4050 Welcome All Ter · South Fulton, GA 30349

$200,000

4 bd · 3.0 ba · 1,487 sqft · SingleFamily public records · 133 Days on market

Built 1969 0.40 ac lot Est $241k · 17% under

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Why this score? — see what drove the B 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 +20.8/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• Schools +4.5/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investors and value-add buyers-don't miss this opportunity. Located in a well-established and desirable South Fulton neighborhood less than 10 minutes from Atlanta Airport, 4050 Welcome All Terrace offers solid bones and strong upside. This four-sided brick, 4-bedroom, 3-bath home sits on nearly 0.4 acres and includes a partial basement plus a garage conversion that adds a bonus bedroom and full bath-ideal for maximizing usable space. Over the years, the seller has completed key updates including HVAC, exterior plumbing, and the addition of a sunroom, helping reduce major capital expenses. The level, open backyard with plush grass offers great outdoor potential. With area comps up to $269,000, this property is well-positioned for investors seeking a value-add opportunity or owner-occupants looking to gain instant equity through cosmetic improvements. Strong location, solid structure, and priced with upside in mind-this is a smart buy with multiple exit strategies.

Key facts

• Bonus bedroom
• Garage conversion
• Partial basement

Tags

• PARTIAL BASEMENT
• GARAGE CONVERSION
• BONUS BEDROOM
• FULL BATH
• SUNROOM
• LEVEL OPEN BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 4.6% in South Fulton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade B — 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 flat; 651 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.9% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts 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 $70k; list at $200k implies a 187% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.05% ✓
• Cap rate: 7.93%
• Cash-on-cash: 5.85%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $240,894
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4770 Highpoint Way	0.57mi	3/2.5 (-1)	1,513 (+2%)	6mo	$245,000	$162	58
4595 Fradon Ct	0.14mi	3/2.0 (-1)	1,665 (+12%)	13mo	$269,999	$162	54
4828 Station Ln	0.61mi	3/2.5 (-1)	1,700 (+14%)	3mo	$324,490	$191	38
4764 Highpoint Way	0.57mi	3/2.5 (-1)	1,706 (+15%)	5mo	$258,000	$151	38
4571 Scarborough Rd	0.74mi	3/2.0 (-1)	1,272 (-14%)	13mo	$130,000	$102	22

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: 26.9%
• Equity multiple: 3.12×
• Total profit: $118,602
• Equity at exit: $180,176

10-year hold

• IRR: 22.9%
• Equity multiple: 6.90×
• Total profit: $330,612
• Equity at exit: $388,556

Cash invested: $56,000 (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: 651
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,095 high
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $217

Break-even live

Break-even rent $1,820

Max offer price $200,000

Occupancy floor 85%

Sensitivity live

Price	-10% $356	-5% $287	+0% $217	+5% $148	+10% $79
Rent	-10% $52	-5% $135	+0% $217	+5% $300	+10% $383
Rate	-1.0pp $318	-0.5pp $268	base $217	+0.5pp $166	+1.0pp $113

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4820 W Park Cir Atlanta, GA	3.0	2.5	1392	$1,649	$1.18	21d	1	0.40mi
435 Skif Pond Ct Atlanta, GA	4.0	3.0	1567	$2,273	$1.45	21d	1	0.42mi
4569 Parkway Cir Atlanta, GA	3.0	2.5	1622	$2,150	$1.33	44d	1	0.53mi
4561 Parkway Cir Atlanta, GA	3.0	2.5	1773	$1,950	$1.10	6d	1	0.54mi
4683 Highpoint Way Atlanta, GA	3.0	2.5	1575	$1,885	$1.20	25d	1	0.56mi
4209 Legacy Sq Atlanta, GA	3.0	2.5	1520	$1,750	$1.15	44d	1	0.60mi
4761 Highpoint Way #139 Atlanta, GA	3.0	2.5	1670	$2,500	$1.50	6d	1	0.61mi
4680 Parkway Cir Atlanta, GA	3.0	2.5	1200	$2,100	$1.75	22d	1	0.63mi
3740 Will Lee Rd Atlanta, GA	3.0	2.0	1542	$2,010	$1.30	19d	1	0.65mi
4709 Tradition Pkwy #2 Atlanta, GA	4.0	2.5	1868	$2,200	$1.18	44d	1	0.67mi
3730 Will Lee Rd Atlanta, GA	3.0	2.0	1462	$1,939	$1.33	6d	1	0.67mi
3730 Las Olas Dr Atlanta, GA	3.0	2.5	1533	$2,100	$1.37	44d	1	0.79mi
4900 Delano Rd Atlanta, GA	1.0–3.0	1.0	915	$1,590	$1.74	44d	7	0.79mi
3635 Las Olas Dr Atlanta, GA	3.0	2.5	1788	$1,599	$0.89	13d	1	0.91mi
4001 Virginia Ln Atlanta, GA	3.0–4.0	2.0–2.5	1380	$2,285	$1.66	2d	9	1.06mi
5100 Welcome All Rd SW Atlanta, GA	1.0–3.0	1.0–2.5	1057	$1,600	$1.51	6d	5	1.07mi
479 Thistle Cv Atlanta, GA	3.0	2.0	1694	$1,785	$1.05	44d	1	1.31mi
3369 The Way Pl Atlanta, GA	3.0	2.5	1830	$2,395	$1.31	44d	1	1.38mi
5051 Larkspur Ln Atlanta, GA	3.0	2.0	1403	$1,885	$1.34	6d	1	1.49mi

