4178 Winston Cir · South Fulton, GA 30349

$279,000

4 bd · 2.5 ba · 2,142 sqft · SingleFamily public records · 25 Days on market

Built 2005 5,227 sqft lot Est $302k · 8% under $27/mo HOA · 1% 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).

• ARV discount +10.9/15.0
• Appreciation +10.0/10.0
• Cash flow +8.0/30.0
• Schools +4.5/10.0
• Rent growth +2.7/5.0
• 1% rule +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0

Listing remarks MLS

Experience 4178 Winston Cir, a residence thoughtfully designed for everyday comfort with a welcoming fireplace. The kitchen features an accent backsplash and all stainless steel appliances. The primary bedroom includes a walk in closet, while the primary bathroom is equipped with double sinks and a separate tub and shower. An exterior deck complements the fully fenced in backyard. Recent partial flooring replacement enhances the interior spaces. This updated property blends comfort and style perfectly.. Included 100-Day Home Warranty with buyer activation

Key facts

• Double sinks
• Exterior deck
• Walk in closet

Tags

• FIREPLACE
• ACCENT BACKSPLASH
• WALK IN CLOSET
• DOUBLE SINKS
• SEPARATE TUB AND SHOWER
• EXTERIOR DECK

Property features AI

Finance

• Other: Property located in Fulton County
• HOA & community: Annual association fee of $325; Community has an association

Exterior

• Parking: Attached garage with 2 spaces; Driveway; Open parking available
• Utilities: Public water; Public sewer; 110-volt electric; Electricity available; Natural gas available; Sewer available
• Home design: Two-story property; Resale condition
• Construction: Composition roof; Slab foundation; Built with vinyl siding
• Exterior features: Vinyl siding; Wood backyard fence; Other exterior features; Paved road access

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Pantry; Other surface counters
• Bedrooms: Four bedrooms located on the upper level
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: Two full bathrooms; Master bathroom with double vanity and separate tub and shower
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Two gas-started fireplaces (family room and master bedroom); No shared/common walls; Other interior features
• Laundry & utility: Upper-level laundry room; Other laundry features

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $-285 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (14.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (24.2% below list).
• Recommended offer: $211k (24.2% 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: Feldwood Elementary School (math 15% / reading 34%, grade F, #751 of 1,228 statewide, top 61%, 688 students, 100% FRL); Mcnair Middle School (math 8% / reading 12%, grade F, #433 of 470 statewide, top 93%, 888 students, 100% FRL); Banneker High School (math 24% / reading 75%, grade D+, #28 of 424 statewide, top 7%, 1,610 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 28% at this address vs 51% district-wide (-23 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 flat; 655 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 38% 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 $30k of equity ($2k loan paydown + $28k 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 ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($275k) is reasonable based on typical stale-listing flexibility.
• 13 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 $238k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $211,369 (24.2% 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: 0.76% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.38%
• DSCR: 0.81
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $302,022
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
355 Marriott Dr	0.07mi	4/2.5	2,114 (-1%)	16mo	$305,000	$144	81
4271 Winston Cir	0.22mi	4/2.5	2,142 (0%)	14mo	$319,000	$149	78
4360 Melanie Dr	0.33mi	3/2.0 (-1)	2,127 (-1%)	7mo	$191,070	$90	71
4113 Alveston Dr	0.37mi	3/2.5 (-1)	2,107 (-2%)	7mo	$271,000	$129	69
3798 Makeover Ct	0.57mi	4/2.0	2,190 (+2%)	1mo	$308,000	$141	67
4157 Alveston Dr	0.29mi	4/2.5	2,226 (+4%)	16mo	$305,000	$137	67
550 Offaly Ln	0.28mi	4/2.5	2,394 (+12%)	7mo	$309,000	$129	62
785 Eclipse Way	0.20mi	4/2.5	2,324 (+8%)	20mo	$265,000	$114	60
947 Lilfield Ln	0.49mi	4/2.0	2,117 (-1%)	23mo	$330,000	$156	54
3761 Makeover Ct	0.64mi	4/2.0	1,956 (-9%)	6mo	$310,000	$158	49
5467 Keyhaven Pl	0.27mi	4/2.0	1,860 (-13%)	23mo	$295,000	$159	44

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: 20.6%
• Equity multiple: 2.66×
• Total profit: $129,557
• Equity at exit: $251,345

10-year hold

• IRR: 18.3%
• Equity multiple: 5.97×
• Total profit: $387,944
• Equity at exit: $542,036

