1695 Camden Forrest Way · South Fulton, GA 30296

$173,000

3 bd · 3.0 ba · 1,566 sqft · Townhouse public records · 9 Days on market

Built 2002 $110/sqft · 10% below area Est $193k · 10% under $125/mo HOA · 7% 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).

• Cash flow +16.5/30.0
• ARV discount +12.2/15.0
• 1% rule +5.9/10.0
• DSCR +5.1/10.0
• Rent growth +3.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all buyers and investors-back on the market at no fault of the seller and recently appraised at list price!!! Ready for a quick, smooth close. This 3 bed, 2.5 bath townhome keeps it simple and functional with a light-filled living space, galley kitchen, and private rear patio. Upstairs features a primary suite with its own bath, plus two additional bedrooms and a full hall bath. Two assigned parking spots and extra storage make day-to-day living easy.

Key facts

• $125 HOA
• Built 2002
• Listed 9 days

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $173k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $173k).
• Cap rate 7.0% 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 D — affects rentability + tenant quality, not the cash-flow math above.
• Clayton County (suburban): math 11% / reading 20% proficiency, ranked #155 of 174 in GA (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.5%/yr); 135 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).
• This rent runs 36% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Clayton County population projected at +29% 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.
• 4 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: moderate wind risk, 25% 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 $173,000

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. 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: 1.09% ✓
• Cap rate: 7.01%
• Cash-on-cash: 2.54%
• DSCR: 1.11
• GRM: 7.7

CMA / ARV

• ARV (median comp): $193,077
• List price: $173,000
• Delta: -10.40%
• 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
1695 Camden Forrest Way	0.00mi	3/2.0	1,566 (0%)	0mo	$160,000	$102	96
6073 Camden Forrest Dr	0.05mi	3/2.5	1,566 (0%)	3mo	$165,000	$105	94
1702 Camden Forrest Trl	0.10mi	3/2.0	1,566 (0%)	19mo	$210,000	$134	76
1121 Knight Walk NW	0.73mi	2/2.5 (-1)	1,361 (-13%)	7mo	$449,900	$331	31
1127 Knight Walk	0.73mi	2/2.5 (-1)	1,361 (-13%)	8mo	$459,000	$337	30

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 · 3.55% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.58×
• Total profit: $-20,307
• Equity at exit: $25,795

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-4,350
• Equity at exit: $14,958

Cash invested: $48,440 (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 30296

• Rents YoY: 3.5%
• Active inventory: 135
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,878 high
• Mortgage (P&I): −$907
• Tax from tax record: −$276 /mo · $3,316/yr
• Insurance: −$72
• HOA: −$125
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $103

Break-even live

Break-even rent $1,748

Max offer price $173,000

Occupancy floor 90%

Sensitivity live

Price	-10% $201	-5% $152	+0% $103	+5% $54	+10% $5
Rent	-10% $-46	-5% $29	+0% $103	+5% $177	+10% $251
Rate	-1.0pp $190	-0.5pp $147	base $103	+0.5pp $58	+1.0pp $12

