5780 Bearing Way · South Fulton, GA 30349

$215,000

3 bd · 2.0 ba · 818 sqft · SingleFamily public records · 144 Days on market

Built 1984 0.29 ac lot $263/sqft · 14% above area Est $259k · 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
• Cash flow +14.8/30.0
• Appreciation +10.0/10.0
• DSCR +4.5/10.0
• Schools +4.5/10.0
• 1% rule +3.7/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Loft-Style Living with Endless Possibilities, No HOA! Welcome to this beautifully renovated loft-style home, thoughtfully designed to deliver a cozy, tranquil, and modern living experience. With its unique layout and no HOA restrictions, this property is an exceptional opportunity, ideal for a stylish primary residence, a social media content home, or a high-performing Airbnb investment. Step inside to discover a stunning two-story living room filled with natural light, creating an open and airy atmosphere. The versatile loft space overlooks the main living area and offers endless possibilities, transform it into a third bedroom, a home office, or a flexible lounge space tailored to your lifestyle. Outside, enjoy a spacious private yard perfect for entertaining family and friends, hosting barbecues, celebrations, or simply relaxing in your own outdoor retreat. Ideally located, this home provides convenient access to Hartsfield-Jackson Atlanta International Airport, premier shopping destinations, and a vibrant selection of dining and entertainment options. This is more than a home, it's an opportunity to live, create, and invest. Don't miss your chance to own a truly special property!

Key facts

• Spacious yard
• Versatile loft space
• 0.29 acre lot

Tags

• RENOVATED LOFT STYLE HOME
• SPACIOUS YARD
• VERSATILE LOFT SPACE
• TWO STORY LIVING ROOM
• EASY ACCESS TO AIRPORT
• ARRAY OF DINING OPTIONS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $58 ($693/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 $187k (12.9% below list).
• Recommended offer: $187k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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 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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 34% 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 $23k of equity ($1k 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 $60k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 4y ago; this cycle's ask has dropped $22k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $98k; list at $215k implies a 119% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,174 (12.9% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.87% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.15%
• DSCR: 1.05
• GRM: 9.6

CMA / ARV

• ARV (median comp): $258,801
• List price: $215,000
• Delta: -16.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 0.95% rent growth · sell at horizon

5-year hold

• IRR: 24.4%
• Equity multiple: 2.94×
• Total profit: $116,976
• Equity at exit: $193,689

10-year hold

• IRR: 21.1%
• Equity multiple: 6.56×
• Total profit: $334,508
• Equity at exit: $417,698

Cash invested: $60,200 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,872 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$204 /mo · $2,447/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $58

Break-even live

Break-even rent $1,799

Max offer price $215,000

Occupancy floor 92%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5740 Buffington Rd Atlanta, GA	1.0–3.0	1.0–2.5	964	$2,149	$2.23	3d	16	0.79mi
5750 Buffington Rd Atlanta, GA	1.0–3.0	1.0–2.0	1142	$1,702	$1.49	1d	19	0.88mi
5850 Old Bill Cook Rd Atlanta, GA	2.0	1.0	768	$1,450	$1.89	43d	1	1.19mi
5100 Welcome All Rd SW Atlanta, GA	1.0–3.0	1.0–2.5	1057	$1,600	$1.51	5d	5	1.36mi

Listing history 25 events

1. 2026-05-31
   days on market $215,000 Active 144 DOM
2. 2026-04-22
   price $215,000 1208-char remark

   Show marketing remark (1220 chars)

   Loft-Style Living with Endless Possibilities, No HOA! Welcome to this beautifully renovated loft-style home, thoughtfully designed to deliver a cozy, tranquil, and modern living experience. With its unique layout and no HOA restrictions, this property is an exceptional opportunity, ideal for a stylish primary residence, a social media content home, or a high-performing Airbnb investment. Step inside to discover a stunning two-story living room filled with natural light, creating an open and airy atmosphere. The versatile loft space overlooks the main living area and offers endless possibilities, transform it into a third bedroom, a home office, or a flexible lounge space tailored to your lifestyle. Outside, enjoy a spacious private yard perfect for entertaining family and friends, hosting barbecues, celebrations, or simply relaxing in your own outdoor retreat. Ideally located, this home provides convenient access to Hartsfield-Jackson Atlanta International Airport, premier shopping destinations, and a vibrant selection of dining and entertainment options. This is more than a home, it’s an opportunity to live, create, and invest. Don’t miss your chance to own a truly special property!

3. 2026-04-22
   price $215,000 1220-char remark

   Show marketing remark (1220 chars)

   Loft-Style Living with Endless Possibilities, No HOA! Welcome to this beautifully renovated loft-style home, thoughtfully designed to deliver a cozy, tranquil, and modern living experience. With its unique layout and no HOA restrictions, this property is an exceptional opportunity, ideal for a stylish primary residence, a social media content home, or a high-performing Airbnb investment. Step inside to discover a stunning two-story living room filled with natural light, creating an open and airy atmosphere. The versatile loft space overlooks the main living area and offers endless possibilities, transform it into a third bedroom, a home office, or a flexible lounge space tailored to your lifestyle. Outside, enjoy a spacious private yard perfect for entertaining family and friends, hosting barbecues, celebrations, or simply relaxing in your own outdoor retreat. Ideally located, this home provides convenient access to Hartsfield-Jackson Atlanta International Airport, premier shopping destinations, and a vibrant selection of dining and entertainment options. This is more than a home, it’s an opportunity to live, create, and invest. Don’t miss your chance to own a truly special property!

