6665 Hidden Brook Trl · South Fulton, GA 30349

$179,900

4 bd · 2.5 ba · 1,095 sqft · SingleFamily public records · 64 Days on market

Built 1971 0.27 ac lot $164/sqft · 26% below area Est $242k · 26% 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 +23.3/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.5/10.0
• 1% rule +6.0/10.0
• 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

This well-positioned Atlanta home offers a functional layout with multiple living spaces designed for everyday comfort. The interior provides a natural flow between the main living area and kitchen, creating a practical setup for both relaxing and entertaining. With several bedrooms and flexible space options, the home can easily accommodate a variety of living needs. Situated in an established neighborhood, the property also features a spacious yard and convenient access to major roads, shopping, dining, and the airport, making it a great option for both homeowners and investors alike.

Key facts

• Spacious yard
• Convenient access
• Functional layout

Tags

• FUNCTIONAL LAYOUT
• MULTIPLE LIVING SPACES
• SPACIOUS YARD
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 35% 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 $19k of equity ($1k loan paydown + $18k 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 $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y ago; this cycle's ask has dropped $79k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $169,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.10% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.87%
• DSCR: 1.35
• GRM: 7.6

CMA / ARV

• ARV (median comp): $242,259
• List price: $179,900
• Delta: -25.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6470 Cedar Hurst Trl	0.28mi	4/2.5	1,150 (+5%)	9mo	$125,000	$109	71
3670 Leisure Ln	0.23mi	5/1.5 (+1)	1,230 (+12%)	11mo	$190,000	$154	51
3400 Flat Shoals Rd	0.30mi	3/2.0 (-1)	1,238 (+13%)	8mo	$140,000	$113	50

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: 29.2%
• Equity multiple: 3.28×
• Total profit: $115,059
• Equity at exit: $162,068

10-year hold

• IRR: 24.8%
• Equity multiple: 7.25×
• Total profit: $314,874
• Equity at exit: $349,506

Cash invested: $50,372 (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 30349

• Home prices YoY: 4.6%
• Rents YoY: 0.9%
• Active inventory: 651
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,975 high
• Mortgage (P&I): −$943
• Tax from tax record: −$212 /mo · $2,539/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $331

Break-even live

Break-even rent $1,557

Max offer price $179,900

Occupancy floor 78%

Sensitivity live

Price	-10% $432	-5% $381	+0% $331	+5% $280	+10% $229
Rent	-10% $174	-5% $253	+0% $331	+5% $409	+10% $487
Rate	-1.0pp $421	-0.5pp $376	base $331	+0.5pp $284	+1.0pp $236

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
325 Pointer Ct Atlanta, GA	3.0	2.0	1474	$1,620	$1.10	6d	1	0.25mi
6440 Connell Rd Atlanta, GA	3.0	2.0	1391	$1,695	$1.22	25d	1	0.29mi
6445 Connell Rd Atlanta, GA	3.0	2.0	1357	$1,856	$1.37	44d	1	0.30mi
2560 Foxlair Trl Atlanta, GA	4.0	2.0	1485	$1,795	$1.21	25d	1	0.33mi
3800 Leisure Ln Atlanta, GA	3.0	2.0	1198	$2,350	$1.96	22d	1	0.34mi
6500 Connell Rd Atlanta, GA	3.0	2.0	1483	$1,650	$1.11	25d	1	0.39mi
3500 Keels Ln Atlanta, GA	3.0	2.0	1272	$1,755	$1.38	2d	1	0.45mi
6415 El Caudillo Ct Atlanta, GA	3.0	3.0	1498	$2,800	$1.87	5d	1	0.53mi
6770 Buffington Rd Union City, GA	1.0–3.0	1.0–2.0	950	$1,699	$1.79	2d	24	0.66mi
4050 Morgan Rd Union City, GA	1.0–3.0	1.0–2.0	988	$1,750	$1.77	6d	21	0.85mi
7045 Birling Dr Atlanta, GA	4.0	3.0	1488	$1,765	$1.19	44d	1	1.13mi
6345 Peppermill Ln Atlanta, GA	3.0	2.5	1224	$1,800	$1.47	44d	1	1.14mi
6450 Peppermill Ln Atlanta, GA	4.0	2.0	1188	$1,531	$1.29	25d	1	1.17mi
7060 Kimberly Mill Rd Atlanta, GA	3.0	1.0	1056	$1,425	$1.35	6d	1	1.23mi
2820 Greenbower Ct Atlanta, GA	3.0	2.0	1338	$1,730	$1.29	4d	1	1.28mi
4128 Flat Trl Union City, GA	3.0	2.5	1450	$1,700	$1.17	44d	1	1.34mi
3105 Garnet Way Atlanta, GA	3.0	2.0	1470	$1,660	$1.13	13d	1	1.36mi
6230 Cedar Wood Dr Atlanta, GA	3.0	2.0	1238	$1,694	$1.37	44d	1	1.38mi
6237 Hickory Lane Cir Union City, GA	4.0	2.5	1420	$2,300	$1.62	25d	1	1.38mi
3206 Pine Tree Trl Unit 15C Atlanta, GA	3.0	2.5	1466	$1,950	$1.33	5d	1	1.44mi

Listing history 38 events

1. 2026-06-18
   days on market $179,900 Active 64 DOM
2. 2026-06-17
   days on market $179,900 Active 63 DOM
3. 2026-06-16
   days on market $179,900 Active 62 DOM
4. 2026-06-15
   days on market $179,900 Active 61 DOM
5. 2026-06-13
   pricedays on market $179,900 Active 59 DOM
6. 2026-06-09
   days on market $189,999 Active 55 DOM
7. 2026-06-08
   days on market $189,999 Active 54 DOM
8. 2026-06-07
   days on market $189,999 Active 53 DOM
9. 2026-06-04
   days on market $189,999 Active 50 DOM
10. 2026-06-03
    days on market $189,999 Active 49 DOM
11. 2026-06-01
    days on market $189,999 Active 47 DOM
12. 2026-05-31
    days on market $189,999 Active 46 DOM
13. 2026-05-11
    price $199,950 593-char remark

