721 Lavender Ln · South Fulton, GA 30291

$284,900

4 bd · 2.5 ba · 2,474 sqft · SingleFamily public records · 22 Days on market

Built 2008 7,108 sqft lot Est $314k · 9% under $68/mo HOA · 3% of rent

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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).

• ARV discount +11.7/15.0
• Cash flow +11.6/30.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• 1% rule +3.8/10.0
• DSCR +3.4/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome home to sought-after Oakley Township, a vibrant swim & tennis community conveniently located just minutes from I-85, Hartsfield-Jackson Airport, shopping, dining, and everyday conveniences. This spacious 4-bedroom, 2.5-bath home offers the perfect blend of comfort, functionality, and lifestyle. A welcoming front porch leads into a dramatic two-story foyer flanked by formal living and dining rooms, ideal for entertaining or gathering with family and friends. The bright and airy family room features a cozy fireplace and abundant natural light, flowing seamlessly into the eat-in kitchen complete with an island, rich cabinetry, stainless steel appliances, solid surface countertops, and plenty of counter and storage space. Upstairs, the oversized primary suite offers a relaxing retreat with dual vanities, a soaking tub, separate shower, and walk-in closets. Three additional guest bedrooms and a well-appointed secondary bath complete the upper level. Step outside to enjoy the level backyard and patio, perfect for grilling, relaxing, or entertaining. Fresh interior paint and professionally cleaned carpets make this home move-in ready. Enjoy resort-style neighborhood amenities including a clubhouse, pool, tennis courts, basketball courts, and playground. This is the one you've been waiting for - combining space, location, and amenities in one exceptional home.

Key facts

• Clubhouse
• Two-story foyer
• Level backyard

Tags

• TWO-STORY FOYER
• COZY FIREPLACE
• EAT-IN KITCHEN
• SOLID SURFACE COUNTERTOPS
• LEVEL BACKYARD
• CLUBHOUSE

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $812; Community amenities include clubhouse, pool, playground, and tennis courts; Near schools and shopping

Exterior

• Parking: Attached front-facing 2-car garage
• Utilities: Public water; Public sewer; 220V electrical service; Cable available; Electricity available; Natural gas available; Phone available
• Home design: Two levels; Resale property
• Construction: HardiPlank-type siding; Composition roof
• Exterior features: Front porch; Patio

Interior

• Kitchen: Eat-in kitchen with island; Stained cabinets; Pantry; Solid surface counters; Open view to family room; Dishwasher; Electric cooktop; Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: Four upper-level bedrooms; Oversized master suite; Split bedroom plan
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom; Master bathroom with double vanity, separate tub and shower, and soaking tub
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Two-story foyer; Double vanities; 9-foot ceilings on main and upper levels; Tray ceilings; High-speed internet available; Walk-in closets; One factory-built fireplace in the family room; Double-pane windows; No common walls
• Laundry & utility: Laundry located in hall

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $251k (12.0% below list).
• Recommended offer: $251k (12.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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 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.
• Zoned schools: Oakley Elementary School (math 22% / reading 22%, grade F, #810 of 1,228 statewide, top 69%, 712 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 25% at this address vs 51% district-wide (-26 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).

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 ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 4 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 $120k; list at $285k implies a 137% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 8→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,850 (12.0% 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. 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: 0.88% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.36%
• DSCR: 0.94
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $314,198
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2525 Quincy Loop	0.69mi	3/2.5 (-1)	2,430 (-2%)	1mo	$300,000	$123	59
7314 Basalt Dr	0.17mi	4/2.5	2,107 (-15%)	11mo	$325,000	$154	58
7350 Gossamer St	0.23mi	3/2.5 (-1)	2,166 (-12%)	7mo	$275,000	$127	58
7319 Toccoa Cir	0.16mi	4/2.5	2,788 (+13%)	20mo	$287,500	$103	54
7330 Taloga Ln	0.57mi	4/3.0	2,570 (+4%)	14mo	$200,000	$78	54
7467 Toccoa Cir	0.59mi	4/2.5	2,558 (+3%)	19mo	$324,500	$127	51
2525 Quincy Loop #98	0.69mi	3/2.5 (-1)	2,249 (-9%)	1mo	$300,000	$133	47
4366 Favored Way	0.62mi	5/3.0 (+1)	2,696 (+9%)	3mo	$326,000	$121	47
7181 Boulder Pass	0.74mi	4/2.5	2,212 (-11%)	2mo	$266,000	$120	46
7889 Winkman Dr	0.70mi	3/2.5 (-1)	2,306 (-7%)	9mo	$295,000	$128	44
4367 Favored Way	0.61mi	4/2.5	2,104 (-15%)	15mo	$299,999	$143	34
4417 Belcamp Rd	0.74mi	4/2.5	2,116 (-14%)	10mo	$316,500	$150	33

