2882 Edgewater St SW · South Fulton, GA 30331

$313,500

3 bd · 2.5 ba · 3,239 sqft · SingleFamily public records · 111 Days on market

Built 2006 9,099 sqft lot $97/sqft · 22% below area Est $400k · 22% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.5/30.0
• Schools +4.5/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• 1% rule +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 4-bedroom, 2.5-bath home in the sought-after Waterford Commons swim/tennis community. This 3,239 sq ft property offers an open and flexible floor plan with multiple living areas, including a large family room with fireplace and an additional upstairs loft perfect for a media room, office, or play space. The oversized primary suite features plenty of natural light. Situated on a level lot with an attached 2-car garage, this home provides excellent potential for renovation or investment. Conveniently located near major interstates, shopping, and dining

Key facts

• Large family room
• Upstairs loft
• Natural light

Tags

• SWIM TENNIS COMMUNITY
• OPEN FLEXIBLE FLOOR PLAN
• MULTIPLE LIVING AREAS
• LARGE FAMILY ROOM
• UPSTAIRS LOFT
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $314k.

Deal economics

• At list price, monthly cash flow is $-396 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (22.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (36.6% below list).
• Recommended offer: $199k (36.6% 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 rising (+2.6%/yr); 483 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 38% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($285k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $46k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $155k; list at $314k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $198,824 (36.6% 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 111 days. Have you received any prior offers? Is the seller open to a 37% 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: 0.63% ✗
• Cap rate: 4.78%
• Cash-on-cash: -5.42%
• DSCR: 0.76
• GRM: 13.1

CMA / ARV

• ARV (median comp): $399,896
• List price: $313,500
• Delta: -21.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2877 Brookford Ln SW	0.09mi	4/2.5 (+1)	3,287 (+2%)	9mo	$375,000	$114	81
2951 Edgewater St	0.20mi	4/2.5 (+1)	3,280 (+1%)	12mo	$380,000	$116	74
3058 Parkland Vw	0.28mi	3/2.5	3,492 (+8%)	3mo	$385,000	$110	72
125 Waterway Ct SW	0.32mi	3/2.5	3,594 (+11%)	6mo	$380,000	$106	62
6317 Selborn Dr SW	0.63mi	4/2.5 (+1)	2,888 (-11%)	10mo	$380,000	$132	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.63% rent growth · sell at horizon

5-year hold

• IRR: -26.0%
• Equity multiple: 0.12×
• Total profit: $-76,863
• Equity at exit: $46,744

10-year hold

• IRR: -23.9%
• Equity multiple: -0.17×
• Total profit: $-102,802
• Equity at exit: $27,106

Cash invested: $87,780 (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 30331

• Home prices YoY: -34.2%
• Rents YoY: 2.6%
• Active inventory: 483
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $1,988 medium
• Mortgage (P&I): −$1,644
• Tax from tax record: −$192 /mo · $2,307/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $-396

Break-even live

Break-even rent $2,490

Max offer price $243,514

Occupancy floor —

Sensitivity live

Price	-10% $-219	-5% $-307	+0% $-396	+5% $-485	+10% $-574
Rent	-10% $-553	-5% $-475	+0% $-396	+5% $-318	+10% $-239
Rate	-1.0pp $-238	-0.5pp $-316	base $-396	+0.5pp $-477	+1.0pp $-560

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: $78,375
• Closing costs: $9,405
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2894 Edgewater St SW Atlanta, GA	3.0	2.5	3239	$2,495	$0.77	22d	1	0.03mi

Listing history 25 events

1. 2026-06-18
   days on market $313,500 Active 111 DOM
2. 2026-06-17
   days on market $313,500 Active 110 DOM
3. 2026-06-16
   days on market $313,500 Active 109 DOM
4. 2026-06-15
   days on market $313,500 Active 108 DOM
5. 2026-06-13
   days on market $313,500 Active 106 DOM
6. 2026-06-09
   days on market $313,500 Active 102 DOM
7. 2026-06-08
   days on market $313,500 Active 101 DOM
8. 2026-06-07
   days on market $313,500 Active 100 DOM
9. 2026-06-04
   days on market $313,500 Active 97 DOM
10. 2026-06-03
    days on market $313,500 Active 96 DOM
11. 2026-06-01
    days on market $313,500 Active 94 DOM
12. 2026-05-31
    days on market $313,500 Active 93 DOM
13. 2026-04-27
    price $330,000 565-char remark

    Show marketing remark (565 chars)

    Spacious 4-bedroom, 2.5-bath home in the sought-after Waterford Commons swim/tennis community. This 3,239 sq ft property offers an open and flexible floor plan with multiple living areas, including a large family room with fireplace and an additional upstairs loft perfect for a media room, office, or play space. The oversized primary suite features plenty of natural light. Situated on a level lot with an attached 2-car garage, this home provides excellent potential for renovation or investment. Conveniently located near major interstates, shopping, and dining