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: $43,250
• Closing costs: $5,190
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6076 Camden Forrest Dr Riverdale, GA	3.0	2.5	1566	$1,700	$1.09	6d	1	0.05mi
6115 Camden Forrest Dr Riverdale, GA	2.0	2.5	1100	$1,600	$1.45	19d	1	0.13mi
6104 Camden Forrest Ct Riverdale, GA	2.0	2.5	1812	$1,700	$0.94	44d	1	0.14mi
1387 Cater Ln Riverdale, GA	4.0	2.5	2136	$2,095	$0.98	6d	1	0.30mi
6055 Yellowood Ct Atlanta, GA	3.0	3.0	2014	$2,181	$1.08	13d	1	0.32mi
1603 Blossom Dr Atlanta, GA	3.0	2.5	1550	$2,055	$1.33	2d	1	0.39mi
5853 Sepulveda Ln Atlanta, GA	4.0	2.0	1950	$1,999	$1.03	44d	1	0.44mi
6215 Stimson Way Riverdale, GA	3.0	2.0	1384	$1,805	$1.30	2d	1	0.48mi
5914 Grande River Rd Atlanta, GA	3.0	2.5	1780	$2,210	$1.24	44d	1	0.52mi
1857 Whitworth Dr Riverdale, GA	4.0	3.0	1857	$1,888	$1.02	44d	1	0.53mi
1410 Willow Dr Riverdale, GA	3.0	2.0	1365	$1,599	$1.17	44d	1	0.57mi
2014 Radford Ct Riverdale, GA	3.0	1.5	1190	$1,665	$1.40	44d	1	0.60mi
6310 Thornhedge Dr Riverdale, GA	4.0	2.0	1600	$2,400	$1.50	25d	1	0.62mi
1357 Heather Cir Riverdale, GA	3.0	2.0	1553	$1,794	$1.16	5d	1	0.64mi
6454 W Fayetteville Rd Riverdale, GA	3.0	2.0	1204	$1,950	$1.62	21d	1	0.75mi
6181 Harkness Ct Riverdale, GA	4.0	2.0	1355	$2,099	$1.55	44d	1	0.77mi
5692 Norman Ct Atlanta, GA	3.0	2.5	1770	$1,806	$1.02	6d	1	0.78mi
6165 Radford Dr Riverdale, GA	3.0	2.0	1232	$1,750	$1.42	22d	1	0.78mi
6165 Radford Dr Riverdale, GA	3.0	2.0	1232	$1,695	$1.38	6d	1	0.78mi
6165 Radford Dr Riverdale, GA	3.0	2.0	1232	$1,799	$1.46	25d	1	0.78mi
6165 Radford Dr Riverdale, GA	3.0	2.0	1232	$1,799	$1.46	44d	1	0.78mi
5801 Riverdale Rd Atlanta, GA	2.0	1.5	1150	$1,275	$1.11	6d	1	0.80mi
5866 Summerglen Ln Atlanta, GA	3.0	2.0	1400	$1,450	$1.04	44d	1	0.81mi
1857 Broad River Rd Atlanta, GA	3.0	2.5	1530	$1,950	$1.27	44d	1	0.82mi
1736 Broad River Rd Atlanta, GA	3.0	2.5	1558	$1,731	$1.11	25d	1	0.82mi
1561 Norman Xing Atlanta, GA	3.0	2.5	1436	$1,699	$1.18	44d	1	0.82mi
6616 Wellesley Dr Riverdale, GA	4.0	3.0	1652	$2,395	$1.45	22d	1	0.83mi
1748 Broad River Rd Atlanta, GA	2.0	2.5	1352	$1,800	$1.33	44d	1	0.85mi
1507 Pine Dr Atlanta, GA	1.0–3.0	1.0–2.0	1050	$1,576	$1.50	3d	9	0.86mi
1758 Broad River Rd Atlanta, GA	2.0	2.5	1384	$1,650	$1.19	3d	1	0.87mi
5626 Norman Ct Atlanta, GA	3.0	2.0	1344	$1,790	$1.33	44d	1	0.88mi
1770 Broad River Rd Atlanta, GA	3.0	2.5	1528	$1,831	$1.20	6d	1	0.91mi
1875 E Pleasant Hill Rd Atlanta, GA	1.0–2.0	1.0–2.0	942	$1,595	$1.69	2d	21	0.91mi
5730 N Castlegate Dr Unit A Atlanta, GA	2.0	2.5	1125	$1,395	$1.24	44d	1	0.95mi
5689 Isleworth Way Atlanta, GA	3.0	2.0	1248	$1,800	$1.44	15d	1	0.97mi
1610 Potomac Ct Atlanta, GA	3.0	3.0	1920	$2,255	$1.17	44d	1	0.98mi
5751 Riverdale Rd Atlanta, GA	2.0	1.5	1110	$1,450	$1.31	25d	3	0.99mi
2250 Sandgate Cir Atlanta, GA	4.0	3.0	1916	$2,100	$1.10	15d	1	1.03mi
1146 E Fayetteville Rd Riverdale, GA	3.0	2.0	1590	$1,781	$1.12	13d	1	1.03mi
5505 Park Pl S Atlanta, GA	2.0	2.0	1680	$1,800	$1.07	44d	1	1.04mi