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: 23.0%
• Equity multiple: 2.85×
• Total profit: $147,489
• Equity at exit: $256,660

10-year hold

• IRR: 20.4%
• Equity multiple: 6.45×
• Total profit: $435,139
• Equity at exit: $553,498

Cash invested: $79,772 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,508 high
• Mortgage (P&I): −$1,494
• Tax from tax record: −$392 /mo · $4,699/yr
• Insurance: −$119
• HOA: −$68
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $-91

Break-even live

Break-even rent $2,623

Max offer price $268,888

Occupancy floor 99%

Sensitivity live

Price	-10% $71	-5% $-10	+0% $-91	+5% $-171	+10% $-252
Rent	-10% $-289	-5% $-190	+0% $-91	+5% $8	+10% $108
Rate	-1.0pp $53	-0.5pp $-18	base $-91	+0.5pp $-164	+1.0pp $-240

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: $71,225
• Closing costs: $8,547
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7259 Madison Cir Union City, GA	5.0	3.0	3224	$2,899	$0.90	4d	1	0.09mi
7297 Basalt Dr Union City, GA	4.0	2.0	2428	$2,336	$0.96	0d	1	0.12mi
769 Lavender Ln Union City, GA	4.0	2.5	2844	$2,503	$0.88	25d	1	0.12mi
7286 Madison Cir Union City, GA	3.0	2.0	2608	$2,200	$0.84	45d	1	0.22mi
7723 Fanlight Pl Union City, GA	3.0	2.5	2473	$2,200	$0.89	14d	1	0.43mi
370 Brannigan Ct Union City, GA	4.0	2.5	2862	$2,615	$0.91	45d	1	0.57mi
7528 Congregation St Fairburn, GA	3.0	2.5	1600	$2,249	$1.41	4d	1	0.74mi
7190 Flagstone Pl Union City, GA	4.0	2.5	2246	$2,255	$1.00	5d	1	0.82mi
7225 Boulder Pass Union City, GA	4.0	3.5	2436	$2,299	$0.94	22d	1	0.85mi
6202 Hickory Lane Cir Union City, GA	3.0	2.5	1744	$1,995	$1.14	45d	1	0.88mi
7817 Rock Rose Ln Fairburn, GA	4.0	2.0	2080	$2,299	$1.11	45d	1	1.13mi
3658 Oakleaf Pass Fairburn, GA	3.0	2.5	1719	$1,950	$1.13	6d	1	1.30mi
3610 Oakleaf Pass Fairburn, GA	4.0	2.5	1935	$2,000	$1.03	6d	1	1.32mi
3608 Pickeral St Fairburn, GA	4.0	2.5	3066	$2,869	$0.94	4d	1	1.48mi
255 Buffington Dr Union City, GA	3.0	2.0	3000	$1,795	$0.60	45d	1	1.49mi

HOA detail

• Monthly dues: $68 · $816/yr
• Likely covers: pool

Listing history 21 events

1. 2026-06-13
   statusdays on market $284,900 Pending 22 DOM
2. 2026-06-09
   days on market $284,900 Active 19 DOM
3. 2026-06-08
   pricedays on market $284,900 Active 18 DOM

   Show marketing remark (1386 chars)

   Welcome home to sought-after Oakley Township, a vibrant swim & tennis community conveniently located just minutes from I-85, Hartsfield-Jackson Airport, shopping, dining, and everyday conveniences. This spacious 4-bedroom, 2.5-bath home offers the perfect blend of comfort, functionality, and lifestyle. A welcoming front porch leads into a dramatic two-story foyer flanked by formal living and dining rooms, ideal for entertaining or gathering with family and friends. The bright and airy family room features a cozy fireplace and abundant natural light, flowing seamlessly into the eat-in kitchen complete with an island, rich cabinetry, stainless steel appliances, solid surface countertops, and plenty of counter and storage space. Upstairs, the oversized primary suite offers a relaxing retreat with dual vanities, a soaking tub, separate shower, and walk-in closets. Three additional guest bedrooms and a well-appointed secondary bath complete the upper level. Step outside to enjoy the level backyard and patio, perfect for grilling, relaxing, or entertaining. Fresh interior paint and professionally cleaned carpets make this home move-in ready. Enjoy resort-style neighborhood amenities including a clubhouse, pool, tennis courts, basketball courts, and playground. This is the one you've been waiting for - combining space, location, and amenities in one exceptional home.

