2783 High Tide Dr · South Fulton, GA 30349

$189,000

3 bd · 2.0 ba · 1,772 sqft · SingleFamily public records · 12 Days on market

Built 2004 0.31 ac lot $107/sqft · 26% below area Est $256k · 26% under $21/mo HOA · 1% of rent

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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 +15.4/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +5.3/10.0
• DSCR +4.7/10.0
• Schools +4.5/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

One of the most desirable floor plans in Sandpiper Cove is now available with a basement! Enjoy a low HOA with only one payment per year and no rental restrictions, making this an excellent opportunity for homeowners and investors alike. This home features tall ceilings, a spacious family room with a fireplace, and a kitchen that overlooks the living area, creating the perfect setup for entertaining. Upstairs offers a thoughtfully designed bedroom layout with privacy for each room, along with a large primary suite featuring a spacious walk-in closet. All bedrooms include vaulted ceilings, adding to the open and airy feel throughout the home. Conveniently located near countless restaurants, bars, shopping, and entertainment options, all within 1 mile of the home! Priced for a quick sale, this property offers incredible value and instant upside potential with just a few cosmetic updates.

Key facts

• Tall ceilings
• Low hoa
• Spacious family room

Tags

• LOW HOA
• NO RENTAL RESTRICTIONS
• TALL CEILINGS
• SPACIOUS FAMILY ROOM
• FIREPLACE
• KITCHEN OVERLOOKS LIVING AREA

Property features AI

Finance

• Other: Roads are paved/asphalt; use GPS for directions
• HOA & community: Has association with an annual fee of $250

Exterior

• Parking: Detached or attached garage (2 garage spaces) with garage facing front; Driveway with level access; Open parking available
• Utilities: Public water; Public sewer; 220-volt electric service; Cable available; Electricity available; Natural gas available; Phone available; Underground utilities; Water and sewer available
• Home design: Two levels; Fixed-up required (fixer condition)
• Construction: Vinyl siding; Composition roof; Concrete perimeter foundation
• Exterior features: Deck; Rain gutters

Interior

• Kitchen: Eat-in kitchen with pantry; Laminate counters; Cabinetry; Dishwasher; Gas range; Microwave; Refrigerator; View to family room
• Bedrooms: Three upper-level bedrooms; Split bedroom plan
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms; One half bathroom (main level); Master bathroom with separate tub and shower
• Heating & cooling: Central heating (forced air) with zoned system; Central air conditioning with zoning
• Interior features: High 9-ft ceilings on main and upper levels; Walk-in closet(s); Insulated windows; No common walls; One fireplace located in the family room; Unfinished basement with interior and exterior entry
• Laundry & utility: Laundry located in hall on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $73 ($875/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Cap rate 6.8% 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.
• Zoned schools: 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.
• Market conditions: Rents flat; 651 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 35% 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 $20k of equity ($1k loan paydown + $19k 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 $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 18y ago 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 $117k; list at $189k implies a 62% 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 $189,000

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. 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: 1.03% ✓
• Cap rate: 6.76%
• Cash-on-cash: 1.65%
• DSCR: 1.07
• GRM: 8.1

CMA / ARV

• ARV (median comp): $255,897
• List price: $189,000
• Delta: -26.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5333 Sand Bar Ln	0.15mi	4/3.0 (+1)	1,772 (0%)	1mo	$249,200	$141	83
2846 High Tide Dr	0.10mi	4/2.5 (+1)	1,782 (+1%)	9mo	$239,900	$135	80
5273 High Tide Ct	0.07mi	4/2.5 (+1)	1,712 (-3%)	12mo	$275,000	$161	74
5157 Seashell Ln	0.31mi	3/2.5	1,696 (-4%)	8mo	$244,900	$144	70
5325 Sand Bar Ln	0.15mi	4/3.0 (+1)	1,777 (+0%)	19mo	$264,900	$149	68
5453 Baybrook Cir Lot 0020	0.56mi	3/2.5	1,749 (-1%)	3mo	$364,990	$209	67
5149 Seashell Ln	0.32mi	4/2.5 (+1)	1,609 (-9%)	2mo	$187,500	$117	61
5337 Jerome Rd	0.33mi	4/3.5 (+1)	1,884 (+6%)	6mo	$295,000	$157	58
5527 Jerome Rd	0.48mi	4/2.0 (+1)	1,835 (+4%)	12mo	$270,000	$147	57
2752 Live Oak Trl	0.24mi	4/2.5 (+1)	1,980 (+12%)	13mo	$240,000	$121	52
5602 Westhill Cir	0.62mi	4/2.0 (+1)	1,850 (+4%)	17mo	$290,000	$157	45
5400 Twin Lakes Dr	0.68mi	4/3.0 (+1)	2,021 (+14%)	8mo	$250,000	$124	29

