3627 Uppark Dr · South Fulton, GA 30349

$309,900

4 bd · 2.5 ba · 1,857 sqft · SingleFamily public records · 20 Days on market

Built 2004 8,912 sqft lot $167/sqft · 14% below area Est $359k · 14% under $29/mo HOA · 1% of rent

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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).

• ARV discount +13.7/15.0
• Appreciation +10.0/10.0
• Cash flow +7.4/30.0
• Schools +4.5/10.0
• Rent growth +2.7/5.0
• 1% rule +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0

Listing remarks MLS

Recently renovated and loaded with upgrades, this beautiful home features an open-concept layout with formal living and dining areas, plus a spacious family room with fireplace flowing into the kitchen. Offers 3 bedrooms and 2.5 baths, including an oversized primary suite with a large walk-in closet and spa-like bath with separate shower and garden tub. Hardwood floors throughout the main level and all appliances included. Enjoy an expansive backyard-perfect for entertaining. Located in a desirable swim/tennis community with tree-lined streets and convenient access to the airport, interstates, and Downtown Atlanta. Exceptional value-this one won't last!

Key facts

• 8,912 sq ft lot
• 2 garage spots
• Built 2004

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-394 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (22.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (25.4% below list).
• Recommended offer: $231k (25.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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: Amana Academy School (math 47% / reading 52%, grade D, #264 of 1,228 statewide, top 23%, 731 students, 30% FRL, charter); Sandtown Middle School (math 24% / reading 35%, grade F, #249 of 470 statewide, top 55%, 1,057 students, 57% FRL); Westlake High School (math 27% / reading 5%, grade F, #287 of 424 statewide, top 68%, 2,461 students, 43% FRL) — zoned schools at 43% FRL track the district average.
• Zoned-school proficiency averages 32% at this address vs 51% district-wide (-19 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; 655 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 41% 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 $33k of equity ($2k loan paydown + $31k 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 ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $231,292 (25.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.75% ✗
• Cap rate: 4.77%
• Cash-on-cash: -5.45%
• DSCR: 0.76
• GRM: 11.2

CMA / ARV

• ARV (median comp): $359,153
• List price: $309,900
• Delta: -13.71%
• 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
125 Redsage Rdg	0.06mi	4/2.5	1,864 (+0%)	10mo	$335,000	$180	88
3592 Elk Horn Trl	0.27mi	3/2.5 (-1)	2,021 (+9%)	2mo	$320,122	$158	66
275 Alamosa Path SW	0.35mi	3/2.5 (-1)	1,980 (+7%)	5mo	$309,500	$156	64
3671 Uppark Dr	0.10mi	4/2.5	2,105 (+13%)	23mo	$375,000	$178	54
3885 Union Rd SW	0.39mi	4/3.0	1,636 (-12%)	18mo	$270,000	$165	45

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: 19.8%
• Equity multiple: 2.60×
• Total profit: $139,069
• Equity at exit: $279,182

10-year hold

• IRR: 17.8%
• Equity multiple: 5.85×
• Total profit: $420,742
• Equity at exit: $602,068

Cash invested: $86,772 (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: 655
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,313 high
• Mortgage (P&I): −$1,625
• Tax from tax record: −$438 /mo · $5,260/yr
• Insurance: −$129
• HOA: −$29
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $-394

Break-even live

Break-even rent $2,812

Max offer price $240,229

Occupancy floor —

Sensitivity live

Price	-10% $-219	-5% $-307	+0% $-394	+5% $-482	+10% $-570
Rent	-10% $-577	-5% $-486	+0% $-394	+5% $-303	+10% $-212
Rate	-1.0pp $-238	-0.5pp $-316	base $-394	+0.5pp $-475	+1.0pp $-556