4. 2026-06-07
   days on market $299,000 Active 17 DOM
5. 2026-06-04
   days on market $299,000 Active 14 DOM
6. 2026-06-03
   days on market $299,000 Active 13 DOM
7. 2026-06-01
   days on market $299,000 Active 11 DOM
8. 2026-05-31
   days on market $299,000 Active 10 DOM
9. 2026-05-21
   price $299,000
10. 2026-05-19
    listed $299,900 Active

    Show marketing remark (1386 chars)

    Welcome home to sought-after Oakley Township, a vibrant swim & tennis community conveniently located just minutes from I-85, Hartsfield-Jackson Airport, shopping, dining, and everyday conveniences. This spacious 4-bedroom, 2.5-bath home offers the perfect blend of comfort, functionality, and lifestyle. A welcoming front porch leads into a dramatic two-story foyer flanked by formal living and dining rooms, ideal for entertaining or gathering with family and friends. The bright and airy family room features a cozy fireplace and abundant natural light, flowing seamlessly into the eat-in kitchen complete with an island, rich cabinetry, stainless steel appliances, solid surface countertops, and plenty of counter and storage space. Upstairs, the oversized primary suite offers a relaxing retreat with dual vanities, a soaking tub, separate shower, and walk-in closets. Three additional guest bedrooms and a well-appointed secondary bath complete the upper level. Step outside to enjoy the level backyard and patio, perfect for grilling, relaxing, or entertaining. Fresh interior paint and professionally cleaned carpets make this home move-in ready. Enjoy resort-style neighborhood amenities including a clubhouse, pool, tennis courts, basketball courts, and playground. This is the one you've been waiting for - combining space, location, and amenities in one exceptional home.

11. 2026-05-19
    listed $299,000 New 1386-char remark

    Show marketing remark (1386 chars)

    Welcome home to sought-after Oakley Township, a vibrant swim & tennis community conveniently located just minutes from I-85, Hartsfield-Jackson Airport, shopping, dining, and everyday conveniences. This spacious 4-bedroom, 2.5-bath home offers the perfect blend of comfort, functionality, and lifestyle. A welcoming front porch leads into a dramatic two-story foyer flanked by formal living and dining rooms, ideal for entertaining or gathering with family and friends. The bright and airy family room features a cozy fireplace and abundant natural light, flowing seamlessly into the eat-in kitchen complete with an island, rich cabinetry, stainless steel appliances, solid surface countertops, and plenty of counter and storage space. Upstairs, the oversized primary suite offers a relaxing retreat with dual vanities, a soaking tub, separate shower, and walk-in closets. Three additional guest bedrooms and a well-appointed secondary bath complete the upper level. Step outside to enjoy the level backyard and patio, perfect for grilling, relaxing, or entertaining. Fresh interior paint and professionally cleaned carpets make this home move-in ready. Enjoy resort-style neighborhood amenities including a clubhouse, pool, tennis courts, basketball courts, and playground. This is the one you've been waiting for - combining space, location, and amenities in one exceptional home.

12. 2013-11-20
    soldstatus $120,100
13. 2013-11-18
    historical
14. 2013-11-14
    soldstatus $120,000 Sold
15. 2013-05-15
    status Pending
16. 2013-05-03
    status Active
17. 2013-01-05
    price $120,000
18. 2013-01-05
    price $107,000 Pending
19. 2013-01-05
    status Pending
20. 2012-11-17
    status Pending Existing Lender Approval
21. 2012-11-15
    listed $116,000 Active

ⓘ 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: $4,699 · $392/mo
• Projected year-2 tax: $4,699 · $392/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 8 d/yr ≥105°F today · 20 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: $30,102
• − Mortgage interest: −$15,959
• − Property taxes: −$4,699
• − Insurance: −$1,424
• − Repairs & maintenance: −$2,408
• − Management: −$2,408
• − HOA: −$816
• − Depreciation: −$8,288
• Taxable loss: −$5,901
• Est. tax savings @ 24.0%: +$1,416
• After-tax cash flow: $329/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

+145.6% since first listed

17 events — show timeline

• 2026-06-12 Pending — FMLS
• 2026-06-12 Pending — GAMLS
• 2026-06-08 Price Changed $284,900 GAMLS
• 2026-06-08 Price Changed $284,900 FMLS
• 2026-05-21 Price Changed $299,000 FMLS
• 2026-05-19 Listed $299,000 GAMLS
• 2026-05-19 Listed $299,900 FMLS
• 2013-11-20 Sold (Public Records) $120,100 Public Records
• 2013-11-18 Listing Removed — FMLS
• 2013-11-14 Sold (MLS) $120,000 FMLS
• 2013-05-15 Pending — FMLS
• 2013-05-03 Relisted — FMLS
• 2013-01-05 Price Changed $120,000 FMLS
• 2013-01-05 Pending — FMLS
• 2013-01-05 Price Changed $107,000 FMLS
• 2012-11-17 Pending — FMLS
• 2012-11-15 Listed $116,000 FMLS

Property tax history

+5.6%/yr

Latest (2025): $4,699 · -2.5% YoY. Source: county tax records.