Cash invested: $78,120 (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: 655
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,114 high
• Mortgage (P&I): −$1,463
• Tax est. 1.5%: −$349 /mo · $4,185/yr
• Insurance: −$116
• HOA: −$27
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-285

Break-even live

Break-even rent $2,475

Max offer price $237,719

Occupancy floor —

Sensitivity live

Price	-10% $-92	-5% $-189	+0% $-285	+5% $-382	+10% $-478
Rent	-10% $-452	-5% $-369	+0% $-285	+5% $-202	+10% $-118
Rate	-1.0pp $-145	-0.5pp $-214	base $-285	+0.5pp $-358	+1.0pp $-431

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4040 Alveston Dr Atlanta, GA	4.0	2.5	2440	$2,500	$1.02	20d	1	0.43mi
5612 Feldwood Rd Atlanta, GA	3.0	2.5	2100	$1,895	$0.90	7d	1	0.52mi
5645 Morning Creek Cir Atlanta, GA	3.0	2.0	1636	$1,565	$0.96	45d	1	0.55mi
3695 Morning Creek Dr Atlanta, GA	3.0	2.0	1491	$2,100	$1.41	45d	1	0.71mi
3550 Morning Creek Dr Atlanta, GA	4.0	2.0	1400	$1,730	$1.24	14d	1	0.72mi
5100 Welcome All Rd SW Atlanta, GA	1.0–3.0	1.0–2.5	1057	$1,600	$1.51	7d	5	0.86mi
3715 Clearwater Dr Atlanta, GA	4.0	2.0	1482	$4,400	$2.97	45d	1	0.92mi
6150 Mallory Rd Atlanta, GA	3.0	2.0	1681	$1,695	$1.01	13d	1	0.93mi
4312 Smithgall Ct Union City, GA	3.0	2.5	1433	$2,000	$1.40	20d	1	1.02mi
3605 Tate Rd Atlanta, GA	5.0	3.0	2000	$2,245	$1.12	26d	1	1.05mi
6085 Mallory Rdg #32 Union City, GA	3.0	3.5	1540	$2,300	$1.49	45d	1	1.10mi
6225 Shenfield Ln Union City, GA	3.0	2.5	1821	$1,900	$1.04	0d	1	1.11mi
3524 Devon Chase Rd Atlanta, GA	3.0	2.5	1974	$1,840	$0.93	26d	1	1.11mi
4128 Flat Trl Union City, GA	3.0	2.5	1450	$1,700	$1.17	45d	1	1.11mi
3550 Devon Chase Rd Atlanta, GA	4.0	3.0	2274	$2,200	$0.97	26d	1	1.12mi
5885 Sable Chase Ln Atlanta, GA	3.0	3.5	2160	$2,100	$0.97	22d	1	1.13mi
3022 Sable Run Rd Atlanta, GA	3.0	2.5	1748	$1,955	$1.12	5d	1	1.15mi
3514 Devon Chase Rd Atlanta, GA	3.0	2.0	1540	$1,720	$1.12	45d	1	1.16mi
3477 Carriage Chase Rd Atlanta, GA	4.0	3.0	1545	$2,000	$1.29	26d	1	1.16mi
3511 Devon Chase Rd Atlanta, GA	4.0	2.5	2428	$2,005	$0.83	45d	1	1.17mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,295	$1.28	26d	1	1.18mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,295	$1.28	24d	1	1.18mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,195	$1.22	7d	1	1.18mi
3016 Sable Run Rd Atlanta, GA	4.0	2.5	2496	$2,325	$0.93	26d	1	1.18mi
3094 Sable Run Rd Atlanta, GA	4.0	3.0	2000	$1,490	$0.74	5d	1	1.20mi
3027 Sable Run Rd Atlanta, GA	3.0	3.0	1808	$2,080	$1.15	45d	1	1.21mi
3509 Augusta St Atlanta, GA	3.0	2.5	1588	$2,006	$1.26	45d	1	1.23mi
3859 Shenfield Dr Union City, GA	4.0	2.5	1850	$2,000	$1.08	7d	1	1.23mi
3855 Shenfield Dr Union City, GA	3.0	2.5	1626	$1,895	$1.17	45d	1	1.23mi
5544 Bluegrass Dr Atlanta, GA	4.0	2.5	2080	$2,173	$1.04	22d	1	1.26mi
3791 Shenfield Dr Union City, GA	3.0	2.5	1784	$2,086	$1.17	12d	1	1.39mi
4659 Shannon Ct Union City, GA	3.0	2.5	2030	$1,945	$0.96	45d	1	1.40mi
5480 Sierra Trl Atlanta, GA	3.0	2.5	1400	$1,845	$1.32	45d	1	1.41mi
6596 Woodwell Dr Union City, GA	3.0	2.5	1804	$2,215	$1.23	14d	1	1.41mi
3457 Sumersbe Ct Atlanta, GA	3.0	2.5	1800	$2,300	$1.28	7d	1	1.45mi
3364 Estes Dr Atlanta, GA	3.0	2.5	1736	$1,889	$1.09	18d	1	1.47mi
4701 Flat Shoals Rd Union City, GA	3.0	2.5–3.0	1600	$1,775	$1.11	4d	1	1.48mi
5601 Sable Way Atlanta, GA	4.0	2.5	2495	$2,381	$0.95	26d	1	1.50mi

