510 Bradley Dr · Palmetto, GA 30268

$219,000

4 bd · 2.0 ba · 1,588 sqft · SingleFamily public records · 46 Days on market

Built 1962 3.16 ac lot $138/sqft · 7% below area Est $326k · 33% 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).

• Cash flow +23.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.2/10.0
• Schools +4.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step back in time with this charming 4 bedroom, 2 bathroom split level home full of character and potential. Built in the 1960s, this home is ready for someone with vision to make it their own. The upper level features three bedrooms and one full bathroom, while the lower level offers an additional bedroom and full bath, providing flexible space for guests, a home office, or multi generational living. Hardwood and carpet flooring run throughout the home, and the bathrooms showcase fun, vintage tile that adds personality and retro charm. Enjoy relaxing on the front porch overlooking the surrounding woodsy area, offering a peaceful, natural setting. A covered carport provides convenient parking and protection from the elements. In addition to the homesite, the 3-acre parcel to the right of the property is also included in the sale, expanding the possibilities even further. This additional acreage features a barn/storage area, perfect for equipment, hobbies, animals, or extra storage space. If you appreciate classic homes, extra land, and are looking for an opportunity to add your own updates and style, this property is full of potential and ready for its next chapter.

Key facts

• Covered carport
• Front porch
• Barn storage area

Tags

• SPLIT LEVEL HOME
• VINTAGE TILE
• FRONT PORCH
• COVERED CARPORT
• 3 ACRE PARCEL
• BARN STORAGE AREA

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $219k).
• Recommended offer: $212k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 3.6% in Palmetto — 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 61/100 on livability (#329 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, schools D-, amenities F.
• 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: 222 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 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: 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 $212,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.02% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.17%
• DSCR: 1.36
• GRM: 8.1

CMA / ARV

• ARV (median comp): $325,650
• List price: $219,000
• Delta: -32.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
390 Anna Ave	0.49mi	3/2.0 (-1)	1,608 (+1%)	1mo	$258,200	$161	70
529 Toombs #A St	0.24mi	3/2.0 (-1)	1,591 (+0%)	24mo	$315,000	$198	64
509 Honeysuckle Ln	0.32mi	4/2.0	1,614 (+2%)	23mo	$294,000	$182	63
622 Main St	0.46mi	3/2.0 (-1)	1,587 (-0%)	19mo	$262,000	$165	57
631 Carlton Pointe Dr	0.67mi	3/2.5 (-1)	1,520 (-4%)	2mo	$239,900	$158	53
658 Carlton Pointe Dr	0.67mi	3/2.5 (-1)	1,660 (+4%)	5mo	$155,000	$93	50
814 Carlton Pointe Pl	0.73mi	3/2.5 (-1)	1,688 (+6%)	2mo	$210,000	$124	47
590 Carlton Rd	0.56mi	4/2.0	1,454 (-8%)	20mo	$290,000	$199	43
649 Carlton Pointe Dr	0.63mi	3/2.0 (-1)	1,404 (-12%)	4mo	$208,000	$148	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.85×
• Total profit: $-8,955
• Equity at exit: $32,654

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $26,190
• Equity at exit: $18,935

Cash invested: $61,320 (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 30268

• Home prices YoY: -22.1%
• Active inventory: 222
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,243 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$115 /mo · $1,380/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $418

Break-even live

Break-even rent $1,715

Max offer price $219,000

Occupancy floor 76%

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Anna Ave Palmetto, GA	3.0	2.5	1716	$1,910	$1.11	43d	1	0.40mi
495 Anna Ave Palmetto, GA	3.0	2.0	1600	$2,255	$1.41	1d	1	0.46mi
512 Tori Ct Palmetto, GA	3.0	2.5	2222	$2,040	$0.92	44d	1	0.86mi
660 Magnolia Cir Palmetto, GA	3.0	2.5	1386	$1,965	$1.42	43d	1	1.02mi
553 Magnolia Cir Palmetto, GA	3.0	2.5	1386	$1,845	$1.33	22d	1	1.05mi
635 Magnolia Cir Palmetto, GA	3.0	2.5	1386	$1,690	$1.22	43d	1	1.07mi
552 Magnolia Cir Palmetto, GA	3.0	2.5	1386	$1,690	$1.22	24d	1	1.07mi

Listing history 8 events

1. 2026-05-13
   status Back On Market 1184-char remark

   Show marketing remark (1184 chars)

   Step back in time with this charming 4 bedroom, 2 bathroom split level home full of character and potential. Built in the 1960s, this home is ready for someone with vision to make it their own. The upper level features three bedrooms and one full bathroom, while the lower level offers an additional bedroom and full bath, providing flexible space for guests, a home office, or multi generational living. Hardwood and carpet flooring run throughout the home, and the bathrooms showcase fun, vintage tile that adds personality and retro charm. Enjoy relaxing on the front porch overlooking the surrounding woodsy area, offering a peaceful, natural setting. A covered carport provides convenient parking and protection from the elements. In addition to the homesite, the 3-acre parcel to the right of the property is also included in the sale, expanding the possibilities even further. This additional acreage features a barn/storage area, perfect for equipment, hobbies, animals, or extra storage space. If you appreciate classic homes, extra land, and are looking for an opportunity to add your own updates and style, this property is full of potential and ready for its next chapter.