HOA detail

• Monthly dues: $125 · $1,500/yr
• Likely covers: parking

Listing history 9 events

1. 2026-05-18
   listed $173,000 New 463-char remark

   Show marketing remark (463 chars)

   Calling all buyers and investors-back on the market at no fault of the seller and recently appraised at list price!!! Ready for a quick, smooth close. This 3 bed, 2.5 bath townhome keeps it simple and functional with a light-filled living space, galley kitchen, and private rear patio. Upstairs features a primary suite with its own bath, plus two additional bedrooms and a full hall bath. Two assigned parking spots and extra storage make day-to-day living easy.

2. 2026-05-03
   historical
3. 2026-05-01
   status Back On Market
4. 2026-04-19
   status Under Contract
5. 2026-03-25
   status Price Change
6. 2026-03-25
   price $173,000
7. 2026-03-04
   status Under Contract
8. 2026-02-02
   listed $179,900 New
9. 2010-11-17
   price $29,900

ⓘ 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: $3,316 · $276/mo
• Projected year-2 tax: $3,316 · $276/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,532
• − Mortgage interest: −$9,691
• − Property taxes: −$3,316
• − Insurance: −$865
• − Repairs & maintenance: −$1,803
• − Management: −$1,803
• − HOA: −$1,500
• − Depreciation: −$5,033
• Taxable loss: −$1,478
• Est. tax savings @ 24.0%: +$355
• After-tax cash flow: $1,587/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: Clayton County
• NCES district ID: 1301230
• Math proficiency: 11% ▼ -13.00%
• Reading proficiency: 20% ▼ -9.00%
• Median HH income: $42,266
• Composite: 13.41/100
• National rank: #9527
• State rank: #155 of 174 in GA

Livability — South Fulton

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Clayton County · 230,153 people
• City population: 127,674
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 27,045
• Household income: $63,292
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 1400.0

Population outlook (Clayton County) Hauer SSP2

• Today (2025): 310,777 people
• By 2030: 329,762 · +6.1%
• By 2040: 368,052 · +18.4%
• By 2050: 401,196 · +29.1%
• By 2075: 472,488 · +52.0%
• By 2100: 500,446 · +61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (81%)
• Race & ethnicity: Black 81% Hispanic / Latino 10% White 4% Asian 4% Two or more races 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Hispanic 2%
• Foreign-born: 14% · Canada, China, Vietnam
• Languages at home: 80% English-only · Spanish 9% Chinese 3% French/Haitian/Cajun 2%

Political lean MEDSL · Clayton

• 2024 margin: Solid D (+69.2) · D 84.3% · R 15.1%
• 2008→2024 swing: +2.8pp toward D · 2008: 66.4pp · 2024: 69.2pp
• All cycles: 2024: D+69.2 2020: D+70.9 2016: D+71.9 2012: D+70.1 2008: D+66.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -137.25%
• Current HPI: 209.7527
• Rent YoY: ▲ 3.55%
• 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

+478.6% since first listed

9 events — show timeline

• 2026-05-18 Listed $173,000 GAMLS
• 2026-05-03 Listing Removed — GAMLS
• 2026-05-01 Relisted — GAMLS
• 2026-04-19 Pending — GAMLS
• 2026-03-25 Relisted — GAMLS
• 2026-03-25 Price Changed $173,000 GAMLS
• 2026-03-04 Pending — GAMLS
• 2026-02-02 Listed $179,900 GAMLS
• 2010-11-17 Price Changed $29,900 GAMLS

Property tax history

+4.3%/yr

Latest (2025): $3,316 · -0.1% YoY. Source: county tax records.