2120 Knighton Dr · South Fulton, GA 30349

$289,900

3 bd · 2.0 ba · 1,333 sqft · SingleFamily public records · 19 Days on market

Built 2025 0.29 ac lot

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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).

• Cash flow +12.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• 1% rule +4.0/10.0
• DSCR +3.8/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This newly constructed single-family home, completed in 2025, is in an established neighborhood and offers a bright, open-concept layout filled with natural light. * * * 100% Financing Available for qualified buyers with preferred lender. * * * With modern finishing throughout and thoughtfully designed living spaces, the home combines comfort, style, and functionality. The main living areas feature durable laminate flooring throughout, creating a seamless and low-maintenance living environment. The kitchen is finished with granite countertops and equipped with a full package of brand-new stainless-steel appliances, including a refrigerator, electric range, microwave, dishwasher, and

Key facts

• Walk-in closet
• Granite countertops
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• DURABLE LAMINATE FLOORING
• GRANITE COUNTERTOPS
• STAINLESS-STEEL APPLIANCES
• WALK-IN CLOSET
• PRIVATE EN-SUITE BATHROOM

Property features AI

Finance

• Other: Near public transport; Walkable to schools; Near shopping
• HOA & community: No HOA; Association fees: None

Exterior

• Parking: Carport (2 parking spaces)
• Utilities: Public water; Public sewer; Electricity available; High speed internet available; Cable available; Sewer connected; Water available
• Home design: Single family residence; House; New construction; Facing information not provided
• Construction: Built in 2025; Composition roof; Other construction materials
• Exterior features: Back yard; Chain link fencing; Level lot

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: High ceilings; Vaulted ceilings; Multi/split levels; Bonus room; Den
• Laundry & utility: Washer; Dryer; Laundry located in kitchen; Laundry closet

🏗️ New construction. The $289,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $205,282.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-23 ($-271/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (30.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (36.4% below list).
• Recommended offer: $184k (36.4% 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.
• Zoned schools: Heritage Elementary School (math 12% / reading 22%, grade F, #936 of 1,228 statewide, top 79%, 469 students, 100% FRL); Mcnair Middle School (math 8% / reading 12%, grade F, #433 of 470 statewide, top 93%, 888 students, 100% FRL); Banneker High School (math 24% / reading 75%, grade D+, #28 of 424 statewide, top 7%, 1,610 students, 100% FRL) — zoned schools average 100% FRL vs 41% district-wide (59 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 51% district-wide (-26 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; 651 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); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($1k loan paydown + $21k 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 $57k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($286k) 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.
• Current owner paid $61k; list at $290k implies a 375% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,428 (36.4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.90% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.47%
• DSCR: 0.98
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $205,282
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2065 Sandgate Cir	0.06mi	3/2.0	1,352 (+1%)	11mo	$200,000	$148	86
2145 Sandgate Cir	0.10mi	3/3.0	1,365 (+2%)	12mo	$190,000	$139	78
6006 Radford Dr	0.21mi	3/2.0	1,240 (-7%)	2mo	$200,000	$161	77
1969 Banks Way	0.37mi	3/2.5	1,304 (-2%)	3mo	$194,000	$149	75
1960 Banks Way	0.37mi	3/2.0	1,397 (+5%)	12mo	$215,000	$154	65
5998 Radford Dr	0.25mi	3/2.0	1,204 (-10%)	13mo	$200,000	$166	62
6198 Radford Dr	0.28mi	3/2.0	1,212 (-9%)	18mo	$225,400	$186	57
6125 Dunbritan Ln	0.34mi	3/2.5	1,528 (+15%)	12mo	$192,000	$126	48
1836 Whitworth Dr	0.71mi	4/3.0 (+1)	1,420 (+6%)	6mo	$250,000	$176	42

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: 23.3%
• Equity multiple: 2.86×
• Total profit: $106,700
• Equity at exit: $184,934

10-year hold

• IRR: 20.2%
• Equity multiple: 6.37×
• Total profit: $308,528
• Equity at exit: $398,818

Cash invested: $57,479 (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: 13.1×