14. 2026-04-27
    price $330,000 565-char remark

    Show marketing remark (565 chars)

    Spacious 4-bedroom, 2.5-bath home in the sought-after Waterford Commons swim/tennis community. This 3,239 sq ft property offers an open and flexible floor plan with multiple living areas, including a large family room with fireplace and an additional upstairs loft perfect for a media room, office, or play space. The oversized primary suite features plenty of natural light. Situated on a level lot with an attached 2-car garage, this home provides excellent potential for renovation or investment. Conveniently located near major interstates, shopping, and dining

15. 2026-03-26
    price $341,000 565-char remark

    Show marketing remark (565 chars)

    Spacious 4-bedroom, 2.5-bath home in the sought-after Waterford Commons swim/tennis community. This 3,239 sq ft property offers an open and flexible floor plan with multiple living areas, including a large family room with fireplace and an additional upstairs loft perfect for a media room, office, or play space. The oversized primary suite features plenty of natural light. Situated on a level lot with an attached 2-car garage, this home provides excellent potential for renovation or investment. Conveniently located near major interstates, shopping, and dining

16. 2026-03-26
    price $341,000 565-char remark

    Show marketing remark (565 chars)

    Spacious 4-bedroom, 2.5-bath home in the sought-after Waterford Commons swim/tennis community. This 3,239 sq ft property offers an open and flexible floor plan with multiple living areas, including a large family room with fireplace and an additional upstairs loft perfect for a media room, office, or play space. The oversized primary suite features plenty of natural light. Situated on a level lot with an attached 2-car garage, this home provides excellent potential for renovation or investment. Conveniently located near major interstates, shopping, and dining

17. 2026-02-25
    listed $359,000 New 565-char remark

    Show marketing remark (565 chars)

    Spacious 4-bedroom, 2.5-bath home in the sought-after Waterford Commons swim/tennis community. This 3,239 sq ft property offers an open and flexible floor plan with multiple living areas, including a large family room with fireplace and an additional upstairs loft perfect for a media room, office, or play space. The oversized primary suite features plenty of natural light. Situated on a level lot with an attached 2-car garage, this home provides excellent potential for renovation or investment. Conveniently located near major interstates, shopping, and dining

18. 2026-02-25
    listed $359,000 Active 565-char remark

    Show marketing remark (565 chars)

    Spacious 4-bedroom, 2.5-bath home in the sought-after Waterford Commons swim/tennis community. This 3,239 sq ft property offers an open and flexible floor plan with multiple living areas, including a large family room with fireplace and an additional upstairs loft perfect for a media room, office, or play space. The oversized primary suite features plenty of natural light. Situated on a level lot with an attached 2-car garage, this home provides excellent potential for renovation or investment. Conveniently located near major interstates, shopping, and dining

19. 2013-06-29
    price $155,000
20. 2013-06-14
    historical
21. 2013-05-14
    soldstatus $155,000
22. 2013-04-26
    soldstatus $155,000 Sold
23. 2013-02-18
    status Under Contract
24. 2013-02-15
    price $159,900
25. 2013-02-09
    listed $159,900 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: $2,307 · $192/mo
• Projected year-2 tax: $2,884 · $240/mo
• Expected delta: +$577/yr (+$48/mo · 25.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,859
• − Mortgage interest: −$17,561
• − Property taxes: −$2,307
• − Insurance: −$1,568
• − Repairs & maintenance: −$1,909
• − Management: −$1,909
• − Depreciation: −$9,120
• Taxable loss: −$10,514
• Est. tax savings @ 24.0%: +$2,523
• After-tax cash flow: $-2,231/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): 62,567
• Household income: $62,623
• Rent vs Own: 46.8% rent · 53.2% own
• Severe rent burden: 3748.0

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 (94%)
• Race & ethnicity: Black 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Hispanic 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 1% 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: ▼ -106.38%
• Current HPI: 204.5402
• Rent YoY: ▲ 2.63%
• 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

+106.4% since first listed

13 events — show timeline

• 2026-04-27 Price Changed $330,000 GAMLS
• 2026-04-27 Price Changed $330,000 FMLS
• 2026-03-26 Price Changed $341,000 GAMLS
• 2026-03-26 Price Changed $341,000 FMLS
• 2026-02-25 Listed $359,000 FMLS
• 2026-02-25 Listed $359,000 GAMLS
• 2013-06-29 Price Changed $155,000 GAMLS
• 2013-06-14 Listing Removed — GAMLS
• 2013-05-14 Sold (Public Records) $155,000 Public Records
• 2013-04-26 Sold (MLS) $155,000 GAMLS
• 2013-02-18 Pending — GAMLS
• 2013-02-15 Price Changed $159,900 GAMLS
• 2013-02-09 Listed $159,900 GAMLS

Property tax history

+1.5%/yr

Latest (2025): $2,307 · +3.8% YoY. Source: county tax records.