Listing history 26 events

1. 2026-02-27
   status Back On Market 984-char remark

   Show marketing remark (1011 chars)

   Investors and value-add buyers—don’t miss this opportunity. Located in a well-established and desirable South Fulton neighborhood less than 10 minutes from Atlanta Airport, 4050 Welcome All Terrace offers solid bones and strong upside. This four-sided brick, 4-bedroom, 3-bath home sits on nearly 0.4 acres and includes a partial basement plus a garage conversion that adds a bonus bedroom and full bath—ideal for maximizing usable space. Over the years, the seller has completed key updates including HVAC, exterior plumbing, and the addition of a sunroom, helping reduce major capital expenses. The level, open backyard with plush grass offers great outdoor potential. With area comps up to $269,000, this property is well-positioned for investors seeking a value-add opportunity or owner-occupants looking to gain instant equity through cosmetic improvements. Strong location, solid structure, and priced with upside in mind—this is a smart buy with multiple exit strategies.

2. 2026-02-27
   status Active 1011-char remark

   Show marketing remark (1011 chars)

   Investors and value-add buyers—don’t miss this opportunity. Located in a well-established and desirable South Fulton neighborhood less than 10 minutes from Atlanta Airport, 4050 Welcome All Terrace offers solid bones and strong upside. This four-sided brick, 4-bedroom, 3-bath home sits on nearly 0.4 acres and includes a partial basement plus a garage conversion that adds a bonus bedroom and full bath—ideal for maximizing usable space. Over the years, the seller has completed key updates including HVAC, exterior plumbing, and the addition of a sunroom, helping reduce major capital expenses. The level, open backyard with plush grass offers great outdoor potential. With area comps up to $269,000, this property is well-positioned for investors seeking a value-add opportunity or owner-occupants looking to gain instant equity through cosmetic improvements. Strong location, solid structure, and priced with upside in mind—this is a smart buy with multiple exit strategies.

3. 2026-02-03
   status Pending 1011-char remark

   Show marketing remark (1011 chars)

   Investors and value-add buyers—don’t miss this opportunity. Located in a well-established and desirable South Fulton neighborhood less than 10 minutes from Atlanta Airport, 4050 Welcome All Terrace offers solid bones and strong upside. This four-sided brick, 4-bedroom, 3-bath home sits on nearly 0.4 acres and includes a partial basement plus a garage conversion that adds a bonus bedroom and full bath—ideal for maximizing usable space. Over the years, the seller has completed key updates including HVAC, exterior plumbing, and the addition of a sunroom, helping reduce major capital expenses. The level, open backyard with plush grass offers great outdoor potential. With area comps up to $269,000, this property is well-positioned for investors seeking a value-add opportunity or owner-occupants looking to gain instant equity through cosmetic improvements. Strong location, solid structure, and priced with upside in mind—this is a smart buy with multiple exit strategies.

4. 2026-01-28
   historical Active Under Contract 1011-char remark

   Show marketing remark (1011 chars)

   Investors and value-add buyers—don’t miss this opportunity. Located in a well-established and desirable South Fulton neighborhood less than 10 minutes from Atlanta Airport, 4050 Welcome All Terrace offers solid bones and strong upside. This four-sided brick, 4-bedroom, 3-bath home sits on nearly 0.4 acres and includes a partial basement plus a garage conversion that adds a bonus bedroom and full bath—ideal for maximizing usable space. Over the years, the seller has completed key updates including HVAC, exterior plumbing, and the addition of a sunroom, helping reduce major capital expenses. The level, open backyard with plush grass offers great outdoor potential. With area comps up to $269,000, this property is well-positioned for investors seeking a value-add opportunity or owner-occupants looking to gain instant equity through cosmetic improvements. Strong location, solid structure, and priced with upside in mind—this is a smart buy with multiple exit strategies.

5. 2026-01-27
   historical Active Under Contract 984-char remark

   Show marketing remark (984 chars)

   Investors and value-add buyers-don't miss this opportunity. Located in a well-established and desirable South Fulton neighborhood less than 10 minutes from Atlanta Airport, 4050 Welcome All Terrace offers solid bones and strong upside. This four-sided brick, 4-bedroom, 3-bath home sits on nearly 0.4 acres and includes a partial basement plus a garage conversion that adds a bonus bedroom and full bath-ideal for maximizing usable space. Over the years, the seller has completed key updates including HVAC, exterior plumbing, and the addition of a sunroom, helping reduce major capital expenses. The level, open backyard with plush grass offers great outdoor potential. With area comps up to $269,000, this property is well-positioned for investors seeking a value-add opportunity or owner-occupants looking to gain instant equity through cosmetic improvements. Strong location, solid structure, and priced with upside in mind-this is a smart buy with multiple exit strategies.

