3481 Dacite Ct · South Fulton, GA 30349

$240,000

3 bd · 2.0 ba · 1,614 sqft · SingleFamily public records · 15 Days on market

Built 2017 0.25 ac lot $149/sqft · 7% below area Est $259k · 7% under $25/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 +13.1/30.0
• ARV discount +10.9/15.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• DSCR +3.9/10.0
• 1% rule +3.3/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This 3-bedroom, 2-bath stepless ranch offers a comfortable layout with great flow and plenty of space. The large eat-in kitchen opens to an oversized family room, creating a central gathering area with high ceilings that add to the open feel of the home. The primary suite features trey ceilings, a spacious walk-in closet, and a private bath. Additional bedrooms provide flexibility for a variety of needs. Conveniently located with easy access to I-85 and I-285, and just minutes from Hartsfield-Jackson Airport and downtown Atlanta, this home is well positioned for commuting and everyday convenience. The home has been lived in and will benefit from some updates, but offers a solid layout and a

Key facts

• Walk-in closet
• Private bath
• Primary suite

Tags

• EAT-IN KITCHEN
• OVERSIZED FAMILY ROOM
• PRIMARY SUITE
• WALK-IN CLOSET
• PRIVATE BATH
• EASY ACCESS TO I-85

Property features AI

Finance

• Other: Lot size approx. 0.255 acre; Located in Flat Shoals Estates subdivision
• Financial info: Listed as real estate owned (sold As-Is)
• HOA & community: Homeowners association with monthly fee (approximately $300); Association fee includes management and reserve fund; Community near public transportation

Exterior

• Parking: Attached garage with space for 2 vehicles; Kitchen-level parking access
• Utilities: Public water; Public sewer; 220-volt electric; Cable available; High-speed internet available; Underground utilities
• Home design: Single-family house; One story; Resale property
• Construction: Built in 2017; Brick and wood siding exterior; Composition roof; No basement
• Exterior features: Cul-de-sac lot; Level lot

Interior

• Kitchen: Dishwasher; Refrigerator; Stainless steel appliances
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: High ceilings; Tray ceilings; Roommate floor plan; Split bedroom plan; Double vanity; Walk-in closets; Factory-built fireplace in family room; No common walls
• Laundry & utility: Mud room; Laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-10 ($-118/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (17.0% below list).
• Recommended offer: $199k (17.0% 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: S. L. Lewis Elementary School (math 17% / reading 22%, grade F, #878 of 1,228 statewide, top 75%, 538 students, 100% FRL); Bear Creek Middle School (math 17% / reading 26%, grade F, #339 of 470 statewide, top 72%, 1,108 students, 100% FRL); Creekside High School (math 30% / reading 24%, grade F, #160 of 424 statewide, top 38%, 1,768 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 23% at this address vs 51% district-wide (-28 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 22d 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 $26k of equity ($2k loan paydown + $24k 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 $67k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $181k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $199,084 (17.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.83% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.18%
• DSCR: 0.99
• GRM: 10.0

CMA / ARV

• ARV (median comp): $259,373
• List price: $240,000
• Delta: -7.47%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
155 Rockfort Ct	0.25mi	3/2.5	1,608 (-0%)	16mo	$180,000	$112	73
6215 Lamp Post Pl	0.30mi	3/2.0	1,562 (-3%)	17mo	$200,000	$128	67
6660 Hidden Brook Trl	0.52mi	4/2.0 (+1)	1,624 (+1%)	9mo	$289,000	$178	62
3615 Leisure Ln	0.67mi	3/2.0	1,621 (+0%)	15mo	$218,000	$134	56
6630 Leisure Trl	0.69mi	3/2.0	1,579 (-2%)	15mo	$220,000	$139	52
3414 Bench Ave	0.37mi	4/2.5 (+1)	1,784 (+10%)	15mo	$283,000	$159	46
3420 Leisure Ln	0.50mi	3/2.0	1,388 (-14%)	11mo	$225,000	$162	44
3401 Sumersbe Ct #1	0.52mi	3/3.5	1,491 (-8%)	18mo	$291,989	$196	42
6675 Hidden Brook Trl	0.49mi	4/3.0 (+1)	1,800 (+12%)	8mo	$284,998	$158	42
3459 Bench Ave	0.37mi	3/2.5	1,849 (+15%)	20mo	$165,000	$89	40
6086 Lamp Post Pl	0.60mi	4/3.0 (+1)	1,726 (+7%)	18mo	$269,000	$156	36
6610 Leisure Trl	0.72mi	3/2.0	1,450 (-10%)	19mo	$257,000	$177	34

