6400 Rosetta Dr · South Fulton, GA 30331

$315,990

3 bd · 2.5 ba · 1,700 sqft · Townhouse · 49 Days on market

Built 2026 2,613 sqft lot $120/mo HOA · 5% 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).

• Cash flow +11.8/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• DSCR +3.5/10.0
• Rent growth +3.2/5.0
• 1% rule +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the Edmond floor plan at Sandtown Falls-modern townhome living with style and convenience. This thoughtfully designed home offers an open-concept layout, spacious bedrooms, and low-maintenance living perfect for today's lifestyle. Ideally located in a rapidly growing area with new development all around, this community is highly sought after for its accessibility and future value. Whether you're a first-time homebuyer, investor, or looking to simplify your lifestyle, this home is an incredible opportunity you don't want to miss. Come see it today! Stock photos displayed, actual photos may vary.

Key facts

• $120 HOA
• Pool
• Built 2026

Property features AI

Finance

• Other: Community has approximately 130 units (142 units planned to be built)
• HOA & community: Annual HOA fee; HOA covers grounds maintenance, reserve fund and pool; Community amenities include pool, playground, dog park, sidewalks and proximity to shopping and transit

Exterior

• Parking: Attached parking
• Utilities: Public water; Public sewer; 220V electric
• Home design: Two levels; New construction; Fee simple ownership
• Construction: HardiPlank-type siding; Composition roof; Slab foundation
• Exterior features: Patio; Privacy fencing; Exterior lighting; In-ground pool

Interior

• Kitchen: Kitchen island; Pantry; Dishwasher; Microwave; Disposal
• Bedrooms: Three upper-level bedrooms
• Flooring: Carpet
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with separate tub and shower, soaking tub and whirlpool tub
• Heating & cooling: Central air; Zoned heating and cooling; Ceiling fans
• Interior features: Nine-foot ceilings on lower, main and upper levels; Tray ceilings; Walk-in closets; Window treatments; Shared walls (2+)
• Laundry & utility: Upper-level laundry; Laundry room; Laundry closet; Hall laundry access

🏗️ New construction. The $315,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $317,505.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $316k.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $302k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (23.5% below list).
• Recommended offer: $242k (23.5% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.6% in South Fulton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Stonewall Tell Elementary School (math 37% / reading 42%, grade F, #435 of 1,228 statewide, top 37%, 638 students, 55% FRL); Sandtown Middle School (math 24% / reading 35%, grade F, #249 of 470 statewide, top 55%, 1,057 students, 57% FRL); Westlake High School (math 27% / reading 5%, grade F, #287 of 424 statewide, top 68%, 2,461 students, 43% FRL).
• 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 rising (+2.6%/yr); 483 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• At $2,416/mo this rent would consume 46% of the median local household income ($63k/yr) (locally 3748% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 49 days — a 3% lower offer ($307k) is reasonable based on typical stale-listing flexibility.

Recommended offer $241,606 (23.5% 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 49 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 5.97%
• Cash-on-cash: -1.17%
• DSCR: 0.95
• GRM: 11.0

CMA / ARV

• ARV (median comp): $317,505
• List price: $315,990
• Delta: -0.48%
• 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
6383 Sundowner Pl #137	0.07mi	3/2.5	1,695 (-0%)	2mo	$335,990	$198	94
6394 Sundowner Pl #124	0.05mi	3/2.5	1,695 (-0%)	3mo	$330,990	$195	94
6388 Sundowner Pl #121	0.05mi	3/2.5	1,695 (-0%)	4mo	$315,990	$186	94
6404 Sundowner Pl #129	0.08mi	3/2.5	1,695 (-0%)	2mo	$335,990	$198	94
6390 Sundowner Pl #122	0.05mi	3/2.5	1,695 (-0%)	4mo	$320,990	$189	94
6380 Sundowner Pl #117	0.05mi	3/2.5	1,695 (-0%)	6mo	$320,990	$189	92
6376 Sundowner Pl #115	0.05mi	3/2.5	1,695 (-0%)	6mo	$315,990	$186	92
6372 Sundowner Pl #113	0.06mi	3/2.5	1,695 (-0%)	7mo	$329,990	$195	90
6370 Sundowner Pl #112	0.07mi	3/2.5	1,695 (-0%)	7mo	$318,990	$188	90
6373 Sundowner Pl #142	0.09mi	3/2.5	1,695 (-0%)	7mo	$340,990	$201	89
6362 Sundowner Pl #108	0.09mi	3/2.5	1,695 (-0%)	7mo	$335,990	$198	89
6377 Sundownder Pl #140	0.08mi	4/2.5 (+1)	1,695 (-0%)	6mo	$320,990	$189	85