6. 2026-01-13
   listed $200,000 New 984-char remark

   Show marketing remark (1011 chars)

   Investors and value-add buyers—don’t miss this opportunity. Located in a well-established and desirable South Fulton neighborhood less than 10 minutes from Atlanta Airport, 4050 Welcome All Terrace offers solid bones and strong upside. This four-sided brick, 4-bedroom, 3-bath home sits on nearly 0.4 acres and includes a partial basement plus a garage conversion that adds a bonus bedroom and full bath—ideal for maximizing usable space. Over the years, the seller has completed key updates including HVAC, exterior plumbing, and the addition of a sunroom, helping reduce major capital expenses. The level, open backyard with plush grass offers great outdoor potential. With area comps up to $269,000, this property is well-positioned for investors seeking a value-add opportunity or owner-occupants looking to gain instant equity through cosmetic improvements. Strong location, solid structure, and priced with upside in mind—this is a smart buy with multiple exit strategies.

7. 2026-01-13
   listed $200,000 Active 1011-char remark

   Show marketing remark (1011 chars)

   Investors and value-add buyers—don’t miss this opportunity. Located in a well-established and desirable South Fulton neighborhood less than 10 minutes from Atlanta Airport, 4050 Welcome All Terrace offers solid bones and strong upside. This four-sided brick, 4-bedroom, 3-bath home sits on nearly 0.4 acres and includes a partial basement plus a garage conversion that adds a bonus bedroom and full bath—ideal for maximizing usable space. Over the years, the seller has completed key updates including HVAC, exterior plumbing, and the addition of a sunroom, helping reduce major capital expenses. The level, open backyard with plush grass offers great outdoor potential. With area comps up to $269,000, this property is well-positioned for investors seeking a value-add opportunity or owner-occupants looking to gain instant equity through cosmetic improvements. Strong location, solid structure, and priced with upside in mind—this is a smart buy with multiple exit strategies.

8. 2025-12-31
   historical
9. 2025-12-31
   historical
10. 2025-11-21
    price $234,999
11. 2025-11-21
    price $234,999
12. 2025-10-20
    status Back On Market
13. 2025-10-20
    status Active
14. 2025-10-16
    historical Active Under Contract
15. 2025-10-16
    historical Active Under Contract
16. 2025-09-08
    price $239,999
17. 2025-09-08
    price $239,999
18. 2025-08-27
    status Active
19. 2025-08-27
    status Back On Market
20. 2025-08-23
    status Pending
21. 2025-08-22
    status Under Contract
22. 2025-08-22
    historical Active Under Contract
23. 2025-07-22
    listed $250,000 Active
24. 2025-07-22
    listed $250,000 New
25. 1986-12-02
    soldstatus $69,781
26. 1982-11-01
    soldstatus $56,500

ⓘ 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 7/10 Severe FEMA zone X (shaded) · 97% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 18 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: $25,141
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,666
• − Repairs & maintenance: −$2,011
• − Management: −$2,011
• − Depreciation: −$5,818
• Taxable loss: −$570
• Est. tax savings @ 24.0%: +$137
• After-tax cash flow: $2,745/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): 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

+254.0% since first listed

26 events — show timeline

• 2026-02-27 Relisted — GAMLS
• 2026-02-27 Relisted — FMLS
• 2026-02-03 Pending — FMLS
• 2026-01-28 Contingent — FMLS
• 2026-01-27 Contingent — GAMLS
• 2026-01-13 Listed $200,000 FMLS
• 2026-01-13 Listed $200,000 GAMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-12-31 Listing Removed — FMLS
• 2025-11-21 Price Changed $234,999 GAMLS
• 2025-11-21 Price Changed $234,999 FMLS
• 2025-10-20 Relisted — GAMLS
• 2025-10-20 Relisted — FMLS
• 2025-10-16 Contingent — GAMLS
• 2025-10-16 Contingent — FMLS
• 2025-09-08 Price Changed $239,999 GAMLS
• 2025-09-08 Price Changed $239,999 FMLS
• 2025-08-27 Relisted — FMLS
• 2025-08-27 Relisted — GAMLS
• 2025-08-23 Pending — FMLS
• 2025-08-22 Pending — GAMLS
• 2025-08-22 Contingent — FMLS
• 2025-07-22 Listed $250,000 GAMLS
• 2025-07-22 Listed $250,000 FMLS
• 1986-12-02 Sold (Public Records) $69,781 Public Records
• 1982-11-01 Sold (Public Records) $56,500 Public Records

Property tax history

-43.7%/yr

Latest (2025): $5 · -0.6% YoY. Source: county tax records.