HOA detail

• Monthly dues: $27 · $324/yr

Listing history 50 events

1. 2026-06-21
   days on market $279,000 Active 25 DOM
2. 2026-06-18
   days on market $279,000 Active 22 DOM
3. 2026-06-17
   days on market $279,000 Active 21 DOM
4. 2026-06-16
   days on market $279,000 Active 20 DOM
5. 2026-06-15
   days on market $279,000 Active 19 DOM
6. 2026-06-13
   days on market $279,000 Active 17 DOM
7. 2026-06-09
   days on market $279,000 Active 13 DOM
8. 2026-06-08
   days on market $279,000 Active 12 DOM
9. 2026-06-07
   days on market $279,000 Active 11 DOM
10. 2026-06-04
    days on market $279,000 Active 8 DOM
11. 2026-06-03
    days on market $279,000 Active 7 DOM
12. 2026-06-01
    days on market $279,000 Active 5 DOM
13. 2026-05-31
    days on market $279,000 Active 4 DOM
14. 2026-05-27
    listed $279,000 Active

    Show marketing remark (561 chars)

    Experience 4178 Winston Cir, a residence thoughtfully designed for everyday comfort with a welcoming fireplace. The kitchen features an accent backsplash and all stainless steel appliances. The primary bedroom includes a walk in closet, while the primary bathroom is equipped with double sinks and a separate tub and shower. An exterior deck complements the fully fenced in backyard. Recent partial flooring replacement enhances the interior spaces. This updated property blends comfort and style perfectly.. Included 100-Day Home Warranty with buyer activation

15. 2026-05-27
    listed $279,000 New 561-char remark

    Show marketing remark (561 chars)

    Experience 4178 Winston Cir, a residence thoughtfully designed for everyday comfort with a welcoming fireplace. The kitchen features an accent backsplash and all stainless steel appliances. The primary bedroom includes a walk in closet, while the primary bathroom is equipped with double sinks and a separate tub and shower. An exterior deck complements the fully fenced in backyard. Recent partial flooring replacement enhances the interior spaces. This updated property blends comfort and style perfectly.. Included 100-Day Home Warranty with buyer activation

16. 2026-05-14
    status Pending 994-char remark

    Show marketing remark (994 chars)

    Welcome to 4178 Winston Circle—where comfort, convenience, and opportunity come together! This well-maintained home offers a spacious and functional layout perfect for everyday living and entertaining. Step inside to find a bright and inviting living area, complemented by ample natural light and a seamless flow into the dining space and kitchen. The kitchen provides plenty of cabinet and counter space, making meal prep a breeze. Generous-sized bedrooms offer comfort and flexibility, while the primary suite provides a private retreat to unwind. Enjoy outdoor living with a newly added deck, a sizable fenced yard—ideal for gatherings, gardening, or simply relaxing. Conveniently located near major highways, shopping, dining, and just minutes from downtown Atlanta, this home is perfect for buyers seeking both accessibility and value. Whether you're a first-time homebuyer or looking to add to your investment portfolio, this is an opportunity you don’t want to miss!

17. 2026-05-14
    soldstatus $237,500 Closed 994-char remark

    Show marketing remark (994 chars)

    Welcome to 4178 Winston Circle—where comfort, convenience, and opportunity come together! This well-maintained home offers a spacious and functional layout perfect for everyday living and entertaining. Step inside to find a bright and inviting living area, complemented by ample natural light and a seamless flow into the dining space and kitchen. The kitchen provides plenty of cabinet and counter space, making meal prep a breeze. Generous-sized bedrooms offer comfort and flexibility, while the primary suite provides a private retreat to unwind. Enjoy outdoor living with a newly added deck, a sizable fenced yard—ideal for gatherings, gardening, or simply relaxing. Conveniently located near major highways, shopping, dining, and just minutes from downtown Atlanta, this home is perfect for buyers seeking both accessibility and value. Whether you're a first-time homebuyer or looking to add to your investment portfolio, this is an opportunity you don’t want to miss!

