	46d	1	0.16mi
7297 Basalt Dr Union City, GA	4.0	2.0	2428	$2,336	$0.96	1d	1	0.16mi
769 Lavender Ln Union City, GA	4.0	2.5	2844	$2,503	$0.88	26d	1	0.17mi
7915 Bluefin Trl Union City, GA	3.0	2.0	1514	$1,815	$1.20	23d	1	0.42mi
7723 Fanlight Pl Union City, GA	3.0	2.5	2473	$2,200	$0.89	15d	1	0.48mi
217 Elkhound Ct Union City, GA	3.0	2.0	1485	$1,600	$1.08	7d	1	0.54mi
370 Brannigan Ct Union City, GA	4.0	2.5	2862	$2,615	$0.91	46d	1	0.63mi
6294 Hickory Lane Cir Union City, GA	3.0	2.5	1568	$1,700	$1.08	46d	1	0.70mi
4300 Longleaf Ln Union City, GA	2.0–3.0	2.5	1407	$2,685	$1.91	0d	5	0.73mi
7528 Congregation St Fairburn, GA	3.0	2.5	1600	$2,249	$1.41	5d	1	0.76mi
7190 Flagstone Pl Union City, GA	4.0	2.5	2246	$2,255	$1.00	6d	1	0.76mi
4456 Pinscher St Union City, GA	3.0	2.5	1560	$1,600	$1.03	46d	1	0.77mi
7225 Boulder Pass Union City, GA	4.0	3.5	2436	$2,299	$0.94	23d	1	0.78mi
306 Ashigan St Union City, GA	3.0	2.5	1560	$1,695	$1.09	46d	1	0.80mi
313 Ashigan St Union City, GA	3.0	2.5	1529	$1,775	$1.16	24d	1	0.82mi
6202 Hickory Lane Cir Union City, GA	3.0	2.5	1744	$1,995	$1.14	46d	1	0.82mi
6237 Hickory Lane Cir Union City, GA	4.0	2.5	1420	$2,300	$1.62	26d	1	0.90mi
7817 Rock Rose Ln Fairburn, GA	4.0	2.0	2080	$2,299	$1.11	46d	1	1.15mi
3658 Oakleaf Pass Fairburn, GA	3.0	2.5	1719	$1,950	$1.13	7d	1	1.30mi
3610 Oakleaf Pass Fairburn, GA	4.0	2.5	1935	$2,000	$1.03	7d	1	1.31mi
255 Buffington Dr Union City, GA	3.0	2.0	3000	$1,795	$0.60	46d	1	1.43mi

HOA detail

• Monthly dues: $54 · $648/yr
• Likely covers: watergas

Listing history 29 events

1. 2026-05-05
   listed $319,900 New 1136-char remark

   Show marketing remark (1136 chars)

   Welcome home to this Beautiful, cozy, and well-maintained residence that feels practically brand new. (Seller willing This home features 4 bedrooms and 2.5 bathrooms with an open-concept floor plan and brand-new LVP hardwood flooring throughout the main level. The spacious great room offers the perfect setting for entertaining family and friends, complete with a gas-starter fireplace for cozy evenings. It opens seamlessly to the kitchen, which showcases granite countertops, a wraparound breakfast bar island, and stainless-steel appliances ideal for morning coffee or casual dining. All bedrooms are conveniently located upstairs. The generous primary suite features elegant vaulted ceilings, while the primary bath includes double vanities, a garden tub, and a separate shower. Each secondary bedroom is bright, spacious, and inviting. Step outside to a huge backyard with a privacy fence perfect for family gatherings and outdoor events. Major updates include a brand-new roof (only 2 years old), new water heater, new toilets, and updated light fixtures. Conveniently located just minutes from shopping and major interstates!