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: 23.5%
• Equity multiple: 2.88×
• Total profit: $126,042
• Equity at exit: $216,211

10-year hold

• IRR: 20.5%
• Equity multiple: 6.42×
• Total profit: $364,132
• Equity at exit: $466,267

Cash invested: $67,200 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,991 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$199 /mo · $2,388/yr
• Insurance: −$100
• HOA: −$25
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $-10

Break-even live

Break-even rent $2,003

Max offer price $238,260

Occupancy floor 95%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6415 El Caudillo Ct Atlanta, GA	3.0	3.0	1498	$2,800	$1.87	4d	1	0.37mi
2560 Foxlair Trl Atlanta, GA	4.0	2.0	1485	$1,795	$1.21	24d	1	0.40mi
3240 Devilla Trce South Fulton, GA	4.0	2.0	1616	$1,980	$1.23	43d	1	0.50mi
3457 Sumersbe Ct Atlanta, GA	3.0	2.5	1800	$2,300	$1.28	5d	1	0.53mi
325 Pointer Ct Atlanta, GA	3.0	2.0	1474	$1,620	$1.10	5d	1	0.58mi
6575 Smoke Ridge Dr Atlanta, GA	4.0	2.0	1808	$1,815	$1.00	43d	1	0.68mi
3760 Cedar Hurst Way Atlanta, GA	4.0	2.5	1595	$2,150	$1.35	10d	1	0.69mi
6440 Connell Rd Atlanta, GA	3.0	2.0	1391	$1,695	$1.22	24d	1	0.70mi
6445 Connell Rd Atlanta, GA	3.0	2.0	1357	$1,856	$1.37	43d	1	0.72mi
3325 Valley Bend Rd Atlanta, GA	4.0	2.0	2000	$1,995	$1.00	17d	1	0.75mi
3325 Valley Bend Rd Atlanta, GA	4.0	2.0	2000	$1,995	$1.00	5d	1	0.75mi
3500 Keels Ln Atlanta, GA	3.0	2.0	1272	$1,755	$1.38	2d	1	0.75mi
6500 Connell Rd Atlanta, GA	3.0	2.0	1483	$1,650	$1.11	24d	1	0.81mi
3800 Leisure Ln Atlanta, GA	3.0	2.0	1198	$2,350	$1.96	22d	1	0.82mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,295	$1.28	22d	1	0.99mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,195	$1.22	5d	1	0.99mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,295	$1.28	24d	1	0.99mi
6225 Shenfield Ln Union City, GA	3.0	2.5	1821	$2,000	$1.10	43d	1	1.01mi
3859 Shenfield Dr Union City, GA	4.0	2.5	1850	$2,000	$1.08	5d	1	1.02mi
6770 Buffington Rd Union City, GA	1.0–3.0	1.0–2.0	950	$1,699	$1.79	2d	24	1.03mi
5885 Sable Chase Ln Atlanta, GA	3.0	3.5	2160	$2,100	$0.97	20d	1	1.03mi
3855 Shenfield Dr Union City, GA	3.0	2.5	1626	$1,895	$1.17	43d	1	1.03mi
420 Buffington Dr Union City, GA	3.0	2.0	2118	$2,050	$0.97	20d	1	1.04mi
6345 Peppermill Ln Atlanta, GA	3.0	2.5	1224	$1,800	$1.47	43d	1	1.06mi
6230 Cedar Wood Dr Atlanta, GA	3.0	2.0	1238	$1,694	$1.37	43d	1	1.07mi
3477 Carriage Chase Rd Atlanta, GA	4.0	3.0	1545	$2,000	$1.29	24d	1	1.09mi
4050 Morgan Rd Union City, GA	1.0–3.0	1.0–2.0	988	$1,750	$1.77	5d	21	1.12mi
4128 Flat Trl Union City, GA	3.0	2.5	1450	$1,700	$1.17	43d	1	1.14mi
5825 Vernier Dr Atlanta, GA	3.0	2.0	1346	$1,615	$1.20	5d	1	1.16mi
5825 Vernier Dr Atlanta, GA	3.0	2.0	1346	$1,615	$1.20	43d	1	1.16mi
5825 Vernier Dr Atlanta, GA	3.0	2.0	1346	$1,615	$1.20	20d	1	1.16mi
5825 Vernier Dr Atlanta, GA	3.0	2.0	1346	$1,615	$1.20	24d	1	1.16mi
6450 Peppermill Ln Atlanta, GA	4.0	2.0	1188	$1,531	$1.29	24d	1	1.17mi
835 Buffington Ct Union City, GA	4.0	2.5	1723	$2,165	$1.26	43d	1	1.19mi
5750 Buffington Rd Atlanta, GA	1.0–3.0	1.0–2.0	1142	$1,702	$1.49	2d	19	1.19mi
3514 Devon Chase Rd Atlanta, GA	3.0	2.0	1540	$1,720	$1.12	43d	1	1.22mi
3524 Devon Chase Rd Atlanta, GA	3.0	2.5	1974	$1,840	$0.93	24d	1	1.23mi
3791 Shenfield Dr Union City, GA	3.0	2.5	1784	$2,086	$1.17	10d	1	1.23mi
5740 Buffington Rd Atlanta, GA	1.0–3.0	1.0–2.5	964	$2,149	$2.23	3d	16	1.24mi
3550 Morning Creek Dr Atlanta, GA	4.0	2.0	1400	$1,730	$1.24	12d	1	1.26mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 11 events