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: 24.7%
• Equity multiple: 2.96×
• Total profit: $103,783
• Equity at exit: $170,266

10-year hold

• IRR: 21.3%
• Equity multiple: 6.57×
• Total profit: $294,912
• Equity at exit: $367,185

Cash invested: $52,920 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,938 high
• Mortgage (P&I): −$991
• Tax from tax record: −$367 /mo · $4,410/yr
• Insurance: −$79
• HOA: −$21
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $73

Break-even live

Break-even rent $1,846

Max offer price $189,000

Occupancy floor 91%

Sensitivity live

Price	-10% $180	-5% $126	+0% $73	+5% $19	+10% $-34
Rent	-10% $-80	-5% $-4	+0% $73	+5% $149	+10% $226
Rate	-1.0pp $168	-0.5pp $121	base $73	+0.5pp $24	+1.0pp $-26

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5380 Sand Bar Ln Atlanta, GA	3.0	2.0	1361	$1,961	$1.44	4d	1	0.12mi
5194 Seaside Ct Atlanta, GA	4.0	2.5	1765	$2,135	$1.21	25d	1	0.19mi
2736 Live Oak Trl Atlanta, GA	4.0	3.0	2050	$1,650	$0.80	11d	1	0.26mi
2835 Windsor Forrest Ct Atlanta, GA	3.0	2.5	1680	$1,881	$1.12	6d	1	0.33mi
2817 Windsor Forrest Ct Atlanta, GA	3.0	2.5	1408	$1,697	$1.21	44d	1	0.34mi
5071 Windsor Forrest Ln Atlanta, GA	3.0	2.5	1303	$1,881	$1.44	13d	1	0.35mi
5370 Longmeadow Ln Atlanta, GA	3.0	2.0	1248	$1,600	$1.28	17d	1	0.40mi
2890 Jerome Rd Atlanta, GA	3.0	1.5	1229	$1,761	$1.43	44d	1	0.51mi
5645 Deerfield Trl Atlanta, GA	3.0	1.5	1496	$1,495	$1.00	22d	1	0.64mi
5712 Westhill Cir Atlanta, GA	4.0	2.0	1441	$1,710	$1.19	4d	1	0.67mi
5410 Twin Lakes Dr Atlanta, GA	3.0	2.0	1277	$2,040	$1.60	44d	1	0.68mi
2431 Old National Pkwy College Park, GA	1.0–3.0	1.0–2.0	1031	$1,780	$1.73	2d	1	0.91mi
5460 Hampton Ct Atlanta, GA	2.0	3.5	1554	$1,500	$0.97	44d	1	0.96mi
5335 Willow Park Blvd Atlanta, GA	4.0	2.5	1716	$2,000	$1.17	44d	1	1.02mi
3280 Sable Trl Atlanta, GA	3.0	3.0	2342	$1,650	$0.70	11d	1	1.03mi
3282 Sable Trl Unit 1 Atlanta, GA	3.0	3.0	2342	$1,795	$0.77	44d	1	1.03mi
3364 Estes Dr Atlanta, GA	3.0	2.5	1736	$1,889	$1.09	17d	1	1.09mi
2601 Roosevelt Hwy Atlanta, GA	3.0	1.0–2.5	1000	$1,550	$1.55	2d	9	1.13mi
5247 Scofield Rd Atlanta, GA	3.0	2.0	1958	$2,000	$1.02	44d	1	1.13mi
5601 Sable Way Atlanta, GA	4.0	2.5	2495	$2,381	$0.95	25d	1	1.13mi
3361 The Way Pl Atlanta, GA	3.0	2.5	1968	$3,500	$1.78	44d	1	1.18mi
2500 Pleasant Hill Rd Atlanta, GA	2.0–3.0	1.5–2.5	1405	$1,449	$1.03	25d	2	1.19mi
3369 The Way Pl Atlanta, GA	3.0	2.5	1830	$2,395	$1.31	44d	1	1.19mi
5544 Bluegrass Dr Atlanta, GA	4.0	2.5	2080	$2,173	$1.04	21d	1	1.22mi
5442 Scofield Rd Atlanta, GA	3.0	1.5	1368	$1,775	$1.30	44d	1	1.24mi
5750 Buffington Rd Atlanta, GA	1.0–3.0	1.0–2.0	1142	$1,702	$1.49	2d	19	1.25mi
4609 Hopewell Rd Atlanta, GA	3.0	2.0	1563	$2,200	$1.41	44d	1	1.26mi
3509 Augusta St Atlanta, GA	3.0	2.5	1588	$2,006	$1.26	44d	1	1.26mi
4550 Washington Rd Atlanta, GA	2.0	1.5	1350	$1,450	$1.07	44d	1	1.38mi
3027 Sable Run Rd Atlanta, GA	3.0	3.0	1808	$2,080	$1.15	44d	1	1.40mi
3094 Sable Run Rd Atlanta, GA	4.0	3.0	2000	$1,490	$0.74	4d	1	1.43mi
3016 Sable Run Rd Atlanta, GA	4.0	2.5	2496	$2,325	$0.93	25d	1	1.44mi
2210 Sullivan Rd Atlanta, GA	1.0–3.0	1.0–2.0	950	$1,412	$1.49	2d	17	1.45mi
3022 Sable Run Rd Atlanta, GA	3.0	2.5	1748	$1,955	$1.12	4d	1	1.46mi
3511 Devon Chase Rd Atlanta, GA	4.0	2.5	2428	$2,005	$0.83	44d	1	1.49mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 8 events