2. 2026-05-05
   listed $319,900 Active 1136-char remark

   Show marketing remark (1136 chars)

   Welcome home to this Beautiful, cozy, and well-maintained residence that feels practically brand new. (Seller willing This home features 4 bedrooms and 2.5 bathrooms with an open-concept floor plan and brand-new LVP hardwood flooring throughout the main level. The spacious great room offers the perfect setting for entertaining family and friends, complete with a gas-starter fireplace for cozy evenings. It opens seamlessly to the kitchen, which showcases granite countertops, a wraparound breakfast bar island, and stainless-steel appliances ideal for morning coffee or casual dining. All bedrooms are conveniently located upstairs. The generous primary suite features elegant vaulted ceilings, while the primary bath includes double vanities, a garden tub, and a separate shower. Each secondary bedroom is bright, spacious, and inviting. Step outside to a huge backyard with a privacy fence perfect for family gatherings and outdoor events. Major updates include a brand-new roof (only 2 years old), new water heater, new toilets, and updated light fixtures. Conveniently located just minutes from shopping and major interstates!

3. 2026-04-21
   historical
4. 2026-03-06
   price $324,900
5. 2026-02-06
   listed $329,900 New
6. 2024-02-05
   soldstatus $316,300
7. 2024-02-02
   soldstatus $316,300 Closed
8. 2024-02-02
   soldstatus $316,300 Sold
9. 2024-01-05
   status Under Contract
10. 2024-01-05
    status Pending
11. 2023-12-14
    price $324,900
12. 2023-12-14
    price $324,900
13. 2023-11-09
    price $329,000
14. 2023-11-09
    price $329,000
15. 2023-10-25
    price $329,900
16. 2023-10-25
    price $329,900
17. 2023-10-13
    status Back On Market
18. 2023-10-13
    status Active
19. 2023-09-28
    status Under Contract
20. 2023-09-28
    status Pending
21. 2023-09-27
    price $334,900
22. 2023-09-27
    price $334,900
23. 2023-09-14
    price $344,900
24. 2023-09-14
    price $344,900
25. 2023-08-31
    listed $354,900 Active
26. 2023-08-31
    listed $354,900 New
27. 2023-07-28
    soldstatus $298,000
28. 2009-03-20
    soldstatus $110,000
29. 2009-01-29
    listed $109,900

ⓘ 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: $3,911 · $326/mo
• Projected year-2 tax: $3,911 · $326/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 · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,623
• − Mortgage interest: −$17,919
• − Property taxes: −$3,911
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,210
• − Management: −$2,210
• − HOA: −$648
• − Depreciation: −$9,306
• Taxable loss: −$10,181
• Est. tax savings @ 24.0%: +$2,443
• After-tax cash flow: $-2,024/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): 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

+191.1% since first listed

31 events — show timeline

• 2026-06-01 Pending — GAMLS
• 2026-05-24 Pending — FMLS
• 2026-05-05 Listed $319,900 FMLS
• 2026-05-05 Listed $319,900 GAMLS
• 2026-04-21 Listing Removed — GAMLS
• 2026-03-06 Price Changed $324,900 GAMLS
• 2026-02-06 Listed $329,900 GAMLS
• 2024-02-05 Sold (Public Records) $316,300 Public Records
• 2024-02-02 Sold (MLS) $316,300 GAMLS
• 2024-02-02 Sold (MLS) $316,300 FMLS
• 2024-01-05 Pending — GAMLS
• 2024-01-05 Pending — FMLS
• 2023-12-14 Price Changed $324,900 FMLS
• 2023-12-14 Price Changed $324,900 GAMLS
• 2023-11-09 Price Changed $329,000 FMLS
• 2023-11-09 Price Changed $329,000 GAMLS
• 2023-10-25 Price Changed $329,900 FMLS
• 2023-10-25 Price Changed $329,900 GAMLS
• 2023-10-13 Relisted — GAMLS
• 2023-10-13 Relisted — FMLS
• 2023-09-28 Pending — GAMLS
• 2023-09-28 Pending — FMLS
• 2023-09-27 Price Changed $334,900 FMLS
• 2023-09-27 Price Changed $334,900 GAMLS
• 2023-09-14 Price Changed $344,900 FMLS
• 2023-09-14 Price Changed $344,900 GAMLS
• 2023-08-31 Listed $354,900 GAMLS
• 2023-08-31 Listed $354,900 FMLS
• 2023-07-28 Sold (Public Records) $298,000 Public Records
• 2009-03-20 Sold (MLS) $110,000 FMLS
• 2009-01-29 Listed $109,900 FMLS

Property tax history

+2.8%/yr

Latest (2025): $3,911 · -14.7% YoY. Source: county tax records.