4709 Heath Ter · South Fulton, GA 30349

$225,000

3 bd · 2.0 ba · 1,628 sqft · SingleFamily public records · 5 Days on market

Built 2004 7,143 sqft lot Est $275k · 18% under $42/mo HOA · 2% of rent

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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 +20.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.4/10.0
• 1% rule +4.5/10.0
• 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

Welcome to 4709 Heath Terrace, a well-maintained home located in an established College Park subdivision. Inside, you'll find beautiful hardwood floors, abundant natural light, and a functional layout designed for everyday living. The spacious living areas provide plenty of room to gather, relax, or entertain, while the kitchen offers ample cabinet and counter space. The primary suite features a walk-in closet and a spacious bathroom with a separate garden tub and shower, creating a comfortable retreat at the end of the day. Additional bedrooms offer flexibility for family, guests, or a home office. Outside, enjoy a private backyard with space for entertaining, gardening, or simply relaxing. Conveniently located near Hartsfield-Jackson Atlanta International Airport, major highways, shopping, dining, and downtown Atlanta, this home combines comfort, convenience, and the appeal of an established neighborhood.

Key facts

• Walk-in closet
• Natural light
• Ample cabinet space

Tags

• HARDWOOD FLOORS
• NATURAL LIGHT
• FUNCTIONAL LAYOUT
• SPACIOUS LIVING AREAS
• AMPLE CABINET SPACE
• WALK-IN CLOSET

Property features AI

Finance

• Other: Directions: Use GPS; Road frontage: Other
• HOA & community: Annual association fee of $500 covering pool and tennis; association also provides swim and tennis amenities; Community clubhouse, pool, and tennis courts

Exterior

• Parking: Two total parking spaces; Attached garage with garage door opener, garage faces front; Driveway with level access; Open parking available
• Utilities: Public water; Public sewer; Electric service 110V and 220V (220V in laundry); Electricity and natural gas available
• Home design: One-level home; Vinyl siding; Composition roof; Slab foundation
• Construction: Vinyl siding construction; Composition roofing; Slab foundation
• Exterior features: Patio; Rain gutters; Paved road access

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator; Stained cabinets, pantry, tile countertops
• Bedrooms: Three main-level bedrooms; Primary bedroom on main level
• Flooring: Hardwood floors; Vinyl flooring
• Bathrooms: Two full bathrooms on the main level; Primary bath with tub/shower combo
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: One fireplace with gas starter in the living room; No common walls; Resale condition
• Laundry & utility: Laundry located in hall; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/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 $213k (5.3% below list).
• Recommended offer: $213k (5.3% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Lee Elementary School (math 32% / reading 42%, grade F, #485 of 1,228 statewide, top 41%, 481 students, 100% FRL); Camp Creek Middle School (math 17% / reading 32%, grade F, #301 of 470 statewide, top 66%, 644 students, 100% FRL); Westlake High School (math 27% / reading 5%, grade F, #287 of 424 statewide, top 68%, 2,461 students, 43% FRL) — zoned schools average 81% FRL vs 41% district-wide (40 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: Rents flat; 656 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $24k of equity ($2k loan paydown + $22k 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 $63k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y 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 $133k; list at $225k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $213,177 (5.3% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.95% ✗
• Cap rate: 7.81%
• Cash-on-cash: 5.44%
• DSCR: 1.24
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $275,132
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4714 Heath Ter	0.03mi	3/2.0	1,542 (-5%)	8mo	$260,000	$169	83
5016 Larkspur Ln	0.20mi	3/2.5	1,508 (-7%)	12mo	$260,000	$172	66
4569 Creekside Cv	0.42mi	4/2.5 (+1)	1,688 (+4%)	9mo	$270,000	$160	60
4924 Antelope Cv	0.16mi	3/2.0	1,386 (-15%)	13mo	$275,000	$198	57
4953 Antelope Cv	0.23mi	4/2.5 (+1)	1,870 (+15%)	3mo	$246,900	$132	55
215 Brookwood Cv	0.48mi	4/3.0 (+1)	1,600 (-2%)	15mo	$279,900	$175	53
4734 Brookwood Vw	0.54mi	3/2.0	1,392 (-14%)	8mo	$268,000	$193	44
125 Prattling Ct	0.33mi	3/2.5	1,422 (-13%)	21mo	$229,000	$161	44
4730 Blake Loop	0.47mi	3/2.5	1,467 (-10%)	24mo	$349,993	$239	40
4625 Diann Dr	0.42mi	4/2.5 (+1)	1,412 (-13%)	14mo	$225,000	$159	40
224 Prattling Ct	0.38mi	2/2.5 (-1)	1,422 (-13%)	22mo	$216,900	$153	36