18. 2026-05-14
    soldstatus $237,500 Sold

    Show marketing remark (994 chars)

    Welcome to 4178 Winston Circle—where comfort, convenience, and opportunity come together! This well-maintained home offers a spacious and functional layout perfect for everyday living and entertaining. Step inside to find a bright and inviting living area, complemented by ample natural light and a seamless flow into the dining space and kitchen. The kitchen provides plenty of cabinet and counter space, making meal prep a breeze. Generous-sized bedrooms offer comfort and flexibility, while the primary suite provides a private retreat to unwind. Enjoy outdoor living with a newly added deck, a sizable fenced yard—ideal for gatherings, gardening, or simply relaxing. Conveniently located near major highways, shopping, dining, and just minutes from downtown Atlanta, this home is perfect for buyers seeking both accessibility and value. Whether you're a first-time homebuyer or looking to add to your investment portfolio, this is an opportunity you don’t want to miss!

19. 2026-04-23
    historical Active Under Contract 994-char remark

    Show marketing remark (994 chars)

    Welcome to 4178 Winston Circle—where comfort, convenience, and opportunity come together! This well-maintained home offers a spacious and functional layout perfect for everyday living and entertaining. Step inside to find a bright and inviting living area, complemented by ample natural light and a seamless flow into the dining space and kitchen. The kitchen provides plenty of cabinet and counter space, making meal prep a breeze. Generous-sized bedrooms offer comfort and flexibility, while the primary suite provides a private retreat to unwind. Enjoy outdoor living with a newly added deck, a sizable fenced yard—ideal for gatherings, gardening, or simply relaxing. Conveniently located near major highways, shopping, dining, and just minutes from downtown Atlanta, this home is perfect for buyers seeking both accessibility and value. Whether you're a first-time homebuyer or looking to add to your investment portfolio, this is an opportunity you don’t want to miss!

20. 2026-04-23
    historical Active Under Contract

    Show marketing remark (994 chars)

    Welcome to 4178 Winston Circle—where comfort, convenience, and opportunity come together! This well-maintained home offers a spacious and functional layout perfect for everyday living and entertaining. Step inside to find a bright and inviting living area, complemented by ample natural light and a seamless flow into the dining space and kitchen. The kitchen provides plenty of cabinet and counter space, making meal prep a breeze. Generous-sized bedrooms offer comfort and flexibility, while the primary suite provides a private retreat to unwind. Enjoy outdoor living with a newly added deck, a sizable fenced yard—ideal for gatherings, gardening, or simply relaxing. Conveniently located near major highways, shopping, dining, and just minutes from downtown Atlanta, this home is perfect for buyers seeking both accessibility and value. Whether you're a first-time homebuyer or looking to add to your investment portfolio, this is an opportunity you don’t want to miss!

21. 2026-04-21
    price $289,900
22. 2026-03-27
    listed $299,900 Active 994-char remark

    Show marketing remark (994 chars)

    Welcome to 4178 Winston Circle—where comfort, convenience, and opportunity come together! This well-maintained home offers a spacious and functional layout perfect for everyday living and entertaining. Step inside to find a bright and inviting living area, complemented by ample natural light and a seamless flow into the dining space and kitchen. The kitchen provides plenty of cabinet and counter space, making meal prep a breeze. Generous-sized bedrooms offer comfort and flexibility, while the primary suite provides a private retreat to unwind. Enjoy outdoor living with a newly added deck, a sizable fenced yard—ideal for gatherings, gardening, or simply relaxing. Conveniently located near major highways, shopping, dining, and just minutes from downtown Atlanta, this home is perfect for buyers seeking both accessibility and value. Whether you're a first-time homebuyer or looking to add to your investment portfolio, this is an opportunity you don’t want to miss!

23. 2026-03-27
    listed $299,900 New

    Show marketing remark (994 chars)

    Welcome to 4178 Winston Circle—where comfort, convenience, and opportunity come together! This well-maintained home offers a spacious and functional layout perfect for everyday living and entertaining. Step inside to find a bright and inviting living area, complemented by ample natural light and a seamless flow into the dining space and kitchen. The kitchen provides plenty of cabinet and counter space, making meal prep a breeze. Generous-sized bedrooms offer comfort and flexibility, while the primary suite provides a private retreat to unwind. Enjoy outdoor living with a newly added deck, a sizable fenced yard—ideal for gatherings, gardening, or simply relaxing. Conveniently located near major highways, shopping, dining, and just minutes from downtown Atlanta, this home is perfect for buyers seeking both accessibility and value. Whether you're a first-time homebuyer or looking to add to your investment portfolio, this is an opportunity you don’t want to miss!