1. 2026-05-15
   status Under Contract 760-char remark
2. 2026-05-12
   status Pending Offer Approval 760-char remark
3. 2026-04-24
   listed $240,000 New 760-char remark
4. 2024-07-22
   historical
5. 2024-07-22
   historical
6. 2024-07-02
   listed $315,000 New
7. 2024-07-02
   listed $315,000 Active
8. 2017-12-29
   soldstatus $181,100 Sold
9. 2017-11-26
   status Under Contract
10. 2017-11-08
    price $181,900
11. 2017-09-19
    listed $178,900 New

ⓘ 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: $2,388 · $199/mo
• Projected year-2 tax: $2,388 · $199/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 4/10 Moderate
• 🌡 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: $23,890
• − Mortgage interest: −$13,444
• − Property taxes: −$2,388
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,911
• − Management: −$1,911
• − HOA: −$300
• − Depreciation: −$6,982
• Taxable loss: −$4,246
• Est. tax savings @ 24.0%: +$1,019
• After-tax cash flow: $901/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

+34.2% since first listed

11 events — show timeline

• 2026-05-15 Pending — GAMLS
• 2026-05-12 Pending — GAMLS
• 2026-04-24 Listed $240,000 GAMLS
• 2024-07-22 Listing Removed — FMLS
• 2024-07-22 Listing Removed — GAMLS
• 2024-07-02 Listed $315,000 FMLS
• 2024-07-02 Listed $315,000 GAMLS
• 2017-12-29 Sold (MLS) $181,100 GAMLS
• 2017-11-26 Pending — GAMLS
• 2017-11-08 Price Changed $181,900 GAMLS
• 2017-09-19 Listed $178,900 GAMLS

Property tax history

+9.1%/yr

Latest (2025): $2,388 · +3.7% YoY. Source: county tax records.