390 Anna Ave · Palmetto, GA 30268

$254,900

3 bd · 2.0 ba · 1,608 sqft · SingleFamily public records · 9 Days on market

Built 1996 0.50 ac lot $159/sqft · 7% above area Est $238k · 7% over

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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 +13.7/30.0
• Schools +4.5/10.0
• ARV discount +4.4/15.0
• DSCR +4.1/10.0
• 1% rule +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This move-in ready three-bedroom, two-bathroom home is located in the established Broadmoor neighbourhood. The inviting interior features a cozy fireplace as the centerpiece of the main living area, creating a warm and welcoming atmosphere. The kitchen is equipped with functional black appliances and durable granite countertops, offering a stylish space for meal preparation. The primary bedroom provides ample storage with a large walk-in closet. Outside, the property includes a private, fully fenced yard, providing a secure space for outdoor entertaining or gardening. This home is conveniently located near Palmetto and major highways, offering an easy commute and a short drive to the Atlanta metro area. Schedule your private showing today!

Key facts

• 0.5 acre lot
• 2 garage spots
• Built 1996

Property features AI

Exterior

• Parking: Garage parking (2 spaces total)
• Utilities: Public water; Public sewer; Electricity available; Water available
• Home design: One-story home; Wood siding construction; Slab foundation; Resale condition; Composition/shingle roof
• Construction: Wood siding exterior; Composition/shingle roof; Slab foundation
• Exterior features: Balcony; Patio; Rain gutters; Back yard fencing

Interior

• Kitchen: Refrigerator; Dishwasher; Other kitchen features
• Bedrooms: Three main-level bedrooms; Other bedroom features
• Flooring: Hardwood flooring; Other flooring
• Bathrooms: Two full bathrooms (both on the main level); Master bath with additional/other features
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: One fireplace in the living room; No shared/common walls; Other interior finishes
• Laundry & utility: Laundry area with other features

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $20 ($240/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (15.3% below list).
• Recommended offer: $216k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.6% in Palmetto — 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 61/100 on livability (#329 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• 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: Palmetto Elementary School (math 22% / reading 27%, grade F, #753 of 1,228 statewide, top 64%, 358 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 26% at this address vs 51% district-wide (-25 pts) — the specific schools serving this property underperform the Fulton County average; the district grade overstates school quality for this exact location.
• Market conditions: 222 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,773 (15.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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?
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: 0.85% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.34%
• DSCR: 1.01
• GRM: 9.8

CMA / ARV

• ARV (median comp): $238,450
• List price: $254,900
• Delta: 6.90%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
390 Anna Ave	0.00mi	3/2.0	1,608 (0%)	1mo	$258,200	$161	99
529 Toombs #A St	0.31mi	3/2.0	1,591 (-1%)	24mo	$315,000	$198	64
205 Williams St	0.70mi	3/2.0	1,581 (-2%)	22mo	$253,000	$160	46
509 Honeysuckle Ln	0.74mi	4/2.0 (+1)	1,614 (+0%)	23mo	$294,000	$182	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.44×
• Total profit: $-40,044
• Equity at exit: $38,006

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-33,288
• Equity at exit: $22,039

Cash invested: $71,372 (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 30268

• Home prices YoY: -22.1%
• Active inventory: 222
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,158 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$242 /mo · $2,900/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $20

Break-even live

Break-even rent $2,132

Max offer price $254,900

Occupancy floor 94%

Sensitivity live

Price	-10% $164	-5% $92	+0% $20	+5% $-52	+10% $-124
Rent	-10% $-150	-5% $-65	+0% $20	+5% $105	+10% $190
Rate	-1.0pp $148	-0.5pp $85	base $20	+0.5pp $-46	+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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
495 Anna Ave Palmetto, GA	3.0	2.0	1600	$2,255	$1.41	1d	1	0.04mi
115 Anna Ave Palmetto, GA	3.0	2.5	1716	$1,910	$1.11	44d	1	0.23mi
513 Toombs St Unit 5 Palmetto, GA	2.0	1.5	1200	$1,350	$1.12	24d	1	0.50mi
222 Taylor Cir Palmetto, GA	2.0	2.0	1500	$800	$0.53	19d	1	0.81mi
545 Carlton Pointe Dr Palmetto, GA	2.0	2.0	1073	$1,375	$1.28	24d	1	0.96mi
640 Main St Palmetto, GA	2.0	1.0	1066	$1,875	$1.76	44d	1	1.11mi
512 Tori Ct Palmetto, GA	3.0	2.5	2222	$2,040	$0.92	45d	1	1.20mi
660 Magnolia Cir Palmetto, GA	3.0	2.5	1386	$1,965	$1.42	44d	1	1.50mi

Listing history 8 events

1. 2026-05-13
   status Under Contract 749-char remark

   Show marketing remark (749 chars)

   This move-in ready three-bedroom, two-bathroom home is located in the established Broadmoor neighbourhood. The inviting interior features a cozy fireplace as the centerpiece of the main living area, creating a warm and welcoming atmosphere. The kitchen is equipped with functional black appliances and durable granite countertops, offering a stylish space for meal preparation. The primary bedroom provides ample storage with a large walk-in closet. Outside, the property includes a private, fully fenced yard, providing a secure space for outdoor entertaining or gardening. This home is conveniently located near Palmetto and major highways, offering an easy commute and a short drive to the Atlanta metro area. Schedule your private showing today!

