3765 Holiday Ln · South Fulton, GA 30349

$277,000

3 bd · 2.0 ba · 2,085 sqft · SingleFamily public records · 97 Days on market

Built 2000 9,517 sqft lot $133/sqft · 17% below area Est $336k · 17% under

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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 +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +9.0/30.0
• Schools +4.5/10.0
• 1% rule +3.2/10.0
• Rent growth +2.7/5.0
• DSCR +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunity in Atlanta featuring a 3 bedroom, 2 bathroom home with a spacious layout and attached garage. The property offers multiple living areas and presents an opportunity for updates and personalization. Conveniently located with access to local amenities, schools, and major roadways. Property is being sold as is. Cash or renovation financing only. Buyer to verify all information and complete their own due diligence.

Key facts

• 9,517 sq ft lot
• 2 garage spots
• Built 2000

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $277k.

Deal economics

• At list price, monthly cash flow is $-218 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (13.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (18.5% below list).
• Recommended offer: $226k (18.5% below list) — sets the bar for 1% rule.

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.
• Market conditions: Rents flat; 651 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).
• This rent runs 40% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $18k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $180k; list at $277k implies a 54% 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 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,769 (18.5% 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 97 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 0.82% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.38%
• DSCR: 0.85
• GRM: 10.2

CMA / ARV

• ARV (median comp): $335,547
• List price: $277,000
• Delta: -17.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7597 Cole Ln	0.17mi	4/2.5 (+1)	2,094 (+0%)	13mo	$345,000	$165	73
7660 Cole Ln	0.20mi	4/2.5 (+1)	2,145 (+3%)	21mo	$296,000	$138	62
7525 Cole Ln	0.06mi	4/3.0 (+1)	2,310 (+11%)	24mo	$357,500	$155	50
3891 Margaux Dr	0.64mi	4/2.5 (+1)	2,288 (+10%)	2mo	$325,500	$142	45
315 Amhurst Pkwy	0.58mi	4/3.0 (+1)	1,912 (-8%)	8mo	$280,000	$146	43

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: 21.2%
• Equity multiple: 2.71×
• Total profit: $132,474
• Equity at exit: $249,544

10-year hold

• IRR: 18.8%
• Equity multiple: 6.06×
• Total profit: $392,723
• Equity at exit: $538,150

Cash invested: $77,560 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,258 high
• Mortgage (P&I): −$1,453
• Tax from tax record: −$434 /mo · $5,208/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $-218

Break-even live

Break-even rent $2,534

Max offer price $238,414

Occupancy floor —

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: $69,250
• Closing costs: $8,310
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3075 Pebble Creek Ln Atlanta, GA	4.0	2.5	2128	$2,290	$1.08	21d	1	0.67mi
3171 Redwood Run Atlanta, GA	2.0	1.0	1938	$1,500	$0.77	43d	1	0.74mi
7445 Absinth Dr Atlanta, GA	3.0	2.5	2329	$2,850	$1.22	24d	1	0.77mi
7510 Old Chapel Atlanta, GA	4.0	2.5	2469	$2,595	$1.05	43d	1	0.79mi
7622 Absinth Dr Atlanta, GA	3.0	2.5	2122	$2,535	$1.19	43d	1	1.16mi

Listing history 17 events

1. 2026-06-18
   days on market $277,000 Active 97 DOM
2. 2026-06-17
   days on market $277,000 Active 96 DOM
3. 2026-06-16
   days on market $277,000 Active 95 DOM
4. 2026-06-15
   days on market $277,000 Active 94 DOM
5. 2026-06-13
   pricedays on market $277,000 Active 92 DOM
6. 2026-06-09
   days on market $286,000 Active 88 DOM
7. 2026-06-08
   days on market $286,000 Active 87 DOM
8. 2026-06-07
   days on market $286,000 Active 86 DOM
9. 2026-06-04
   days on market $286,000 Active 83 DOM
10. 2026-06-03
    days on market $286,000 Active 82 DOM
11. 2026-06-01
    days on market $286,000 Active 80 DOM
12. 2026-05-31
    days on market $286,000 Active 79 DOM
13. 2026-05-15
    price $286,000 425-char remark

    Show marketing remark (390 chars)

    Opportunity in Atlanta featuring a 3 bedroom, 2 bathroom home with a spacious layout and attached garage. The property offers multiple living areas and provides an opportunity for updates and personalization. Conveniently located with access to local amenities, schools, and major roadways. Property is being sold as is. Buyer to verify all information and complete their own due diligence.

14. 2026-05-15
    price $286,000 390-char remark

    Show marketing remark (390 chars)

    Opportunity in Atlanta featuring a 3 bedroom, 2 bathroom home with a spacious layout and attached garage. The property offers multiple living areas and provides an opportunity for updates and personalization. Conveniently located with access to local amenities, schools, and major roadways. Property is being sold as is. Buyer to verify all information and complete their own due diligence.

15. 2026-03-13
    listed $295,000 New 425-char remark

    Show marketing remark (390 chars)

    Opportunity in Atlanta featuring a 3 bedroom, 2 bathroom home with a spacious layout and attached garage. The property offers multiple living areas and provides an opportunity for updates and personalization. Conveniently located with access to local amenities, schools, and major roadways. Property is being sold as is. Buyer to verify all information and complete their own due diligence.

16. 2026-03-13
    listed $295,000 Active 390-char remark

    Show marketing remark (390 chars)

    Opportunity in Atlanta featuring a 3 bedroom, 2 bathroom home with a spacious layout and attached garage. The property offers multiple living areas and provides an opportunity for updates and personalization. Conveniently located with access to local amenities, schools, and major roadways. Property is being sold as is. Buyer to verify all information and complete their own due diligence.

17. 2017-09-29
    soldstatus $179,827

ⓘ 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: $5,208 · $434/mo
• Projected year-2 tax: $5,208 · $434/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 2/10 Low
• 🌡 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,092
• − Mortgage interest: −$15,516
• − Property taxes: −$5,208
• − Insurance: −$1,385
• − Repairs & maintenance: −$2,167
• − Management: −$2,167
• − Depreciation: −$8,058
• Taxable loss: −$7,410
• Est. tax savings @ 24.0%: +$1,778
• After-tax cash flow: $-843/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

+59.0% since first listed

5 events — show timeline

• 2026-05-15 Price Changed $286,000 GAMLS
• 2026-05-15 Price Changed $286,000 FMLS
• 2026-03-13 Listed $295,000 FMLS
• 2026-03-13 Listed $295,000 GAMLS
• 2017-09-29 Sold (Public Records) $179,827 Public Records

Property tax history

+4.7%/yr

Latest (2025): $5,208 · -1.7% YoY. Source: county tax records.