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: -18.6%
• Equity multiple: 0.35×
• Total profit: $-57,945
• Equity at exit: $47,341

10-year hold

• IRR: -11.8%
• Equity multiple: 0.31×
• Total profit: $-61,557
• Equity at exit: $27,452

Cash invested: $88,902 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,416 high
• Mortgage (P&I): −$1,665
• Tax from tax record: −$78 /mo · $935/yr
• Insurance: −$132
• HOA: −$120
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $-87

Break-even live

Break-even rent $2,526

Max offer price $302,212

Occupancy floor 99%

Sensitivity live

Price	-10% $93	-5% $3	+0% $-87	+5% $-176	+10% $-266
Rent	-10% $-277	-5% $-182	+0% $-87	+5% $9	+10% $104
Rate	-1.0pp $73	-0.5pp $-6	base $-87	+0.5pp $-169	+1.0pp $-253

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: $79,376
• Closing costs: $9,525
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6386 Sundowner Pl SW Atlanta, GA	4.0	2.5	1773	$2,795	$1.58	44d	1	0.06mi
6386 Sundowner Pl SW Atlanta, GA	4.0	2.5	1695	$2,499	$1.47	17d	1	0.06mi
6384 Sundowner Pl SW Atlanta, GA	3.0	2.5	1695	$2,350	$1.39	3d	1	0.06mi
2442 Capella Cir SW Atlanta, GA	3.0	2.5	1694	$1,850	$1.09	44d	1	0.99mi
7151 Chara Ln SW Atlanta, GA	3.0	2.5	1528	$2,140	$1.40	18d	1	1.11mi
7151 Chara Ln SW Atlanta, GA	3.0	2.5	1528	$2,140	$1.40	44d	1	1.11mi
7195 Rigel Bnd SW Atlanta, GA	3.0	2.5	1244	$1,900	$1.53	44d	1	1.11mi
2542 Polaris Way SW Atlanta, GA	3.0	2.5	1504	$2,200	$1.46	5d	1	1.12mi
2162 Capella Cir SW Atlanta, GA	3.0	2.5	1974	$2,000	$1.01	44d	1	1.12mi
5900 Campbellton Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	1002	$2,280	$2.28	3d	12	1.21mi
5976 Skylar Dr Atlanta, GA	3.0	2.5	1508	$2,500	$1.66	44d	1	1.34mi
5980 Skylar Dr Atlanta, GA	3.0	2.5	1508	$2,550	$1.69	6d	1	1.35mi

HOA detail

• Monthly dues: $120 · $1,440/yr

Listing history 13 events

1. 2026-06-18
   days on market $315,990 Active 49 DOM
2. 2026-06-17
   days on market $315,990 Active 48 DOM
3. 2026-06-16
   days on market $315,990 Active 47 DOM
4. 2026-06-15
   days on market $315,990 Active 46 DOM
5. 2026-06-13
   days on market $315,990 Active 44 DOM
6. 2026-06-09
   days on market $315,990 Active 40 DOM
7. 2026-06-08
   days on market $315,990 Active 39 DOM
8. 2026-06-07
   days on market $315,990 Active 38 DOM
9. 2026-06-04
   days on market $315,990 Active 35 DOM
10. 2026-06-03
    days on market $315,990 Active 34 DOM
11. 2026-06-01
    days on market $315,990 Active 32 DOM
12. 2026-05-31
    days on market $315,990 Active 31 DOM
13. 2026-04-30
    listed $315,990 Active 564-char remark

ⓘ 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: $935 · $78/mo
• Projected year-2 tax: $2,907 · $242/mo
• Expected delta: +$1,972/yr (+$164/mo · 210.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $28,993
• − Mortgage interest: −$17,785
• − Property taxes: −$935
• − Insurance: −$1,588
• − Repairs & maintenance: −$2,319
• − Management: −$2,319
• − HOA: −$1,440
• − Depreciation: −$9,237
• Taxable loss: −$6,631
• Est. tax savings @ 24.0%: +$1,591
• After-tax cash flow: $552/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

1 event — show timeline

• 2026-04-30 Listed $315,990 FMLS

Property tax history

+34.9%/yr

Latest (2025): $935 · +34.9% YoY. Source: county tax records.