2. 2026-05-13
   status Pending 749-char remark

   Show marketing remark (749 chars)

   This move-in ready three-bedroom, two-bathroom home is located in the established Broadmoor neighbourhood. The inviting interior features a cozy fireplace as the centerpiece of the main living area, creating a warm and welcoming atmosphere. The kitchen is equipped with functional black appliances and durable granite countertops, offering a stylish space for meal preparation. The primary bedroom provides ample storage with a large walk-in closet. Outside, the property includes a private, fully fenced yard, providing a secure space for outdoor entertaining or gardening. This home is conveniently located near Palmetto and major highways, offering an easy commute and a short drive to the Atlanta metro area. Schedule your private showing today!

3. 2026-05-04
   listed $254,900 New 749-char remark

   Show marketing remark (749 chars)

   This move-in ready three-bedroom, two-bathroom home is located in the established Broadmoor neighbourhood. The inviting interior features a cozy fireplace as the centerpiece of the main living area, creating a warm and welcoming atmosphere. The kitchen is equipped with functional black appliances and durable granite countertops, offering a stylish space for meal preparation. The primary bedroom provides ample storage with a large walk-in closet. Outside, the property includes a private, fully fenced yard, providing a secure space for outdoor entertaining or gardening. This home is conveniently located near Palmetto and major highways, offering an easy commute and a short drive to the Atlanta metro area. Schedule your private showing today!

4. 2026-05-04
   listed $254,900 Active 749-char remark

   Show marketing remark (749 chars)

   This move-in ready three-bedroom, two-bathroom home is located in the established Broadmoor neighbourhood. The inviting interior features a cozy fireplace as the centerpiece of the main living area, creating a warm and welcoming atmosphere. The kitchen is equipped with functional black appliances and durable granite countertops, offering a stylish space for meal preparation. The primary bedroom provides ample storage with a large walk-in closet. Outside, the property includes a private, fully fenced yard, providing a secure space for outdoor entertaining or gardening. This home is conveniently located near Palmetto and major highways, offering an easy commute and a short drive to the Atlanta metro area. Schedule your private showing today!

5. 2022-11-07
   historical
6. 2022-08-26
   soldstatus $212,900
7. 2022-08-02
   soldstatus $183,000
8. 2002-11-13
   soldstatus $117,000

ⓘ 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: $2,900 · $242/mo
• Projected year-2 tax: $2,900 · $242/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 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,893
• − Mortgage interest: −$14,278
• − Property taxes: −$2,900
• − Insurance: −$1,274
• − Repairs & maintenance: −$2,071
• − Management: −$2,071
• − Depreciation: −$7,415
• Taxable loss: −$4,118
• Est. tax savings @ 24.0%: +$988
• After-tax cash flow: $1,229/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 — Palmetto

• Score: 61/100
• State rank: #329
• US rank: #17351

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palmetto, GA
• County: Fulton County · 1,094,430 people
• City population: 10,874
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 10,874
• Household income: $91,349
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 206.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Black 42% White 36% Hispanic / Latino 18% Two or more races 5%
• Hispanic origin (detail): Mexican 13% Puerto Rican 3%
• Common ancestry: Iranian 1% Serbian 1% Romanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 84% English-only · Spanish 14% Russian/Polish/Slavic 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: ▼ -73.29%
• Current HPI: 258.4993
• Rent YoY: —
• 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

+120.7% since first listed

10 events — show timeline

• 2026-05-29 Sold (MLS) $258,200 GAMLS
• 2026-05-29 Sold (MLS) $258,200 FMLS
• 2026-05-13 Pending — GAMLS
• 2026-05-13 Pending — FMLS
• 2026-05-04 Listed $254,900 GAMLS
• 2026-05-04 Listed $254,900 FMLS
• 2022-11-07 Rental Removed — RENT.
• 2022-08-26 Sold (Public Records) $212,900 Public Records
• 2022-08-02 Sold (Public Records) $183,000 Public Records
• 2002-11-13 Sold (Public Records) $117,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $2,900 · +26.4% YoY. Source: county tax records.