    Show marketing remark (593 chars)

    This well-positioned Atlanta home offers a functional layout with multiple living spaces designed for everyday comfort. The interior provides a natural flow between the main living area and kitchen, creating a practical setup for both relaxing and entertaining. With several bedrooms and flexible space options, the home can easily accommodate a variety of living needs. Situated in an established neighborhood, the property also features a spacious yard and convenient access to major roads, shopping, dining, and the airport, making it a great option for both homeowners and investors alike.

14. 2026-05-11
    price $199,950 593-char remark

    Show marketing remark (593 chars)

    This well-positioned Atlanta home offers a functional layout with multiple living spaces designed for everyday comfort. The interior provides a natural flow between the main living area and kitchen, creating a practical setup for both relaxing and entertaining. With several bedrooms and flexible space options, the home can easily accommodate a variety of living needs. Situated in an established neighborhood, the property also features a spacious yard and convenient access to major roads, shopping, dining, and the airport, making it a great option for both homeowners and investors alike.

15. 2026-04-15
    listed $259,000 New 593-char remark

    Show marketing remark (593 chars)

    This well-positioned Atlanta home offers a functional layout with multiple living spaces designed for everyday comfort. The interior provides a natural flow between the main living area and kitchen, creating a practical setup for both relaxing and entertaining. With several bedrooms and flexible space options, the home can easily accommodate a variety of living needs. Situated in an established neighborhood, the property also features a spacious yard and convenient access to major roads, shopping, dining, and the airport, making it a great option for both homeowners and investors alike.

16. 2026-04-15
    listed $259,000 Active 593-char remark

    Show marketing remark (593 chars)

    This well-positioned Atlanta home offers a functional layout with multiple living spaces designed for everyday comfort. The interior provides a natural flow between the main living area and kitchen, creating a practical setup for both relaxing and entertaining. With several bedrooms and flexible space options, the home can easily accommodate a variety of living needs. Situated in an established neighborhood, the property also features a spacious yard and convenient access to major roads, shopping, dining, and the airport, making it a great option for both homeowners and investors alike.

17. 2021-05-27
    soldstatus $180,000
18. 2021-05-24
    soldstatus $180,000 Closed
19. 2021-05-21
    soldstatus $180,000 Sold
20. 2021-05-13
    historical
21. 2021-05-08
    status Pending
22. 2021-05-05
    historical Active Under Contract
23. 2021-05-03
    status Under Contract
24. 2021-04-30
    listed $175,000 New
25. 2021-04-28
    listed $175,000 Active
26. 2021-04-28
    listed $175,000 New
27. 2016-02-11
    price $26,000
28. 2016-02-10
    price $25,700
29. 2014-05-01
    historical
30. 2014-05-01
    listed $25,700 Active
31. 2013-07-30
    price $25,700
32. 2013-07-12
    soldstatus $26,000 Sold
33. 2013-07-12
    soldstatus $26,000 Sold
34. 2013-03-27
    status Under Contract
35. 2013-03-27
    price $26,000
36. 2013-02-26
    listed $25,700 New
37. 1989-05-02
    soldstatus $63,000
38. 1981-07-30
    soldstatus $43,338

ⓘ 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: $2,539 · $212/mo
• Projected year-2 tax: $2,539 · $212/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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°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: $23,704
• − Mortgage interest: −$10,077
• − Property taxes: −$2,539
• − Insurance: −$900
• − Repairs & maintenance: −$1,896
• − Management: −$1,896
• − Depreciation: −$5,233
• Taxable income: $1,162
• Est. tax owed @ 24.0%: −$279
• After-tax cash flow: $3,688/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

+361.4% since first listed

26 events — show timeline

• 2026-05-11 Price Changed $199,950 GAMLS
• 2026-05-11 Price Changed $199,950 FMLS
• 2026-04-15 Listed $259,000 FMLS
• 2026-04-15 Listed $259,000 GAMLS
• 2021-05-27 Sold (Public Records) $180,000 Public Records
• 2021-05-24 Sold (MLS) $180,000 FMLS
• 2021-05-21 Sold (MLS) $180,000 GAMLS
• 2021-05-13 Listing Removed — GAMLS
• 2021-05-08 Pending — FMLS
• 2021-05-05 Contingent — FMLS
• 2021-05-03 Pending — GAMLS
• 2021-04-30 Listed $175,000 GAMLS
• 2021-04-28 Listed $175,000 GAMLS
• 2021-04-28 Listed $175,000 FMLS
• 2016-02-11 Price Changed $26,000 FMLS
• 2016-02-10 Price Changed $25,700 FMLS
• 2014-05-01 Listing Removed — FMLS
• 2014-05-01 Listed $25,700 FMLS
• 2013-07-30 Price Changed $25,700 GAMLS
• 2013-07-12 Sold (MLS) $26,000 GAMLS
• 2013-07-12 Sold (MLS) $26,000 FMLS
• 2013-03-27 Pending — GAMLS
• 2013-03-27 Price Changed $26,000 GAMLS
• 2013-02-26 Listed $25,700 GAMLS
• 1989-05-02 Sold (Public Records) $63,000 Public Records
• 1981-07-30 Sold (Public Records) $43,338 Public Records

Property tax history

+9.8%/yr

Latest (2025): $2,539 · -0.0% YoY. Source: county tax records.