24. 2015-06-23
    price $120,000
25. 2015-06-15
    soldstatus $120,000
26. 2015-06-09
    price $120,000
27. 2015-06-08
    soldstatus $120,000 Sold
28. 2015-06-08
    soldstatus $120,000 Sold
29. 2015-06-08
    price $124,900
30. 2015-05-29
    historical Pending
31. 2015-04-13
    status Under Contract
32. 2015-04-13
    status Pending Offer Approval
33. 2015-04-13
    price $124,900
34. 2015-04-10
    listed $124,900 Active
35. 2015-04-08
    listed $124,900 New
36. 2014-11-04
    status Pending Offer Approval
37. 2014-11-04
    historical
38. 2014-10-29
    price $94,000
39. 2014-10-29
    status Increased
40. 2014-01-14
    status Under Contract
41. 2014-01-12
    historical Pending Approval
42. 2014-01-09
    price $77,000 Increased
43. 2014-01-09
    status Increased
44. 2013-08-05
    status Under Contract
45. 2013-07-31
    listed $75,000 New
46. 2013-07-03
    historical
47. 2013-07-03
    historical
48. 2013-07-01
    status Under Contract
49. 2013-07-01
    listed $70,000 New
50. 2013-04-24
    status Under Contract

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 19 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: $25,364
• − Mortgage interest: −$15,628
• − Property taxes: −$4,185
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,029
• − Management: −$2,029
• − HOA: −$324
• − Depreciation: −$8,116
• Taxable loss: −$8,343
• Est. tax savings @ 24.0%: +$2,002
• After-tax cash flow: $-1,421/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: 25,130
• 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

+299.1% since first listed

46 events — show timeline

• 2026-05-27 Listed $279,000 GAMLS
• 2026-05-27 Listed $279,000 FMLS
• 2026-05-14 Pending — FMLS
• 2026-05-14 Sold (MLS) $237,500 GAMLS
• 2026-05-14 Sold (MLS) $237,500 FMLS
• 2026-04-23 Contingent — FMLS
• 2026-04-23 Contingent — GAMLS
• 2026-04-21 Price Changed $289,900 GAMLS
• 2026-03-27 Listed $299,900 GAMLS
• 2026-03-27 Listed $299,900 FMLS
• 2015-06-23 Price Changed $120,000 GAMLS
• 2015-06-15 Sold (Public Records) $120,000 Public Records
• 2015-06-09 Price Changed $120,000 FMLS
• 2015-06-08 Sold (MLS) $120,000 GAMLS
• 2015-06-08 Price Changed $124,900 FMLS
• 2015-06-08 Sold (MLS) $120,000 FMLS
• 2015-05-29 Contingent — FMLS
• 2015-04-13 Pending — GAMLS
• 2015-04-13 Pending — FMLS
• 2015-04-13 Price Changed $124,900 GAMLS
• 2015-04-10 Listed $124,900 FMLS
• 2015-04-08 Listed $124,900 GAMLS
• 2014-11-04 Pending — GAMLS
• 2014-11-04 Listing Removed — GAMLS
• 2014-10-29 Relisted — GAMLS
• 2014-10-29 Price Changed $94,000 GAMLS
• 2014-01-14 Pending — GAMLS
• 2014-01-12 Contingent — GAMLS
• 2014-01-09 Relisted — GAMLS
• 2014-01-09 Price Changed $77,000 GAMLS
• 2013-08-05 Pending — GAMLS
• 2013-07-31 Listed $75,000 GAMLS
• 2013-07-03 Listing Removed — GAMLS
• 2013-07-03 Listing Removed — GAMLS
• 2013-07-01 Pending — GAMLS
• 2013-07-01 Listed $70,000 GAMLS
• 2013-04-24 Pending — GAMLS
• 2013-04-24 Relisted — GAMLS
• 2013-04-02 Pending — GAMLS
• 2013-03-28 Contingent — GAMLS
• 2013-02-28 Pending — GAMLS
• 2012-11-09 Listing Removed — GAMLS
• 2012-11-07 Relisted — GAMLS
• 2012-11-07 Price Changed $70,000 GAMLS
• 2012-09-06 Contingent — GAMLS
• 2012-09-03 Listed $69,900 GAMLS

Property tax history

-11.6%/yr

Latest (2020): $513 · +4.0% YoY. Source: county tax records.