1. 2026-05-11
   listed $189,000 Active 898-char remark

   Show marketing remark (898 chars)

   One of the most desirable floor plans in Sandpiper Cove is now available with a basement! Enjoy a low HOA with only one payment per year and no rental restrictions, making this an excellent opportunity for homeowners and investors alike. This home features tall ceilings, a spacious family room with a fireplace, and a kitchen that overlooks the living area, creating the perfect setup for entertaining. Upstairs offers a thoughtfully designed bedroom layout with privacy for each room, along with a large primary suite featuring a spacious walk-in closet. All bedrooms include vaulted ceilings, adding to the open and airy feel throughout the home. Conveniently located near countless restaurants, bars, shopping, and entertainment options, all within 1 mile of the home! Priced for a quick sale, this property offers incredible value and instant upside potential with just a few cosmetic updates.

2. 2026-05-11
   listed $189,000 New 898-char remark

   Show marketing remark (898 chars)

   One of the most desirable floor plans in Sandpiper Cove is now available with a basement! Enjoy a low HOA with only one payment per year and no rental restrictions, making this an excellent opportunity for homeowners and investors alike. This home features tall ceilings, a spacious family room with a fireplace, and a kitchen that overlooks the living area, creating the perfect setup for entertaining. Upstairs offers a thoughtfully designed bedroom layout with privacy for each room, along with a large primary suite featuring a spacious walk-in closet. All bedrooms include vaulted ceilings, adding to the open and airy feel throughout the home. Conveniently located near countless restaurants, bars, shopping, and entertainment options, all within 1 mile of the home! Priced for a quick sale, this property offers incredible value and instant upside potential with just a few cosmetic updates.

3. 2008-07-21
   soldstatus $117,000
4. 2008-07-05
   soldstatus $117,000

   Show marketing remark (206 chars)

   Great Deal At This Price. Tons of Space and very close to Shopping, Dining, Schools, Interstate, Etc. EASY SHOW AND SELL, No need to Preview!! Also, Boasts upgrades such as chair rail and vaulted ceilings.

5. 2008-04-07
   listed $119,900

   Show marketing remark (206 chars)

   Great Deal At This Price. Tons of Space and very close to Shopping, Dining, Schools, Interstate, Etc. EASY SHOW AND SELL, No need to Preview!! Also, Boasts upgrades such as chair rail and vaulted ceilings.

6. 2007-06-08
   soldstatus $179,000
7. 2007-04-09
   soldstatus $156,000
8. 2007-03-16
   soldstatus $156,000

ⓘ 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: $4,410 · $367/mo
• Projected year-2 tax: $4,410 · $367/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°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: $23,260
• − Mortgage interest: −$10,587
• − Property taxes: −$4,410
• − Insurance: −$945
• − Repairs & maintenance: −$1,861
• − Management: −$1,861
• − HOA: −$252
• − Depreciation: −$5,498
• Taxable loss: −$2,154
• Est. tax savings @ 24.0%: +$517
• After-tax cash flow: $1,392/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

+21.2% since first listed

10 events — show timeline

• 2026-05-23 Pending — GAMLS
• 2026-05-23 Pending — FMLS
• 2026-05-11 Listed $189,000 FMLS
• 2026-05-11 Listed $189,000 GAMLS
• 2008-07-21 Sold (Public Records) $117,000 Public Records
• 2008-07-05 Sold (MLS) $117,000 FMLS
• 2008-04-07 Listed $119,900 FMLS
• 2007-06-08 Sold (Public Records) $179,000 Public Records
• 2007-04-09 Sold (Public Records) $156,000 Public Records
• 2007-03-16 Sold (Public Records) $156,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $4,410 · +7.3% YoY. Source: county tax records.