Monthly cashflow live

• Estimated rent: $1,844 high
• Mortgage (P&I): −$1,077
• Tax from tax record: −$318 /mo · $3,810/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $-23

Break-even live

Break-even rent $1,873

Max offer price $201,291

Occupancy floor 96%

Sensitivity live

Price	-10% $94	-5% $36	+0% $-23	+5% $-81	+10% $-139
Rent	-10% $-168	-5% $-95	+0% $-23	+5% $50	+10% $123
Rate	-1.0pp $81	-0.5pp $30	base $-23	+0.5pp $-76	+1.0pp $-130

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: $51,320
• Closing costs: $6,158
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6165 Radford Dr Riverdale, GA	3.0	2.0	1232	$1,799	$1.46	25d	1	0.22mi
6165 Radford Dr Riverdale, GA	3.0	2.0	1232	$1,750	$1.42	22d	1	0.22mi
6165 Radford Dr Riverdale, GA	3.0	2.0	1232	$1,799	$1.46	44d	1	0.22mi
6165 Radford Dr Riverdale, GA	3.0	2.0	1232	$1,695	$1.38	6d	1	0.22mi
2014 Radford Ct Riverdale, GA	3.0	1.5	1190	$1,665	$1.40	44d	1	0.28mi
2300 Flat Shoals Rd Unit 2 Riverdale, GA	2.0	3.0	1000	$1,425	$1.43	25d	1	0.35mi
5866 Summerglen Ln Atlanta, GA	3.0	2.0	1400	$1,450	$1.04	44d	1	0.40mi
6027 Oak Bend Ct Riverdale, GA	3.0	2.5	1530	$2,070	$1.35	6d	1	0.45mi
6048 Oak Bend Ct Riverdale, GA	3.0	2.5	1500	$1,750	$1.17	22d	1	0.46mi
6078 Oak Bend Ct Riverdale, GA	3.0	2.5	1622	$1,800	$1.11	25d	1	0.51mi
5730 N Castlegate Dr Unit A Atlanta, GA	2.0	2.5	1125	$1,395	$1.24	44d	1	0.65mi
6310 Thornhedge Dr Riverdale, GA	4.0	2.0	1600	$2,400	$1.50	25d	1	0.66mi
2555 Flat Shoals Rd #401 Atlanta, GA	3.0	2.5	1550	$2,050	$1.32	44d	1	0.67mi
1857 Whitworth Dr Riverdale, GA	4.0	3.0	1857	$1,888	$1.02	44d	1	0.69mi
2555 Flat Shoals Rd #3005 Atlanta, GA	3.0	2.5	1724	$1,850	$1.07	6d	1	0.70mi
2555 Flat Shoals Rd #404 College Park, GA	3.0	2.5	1408	$1,700	$1.21	25d	1	0.74mi
6104 Camden Forrest Ct Riverdale, GA	2.0	2.5	1812	$1,700	$0.94	44d	1	0.75mi
6115 Camden Forrest Dr Riverdale, GA	2.0	2.5	1100	$1,600	$1.45	19d	1	0.78mi
6370 Olmadison Pl Atlanta, GA	3.0	2.5	1440	$1,795	$1.25	44d	1	0.78mi
6368 Olmadison Pl Atlanta, GA	3.0	2.5	1428	$1,656	$1.16	11d	1	0.78mi
395 Fox Trail Dr Atlanta, GA	3.0	2.0	1400	$1,980	$1.41	12d	1	0.79mi
6076 Camden Forrest Dr Riverdale, GA	3.0	2.5	1566	$1,700	$1.09	6d	1	0.83mi
2310 Bigwood Trl Atlanta, GA	3.0	2.5	1580	$2,600	$1.65	25d	1	0.84mi
2184 Olmadison Vw Atlanta, GA	2.0	2.0	1236	$1,985	$1.61	19d	1	0.86mi
2285 Bigwood Trl Atlanta, GA	3.0	2.5	1580	$1,740	$1.10	2d	1	0.87mi
5477 Denny Dr Atlanta, GA	4.0	3.0	1500	$1,650	$1.10	44d	1	0.88mi
2500 Pleasant Hill Rd Atlanta, GA	2.0–3.0	1.5–2.5	1405	$1,449	$1.03	25d	2	0.89mi
2373 Bigwood Trl Atlanta, GA	3.0	2.5	1566	$1,845	$1.18	25d	1	0.90mi
320 Emerald Green Ct Atlanta, GA	3.0	2.0	1575	$2,050	$1.30	44d	1	0.90mi
6278 Rockaway Rd Atlanta, GA	3.0	2.5	1524	$2,000	$1.31	44d	1	0.90mi
6108 Camden Forrest Cv Riverdale, GA	2.0	2.0	1040	$1,360	$1.31	25d	1	0.93mi
6090 Emerald Pointe Cir Atlanta, GA	3.0	2.0	1200	$1,875	$1.56	19d	1	0.96mi
1875 E Pleasant Hill Rd Atlanta, GA	1.0–2.0	1.0–2.0	942	$1,595	$1.69	2d	21	0.98mi
1736 Broad River Rd Atlanta, GA	3.0	2.5	1558	$1,731	$1.11	25d	1	0.99mi
6454 W Fayetteville Rd Riverdale, GA	3.0	2.0	1204	$1,950	$1.62	21d	1	1.00mi
5515 Scofield Rd Atlanta, GA	3.0	2.0	1109	$1,788	$1.61	11d	1	1.00mi
2592 Rocky Ct Atlanta, GA	2.0	2.5	1424	$2,000	$1.40	44d	1	1.01mi
1748 Broad River Rd Atlanta, GA	2.0	2.5	1352	$1,800	$1.33	44d	1	1.02mi
6056 Carriage Ct Atlanta, GA	3.0	2.0	1400	$1,599	$1.14	6d	1	1.02mi
5914 Grande River Rd Atlanta, GA	3.0	2.5	1780	$2,210	$1.24	44d	1	1.03mi