2. 2026-05-13
   status Active 1184-char remark

   Show marketing remark (1184 chars)

   Step back in time with this charming 4 bedroom, 2 bathroom split level home full of character and potential. Built in the 1960s, this home is ready for someone with vision to make it their own. The upper level features three bedrooms and one full bathroom, while the lower level offers an additional bedroom and full bath, providing flexible space for guests, a home office, or multi generational living. Hardwood and carpet flooring run throughout the home, and the bathrooms showcase fun, vintage tile that adds personality and retro charm. Enjoy relaxing on the front porch overlooking the surrounding woodsy area, offering a peaceful, natural setting. A covered carport provides convenient parking and protection from the elements. In addition to the homesite, the 3-acre parcel to the right of the property is also included in the sale, expanding the possibilities even further. This additional acreage features a barn/storage area, perfect for equipment, hobbies, animals, or extra storage space. If you appreciate classic homes, extra land, and are looking for an opportunity to add your own updates and style, this property is full of potential and ready for its next chapter.

3. 2026-04-09
   status Pending 1184-char remark

   Show marketing remark (1184 chars)

   Step back in time with this charming 4 bedroom, 2 bathroom split level home full of character and potential. Built in the 1960s, this home is ready for someone with vision to make it their own. The upper level features three bedrooms and one full bathroom, while the lower level offers an additional bedroom and full bath, providing flexible space for guests, a home office, or multi generational living. Hardwood and carpet flooring run throughout the home, and the bathrooms showcase fun, vintage tile that adds personality and retro charm. Enjoy relaxing on the front porch overlooking the surrounding woodsy area, offering a peaceful, natural setting. A covered carport provides convenient parking and protection from the elements. In addition to the homesite, the 3-acre parcel to the right of the property is also included in the sale, expanding the possibilities even further. This additional acreage features a barn/storage area, perfect for equipment, hobbies, animals, or extra storage space. If you appreciate classic homes, extra land, and are looking for an opportunity to add your own updates and style, this property is full of potential and ready for its next chapter.

4. 2026-04-01
   status Under Contract 1184-char remark

   Show marketing remark (1184 chars)

   Step back in time with this charming 4 bedroom, 2 bathroom split level home full of character and potential. Built in the 1960s, this home is ready for someone with vision to make it their own. The upper level features three bedrooms and one full bathroom, while the lower level offers an additional bedroom and full bath, providing flexible space for guests, a home office, or multi generational living. Hardwood and carpet flooring run throughout the home, and the bathrooms showcase fun, vintage tile that adds personality and retro charm. Enjoy relaxing on the front porch overlooking the surrounding woodsy area, offering a peaceful, natural setting. A covered carport provides convenient parking and protection from the elements. In addition to the homesite, the 3-acre parcel to the right of the property is also included in the sale, expanding the possibilities even further. This additional acreage features a barn/storage area, perfect for equipment, hobbies, animals, or extra storage space. If you appreciate classic homes, extra land, and are looking for an opportunity to add your own updates and style, this property is full of potential and ready for its next chapter.

5. 2026-03-09
   historical Active Under Contract 1184-char remark

   Show marketing remark (1184 chars)

   Step back in time with this charming 4 bedroom, 2 bathroom split level home full of character and potential. Built in the 1960s, this home is ready for someone with vision to make it their own. The upper level features three bedrooms and one full bathroom, while the lower level offers an additional bedroom and full bath, providing flexible space for guests, a home office, or multi generational living. Hardwood and carpet flooring run throughout the home, and the bathrooms showcase fun, vintage tile that adds personality and retro charm. Enjoy relaxing on the front porch overlooking the surrounding woodsy area, offering a peaceful, natural setting. A covered carport provides convenient parking and protection from the elements. In addition to the homesite, the 3-acre parcel to the right of the property is also included in the sale, expanding the possibilities even further. This additional acreage features a barn/storage area, perfect for equipment, hobbies, animals, or extra storage space. If you appreciate classic homes, extra land, and are looking for an opportunity to add your own updates and style, this property is full of potential and ready for its next chapter.