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3643 Uppark Dr Atlanta, GA	3.0	2.5	1704	$2,100	$1.23	3d	1	0.07mi
5664 Wakehurst Dr Atlanta, GA	3.0	2.5	1835	$2,210	$1.20	45d	1	0.12mi
250 Alamosa Path SW Atlanta, GA	5.0	3.0	1958	$2,650	$1.35	3d	1	0.39mi
385 Yasmine Cv Atlanta, GA	4.0	2.5	2120	$2,495	$1.18	45d	1	0.39mi
4365 Stonewall Tell Rd Atlanta, GA	3.0	2.0	1460	$1,823	$1.25	45d	1	1.44mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 7 events

1. 2026-06-02
   status $309,900 Pending 20 DOM
2. 2026-06-01
   days on market $309,900 Active 20 DOM
3. 2026-05-31
   days on market $309,900 Active 19 DOM
4. 2026-05-12
   listed $309,900 New 661-char remark

   Show marketing remark (679 chars)

   Recently renovated and loaded with upgrades, this beautiful home features an open-concept layout with formal living and dining areas, plus a spacious family room with fireplace flowing into the kitchen. Offers 3 bedrooms and 2.5 baths, including an oversized primary suite with a large walk-in closet and spa-like bath with separate shower and garden tub. Hardwood floors throughout the main level and all appliances included. Enjoy an expansive backyard—perfect for entertaining. Located in a desirable swim/tennis community with tree-lined streets and convenient access to the airport, interstates, and Downtown Atlanta. Exceptional value—this one won’t last!

5. 2026-05-12
   listed $309,900 Active 679-char remark

   Show marketing remark (679 chars)

   Recently renovated and loaded with upgrades, this beautiful home features an open-concept layout with formal living and dining areas, plus a spacious family room with fireplace flowing into the kitchen. Offers 3 bedrooms and 2.5 baths, including an oversized primary suite with a large walk-in closet and spa-like bath with separate shower and garden tub. Hardwood floors throughout the main level and all appliances included. Enjoy an expansive backyard—perfect for entertaining. Located in a desirable swim/tennis community with tree-lined streets and convenient access to the airport, interstates, and Downtown Atlanta. Exceptional value—this one won’t last!

6. 2026-04-13
   historical $309,900 661-char remark

   Show marketing remark (679 chars)

   Recently renovated and loaded with upgrades, this beautiful home features an open-concept layout with formal living and dining areas, plus a spacious family room with fireplace flowing into the kitchen. Offers 3 bedrooms and 2.5 baths, including an oversized primary suite with a large walk-in closet and spa-like bath with separate shower and garden tub. Hardwood floors throughout the main level and all appliances included. Enjoy an expansive backyard—perfect for entertaining. Located in a desirable swim/tennis community with tree-lined streets and convenient access to the airport, interstates, and Downtown Atlanta. Exceptional value—this one won’t last!

7. 2026-04-13
   historical $309,900 679-char remark

   Show marketing remark (679 chars)

   Recently renovated and loaded with upgrades, this beautiful home features an open-concept layout with formal living and dining areas, plus a spacious family room with fireplace flowing into the kitchen. Offers 3 bedrooms and 2.5 baths, including an oversized primary suite with a large walk-in closet and spa-like bath with separate shower and garden tub. Hardwood floors throughout the main level and all appliances included. Enjoy an expansive backyard—perfect for entertaining. Located in a desirable swim/tennis community with tree-lined streets and convenient access to the airport, interstates, and Downtown Atlanta. Exceptional value—this one won’t last!

ⓘ 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: $5,260 · $438/mo
• Projected year-2 tax: $5,260 · $438/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 4/10 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,755
• − Mortgage interest: −$17,359
• − Property taxes: −$5,260
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,220
• − Management: −$2,220
• − HOA: −$348
• − Depreciation: −$9,015
• Taxable loss: −$10,218
• Est. tax savings @ 24.0%: +$2,452
• After-tax cash flow: $-2,280/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

+0.0% since first listed

4 events — show timeline

• 2026-05-12 Listed $309,900 GAMLS
• 2026-05-12 Listed $309,900 FMLS
• 2026-04-13 Coming Soon $309,900 GAMLS
• 2026-04-13 Coming Soon $309,900 FMLS

Property tax history

+5.2%/yr

Latest (2025): $5,260 · -0.3% YoY. Source: county tax records.