Listing history 17 events

1. 2026-06-10
   status $289,900 Under Contract 19 DOM
2. 2026-06-09
   days on market $289,900 Active 19 DOM
3. 2026-06-08
   days on market $289,900 Active 18 DOM
4. 2026-06-07
   days on market $289,900 Active 17 DOM
5. 2026-06-04
   statusdays on market $289,900 Active 14 DOM
6. 2026-06-03
   days on market $289,900 New 13 DOM
7. 2026-06-01
   days on market $289,900 New 11 DOM
8. 2026-05-31
   days on market $289,900 New 10 DOM
9. 2026-05-21
   listed $289,900 New
10. 2026-05-01
    historical
11. 2026-04-21
    price $325,000
12. 2026-04-11
    price $339,000
13. 2026-02-25
    price $345,000
14. 2026-01-29
    listed $360,000 New
15. 2026-01-26
    historical
16. 1984-06-07
    soldstatus $61,000
17. 1984-05-29
    soldstatus $49,000

ⓘ 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: $3,810 · $318/mo
• Projected year-2 tax: $3,810 · $318/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 · 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: $22,131
• − Mortgage interest: −$11,499
• − Property taxes: −$3,810
• − Insurance: −$1,026
• − Repairs & maintenance: −$1,771
• − Management: −$1,771
• − Depreciation: −$5,972
• Taxable loss: −$3,717
• Est. tax savings @ 24.0%: +$892
• After-tax cash flow: $621/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

+491.6% since first listed

9 events — show timeline

• 2026-05-21 Listed $289,900 GAMLS
• 2026-05-01 Listing Removed — GAMLS
• 2026-04-21 Price Changed $325,000 GAMLS
• 2026-04-11 Price Changed $339,000 GAMLS
• 2026-02-25 Price Changed $345,000 GAMLS
• 2026-01-29 Listed $360,000 GAMLS
• 2026-01-26 Coming Soon — GAMLS
• 1984-06-07 Sold (Public Records) $61,000 Public Records
• 1984-05-29 Sold (Public Records) $49,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $3,810 · +9.6% YoY. Source: county tax records.