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: 27.5%
• Equity multiple: 3.16×
• Total profit: $136,343
• Equity at exit: $202,698

10-year hold

• IRR: 23.5%
• Equity multiple: 7.02×
• Total profit: $379,057
• Equity at exit: $437,126

Cash invested: $63,000 (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: 656
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,132 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$83 /mo · $997/yr
• Insurance: −$94
• HOA: −$42
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $285

Break-even live

Break-even rent $1,771

Max offer price $225,000

Occupancy floor 82%

Sensitivity live

Price	-10% $413	-5% $349	+0% $285	+5% $222	+10% $158
Rent	-10% $117	-5% $201	+0% $285	+5% $370	+10% $454
Rate	-1.0pp $399	-0.5pp $343	base $285	+0.5pp $227	+1.0pp $168

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
479 Thistle Cv Atlanta, GA	3.0	2.0	1694	$1,785	$1.05	44d	1	0.19mi
5051 Larkspur Ln Atlanta, GA	3.0	2.0	1403	$1,885	$1.34	6d	1	0.24mi
4595 Blazing Trl Atlanta, GA	4.0	2.5	2248	$2,650	$1.18	44d	1	0.25mi
4925 Brookwood Pl Atlanta, GA	3.0	2.0	1248	$1,950	$1.56	6d	1	0.41mi
4813 Brookwood Pl Atlanta, GA	3.0	2.5	1624	$2,075	$1.28	44d	1	0.49mi
4959 Wolfcreek Vw Atlanta, GA	3.0	2.0	1230	$1,945	$1.58	25d	1	0.61mi
520 Dasheill Ln Atlanta, GA	4.0	2.5	2045	$2,410	$1.18	44d	1	0.72mi
5163 Rapahoe Trl Atlanta, GA	4.0	2.5	2060	$2,525	$1.23	0d	1	0.77mi
4980 Stonewall Tell Rd Atlanta, GA	3.0	2.0	1573	$3,612	$2.30	25d	1	0.97mi
4980 Stonewall Tell Rd Atlanta, GA	2.0	2.0	1222	$2,209	$1.81	23d	1	0.97mi
4980 Stonewall Tell Rd Atlanta, GA	2.0	2.0	1222	$2,209	$1.81	20d	1	0.97mi
435 Skif Pond Ct Atlanta, GA	4.0	3.0	1567	$2,228	$1.42	0d	1	1.08mi
5131 Forest Downs Ln Atlanta, GA	4.0	2.0	2112	$1,580	$0.75	4d	1	1.24mi
4001 Virginia Ln Atlanta, GA	3.0–4.0	2.0–2.5	1375	$2,000	$1.45	0d	8	1.40mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 5 events

1. 2026-06-10
   status $225,000 Pending 5 DOM
2. 2026-06-09
   days on market $225,000 Active 5 DOM
3. 2026-06-08
   days on market $225,000 Active 4 DOM
4. 2026-06-07
   remarks 699-char remark
5. 2026-06-07
   listed $225,000 Active 3 DOM

ⓘ 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: $997 · $83/mo
• Projected year-2 tax: $2,070 · $172/mo
• Expected delta: +$1,073/yr (+$89/mo · 107.7%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $25,581
• − Mortgage interest: −$12,603
• − Property taxes: −$997
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,046
• − Management: −$2,046
• − HOA: −$504
• − Depreciation: −$6,545
• Taxable loss: −$286
• Est. tax savings @ 24.0%: +$69
• After-tax cash flow: $3,493/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

+200.0% since first listed

9 events — show timeline

• 2026-06-04 Listed $225,000 FMLS
• 2026-06-04 Listed $225,000 GAMLS
• 2022-06-01 Listing Removed — GAMLS
• 2022-05-31 Relisted — GAMLS
• 2022-05-01 Pending — GAMLS
• 2022-04-25 Listed $249,000 GAMLS
• 2018-06-27 Sold (Public Records) $133,000 Public Records
• 2010-02-12 Sold (MLS) $75,000 FMLS
• 2010-01-13 Listing Removed — FMLS

Property tax history

-4.2%/yr

Latest (2025): $997 · +5.1% YoY. Source: county tax records.