4. 2026-01-07
   listed $236,900 New 1208-char remark

   Show marketing remark (1220 chars)

   Loft-Style Living with Endless Possibilities, No HOA! Welcome to this beautifully renovated loft-style home, thoughtfully designed to deliver a cozy, tranquil, and modern living experience. With its unique layout and no HOA restrictions, this property is an exceptional opportunity, ideal for a stylish primary residence, a social media content home, or a high-performing Airbnb investment. Step inside to discover a stunning two-story living room filled with natural light, creating an open and airy atmosphere. The versatile loft space overlooks the main living area and offers endless possibilities, transform it into a third bedroom, a home office, or a flexible lounge space tailored to your lifestyle. Outside, enjoy a spacious private yard perfect for entertaining family and friends, hosting barbecues, celebrations, or simply relaxing in your own outdoor retreat. Ideally located, this home provides convenient access to Hartsfield-Jackson Atlanta International Airport, premier shopping destinations, and a vibrant selection of dining and entertainment options. This is more than a home, it’s an opportunity to live, create, and invest. Don’t miss your chance to own a truly special property!

5. 2026-01-07
   listed $236,900 Active 1220-char remark

   Show marketing remark (1220 chars)

   Loft-Style Living with Endless Possibilities, No HOA! Welcome to this beautifully renovated loft-style home, thoughtfully designed to deliver a cozy, tranquil, and modern living experience. With its unique layout and no HOA restrictions, this property is an exceptional opportunity, ideal for a stylish primary residence, a social media content home, or a high-performing Airbnb investment. Step inside to discover a stunning two-story living room filled with natural light, creating an open and airy atmosphere. The versatile loft space overlooks the main living area and offers endless possibilities, transform it into a third bedroom, a home office, or a flexible lounge space tailored to your lifestyle. Outside, enjoy a spacious private yard perfect for entertaining family and friends, hosting barbecues, celebrations, or simply relaxing in your own outdoor retreat. Ideally located, this home provides convenient access to Hartsfield-Jackson Atlanta International Airport, premier shopping destinations, and a vibrant selection of dining and entertainment options. This is more than a home, it’s an opportunity to live, create, and invest. Don’t miss your chance to own a truly special property!

6. 2025-10-30
   historical
7. 2025-10-30
   historical
8. 2025-10-22
   status Back On Market
9. 2025-10-21
   price $236,900
10. 2025-09-30
    historical
11. 2025-05-07
    status Back On Market
12. 2025-05-07
    status Active
13. 2025-04-13
    status Pending
14. 2025-04-13
    status Under Contract
15. 2025-03-20
    listed $240,000 Active
16. 2025-03-19
    historical
17. 2025-03-18
    listed $240,000 New
18. 2023-01-31
    historical
19. 2022-08-23
    status Back On Market
20. 2022-08-14
    status Under Contract
21. 2022-07-12
    listed $159,090 New
22. 2022-07-12
    historical
23. 2022-04-11
    listed $178,900 New
24. 2006-12-04
    soldstatus $98,000
25. 1984-08-16
    soldstatus $57,500

ⓘ 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: $2,447 · $204/mo
• Projected year-2 tax: $2,447 · $204/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 ≥105°F today · 19 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: $22,461
• − Mortgage interest: −$12,043
• − Property taxes: −$2,447
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,797
• − Management: −$1,797
• − Depreciation: −$6,255
• Taxable loss: −$2,952
• Est. tax savings @ 24.0%: +$709
• After-tax cash flow: $1,401/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: 10,694
• 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

+273.9% since first listed

24 events — show timeline

• 2026-04-22 Price Changed $215,000 GAMLS
• 2026-04-22 Price Changed $215,000 FMLS
• 2026-01-07 Listed $236,900 FMLS
• 2026-01-07 Listed $236,900 GAMLS
• 2025-10-30 Listing Removed — GAMLS
• 2025-10-30 Listing Removed — FMLS
• 2025-10-22 Relisted — GAMLS
• 2025-10-21 Price Changed $236,900 FMLS
• 2025-09-30 Listing Removed — GAMLS
• 2025-05-07 Relisted — GAMLS
• 2025-05-07 Relisted — FMLS
• 2025-04-13 Pending — FMLS
• 2025-04-13 Pending — GAMLS
• 2025-03-20 Listed $240,000 FMLS
• 2025-03-19 Coming Soon — FMLS
• 2025-03-18 Listed $240,000 GAMLS
• 2023-01-31 Listing Removed — GAMLS
• 2022-08-23 Relisted — GAMLS
• 2022-08-14 Pending — GAMLS
• 2022-07-12 Listing Removed — GAMLS
• 2022-07-12 Listed $159,090 GAMLS
• 2022-04-11 Listed $178,900 GAMLS
• 2006-12-04 Sold (Public Records) $98,000 Public Records
• 1984-08-16 Sold (Public Records) $57,500 Public Records

Property tax history

+4.2%/yr

Latest (2025): $2,447 · -7.4% YoY. Source: county tax records.