6. 2026-03-09
   historical Active Under Contract 1184-char remark

   Show marketing remark (1184 chars)

   Step back in time with this charming 4 bedroom, 2 bathroom split level home full of character and potential. Built in the 1960s, this home is ready for someone with vision to make it their own. The upper level features three bedrooms and one full bathroom, while the lower level offers an additional bedroom and full bath, providing flexible space for guests, a home office, or multi generational living. Hardwood and carpet flooring run throughout the home, and the bathrooms showcase fun, vintage tile that adds personality and retro charm. Enjoy relaxing on the front porch overlooking the surrounding woodsy area, offering a peaceful, natural setting. A covered carport provides convenient parking and protection from the elements. In addition to the homesite, the 3-acre parcel to the right of the property is also included in the sale, expanding the possibilities even further. This additional acreage features a barn/storage area, perfect for equipment, hobbies, animals, or extra storage space. If you appreciate classic homes, extra land, and are looking for an opportunity to add your own updates and style, this property is full of potential and ready for its next chapter.

7. 2026-02-24
   listed $219,000 New 1184-char remark

   Show marketing remark (1184 chars)

   Step back in time with this charming 4 bedroom, 2 bathroom split level home full of character and potential. Built in the 1960s, this home is ready for someone with vision to make it their own. The upper level features three bedrooms and one full bathroom, while the lower level offers an additional bedroom and full bath, providing flexible space for guests, a home office, or multi generational living. Hardwood and carpet flooring run throughout the home, and the bathrooms showcase fun, vintage tile that adds personality and retro charm. Enjoy relaxing on the front porch overlooking the surrounding woodsy area, offering a peaceful, natural setting. A covered carport provides convenient parking and protection from the elements. In addition to the homesite, the 3-acre parcel to the right of the property is also included in the sale, expanding the possibilities even further. This additional acreage features a barn/storage area, perfect for equipment, hobbies, animals, or extra storage space. If you appreciate classic homes, extra land, and are looking for an opportunity to add your own updates and style, this property is full of potential and ready for its next chapter.

8. 2026-02-24
   listed $219,000 Active 1184-char remark

   Show marketing remark (1184 chars)

   Step back in time with this charming 4 bedroom, 2 bathroom split level home full of character and potential. Built in the 1960s, this home is ready for someone with vision to make it their own. The upper level features three bedrooms and one full bathroom, while the lower level offers an additional bedroom and full bath, providing flexible space for guests, a home office, or multi generational living. Hardwood and carpet flooring run throughout the home, and the bathrooms showcase fun, vintage tile that adds personality and retro charm. Enjoy relaxing on the front porch overlooking the surrounding woodsy area, offering a peaceful, natural setting. A covered carport provides convenient parking and protection from the elements. In addition to the homesite, the 3-acre parcel to the right of the property is also included in the sale, expanding the possibilities even further. This additional acreage features a barn/storage area, perfect for equipment, hobbies, animals, or extra storage space. If you appreciate classic homes, extra land, and are looking for an opportunity to add your own updates and style, this property is full of potential and ready for its next chapter.

ⓘ 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: $1,380 · $115/mo
• Projected year-2 tax: $2,015 · $168/mo
• Expected delta: +$635/yr (+$53/mo · 46.0%)

ⓘ 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 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,921
• − Mortgage interest: −$12,267
• − Property taxes: −$1,380
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,154
• − Management: −$2,154
• − Depreciation: −$6,371
• Taxable income: $1,500
• Est. tax owed @ 24.0%: −$360
• After-tax cash flow: $4,651/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 — Palmetto

• Score: 61/100
• State rank: #329
• US rank: #17351

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palmetto, GA
• County: Fulton County · 1,094,430 people
• City population: 10,874
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 10,874
• Household income: $91,349
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 206.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Black 42% White 36% Hispanic / Latino 18% Two or more races 5%
• Hispanic origin (detail): Mexican 13% Puerto Rican 3%
• Common ancestry: Iranian 1% Serbian 1% Romanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 84% English-only · Spanish 14% Russian/Polish/Slavic 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: ▼ -73.29%
• Current HPI: 258.4993
• Rent YoY: —
• 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

8 events — show timeline

• 2026-05-13 Relisted — GAMLS
• 2026-05-13 Relisted — FMLS
• 2026-04-09 Pending — FMLS
• 2026-04-01 Pending — GAMLS
• 2026-03-09 Contingent — FMLS
• 2026-03-09 Contingent — GAMLS
• 2026-02-24 Listed $219,000 FMLS
• 2026-02-24 Listed $219,000 GAMLS

Property tax history

+2.7%/yr

Latest (2025): $1,380 · +69.8% YoY. Source: county tax records.