5900 Mallory Rd · South Fulton, GA 30349

$120,000

3 bd · 1.5 ba · 1,175 sqft · SingleFamily public records · 26 Days on market

Built 1965 0.57 ac lot

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Why this score? — see what drove the B+ 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 +29.7/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Attention investors and savvy renovators! Opportunity is knocking with this 3 bedroom, 1.5 bath fixer upper sitting on a spacious corner lot in Atlanta. Offering over 1,100 square feet, this home is packed with potential and ready for your next transformation. Features include a carport, eat in kitchen, and plenty of yard space to create the perfect outdoor setup. Whether you are looking for your next fix and flip, buy and hold, or value add project, this property is full of possibilities. Conveniently located minutes from the airport, shopping, and major highways. Bring your vision, creativity, and contractor because this diamond in the rough is waiting to shine. Sold as is with no disclos

Key facts

• Front and backyard
• 0.57 acre lot
• Parking

Tags

• FRONT AND BACKYARD

Property features AI

Exterior

• Parking: Driveway with one parking space; Open parking available
• Utilities: Public water; Public sewer
• Home design: One-level property; Brick front; Resale condition; Composition roof; Slab foundation
• Construction: Brick-front construction; Composition roof; Slab foundation
• Exterior features: Patio

Interior

• Kitchen: White cabinets; Dishwasher; Garbage disposal; Refrigerator
• Bedrooms: Three upper-level bedrooms; Bedrooms have no special features listed
• Flooring: Carpet; Ceramic tile
• Bathrooms: One full bathroom on the upper level; One half bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Other interior features; No shared/common walls
• Laundry & utility: Laundry features listed as other

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.7% 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 B — 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; 656 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).

Forward outlook

• In year one you build about $13k of equity ($830 loan paydown + $12k 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 $34k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $53k; list at $120k implies a 126% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: moderate wind risk, 25% 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 $118,200 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.49% ✓
• Cap rate: 10.65%
• Cash-on-cash: 15.58%
• DSCR: 1.69
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 34.7%
• Equity multiple: 3.67×
• Total profit: $89,647
• Equity at exit: $108,106

10-year hold

• IRR: 29.2%
• Equity multiple: 8.01×
• Total profit: $235,658
• Equity at exit: $233,134

Cash invested: $33,600 (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: 656
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,783 high
• Mortgage (P&I): −$629
• Tax from tax record: −$293 /mo · $3,517/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $436

Break-even live

Break-even rent $1,231

Max offer price $120,000

Occupancy floor 71%

Sensitivity live

Price	-10% $504	-5% $470	+0% $436	+5% $402	+10% $368
Rent	-10% $295	-5% $366	+0% $436	+5% $507	+10% $577
Rate	-1.0pp $497	-0.5pp $467	base $436	+0.5pp $405	+1.0pp $373

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4312 Smithgall Ct Union City, GA	3.0	2.5	1433	$2,000	$1.40	19d	1	0.52mi
4128 Flat Trl Union City, GA	3.0	2.5	1450	$1,700	$1.17	44d	1	0.57mi
3550 Morning Creek Dr Atlanta, GA	4.0	2.0	1400	$1,730	$1.24	13d	1	0.75mi
4483 Flat Shoals Rd Union City, GA	1.0–2.0	1.0–2.5	957	$1,495	$1.56	44d	1	0.80mi
3695 Morning Creek Dr Atlanta, GA	3.0	2.0	1491	$2,100	$1.41	44d	1	0.83mi
5825 Vernier Dr Atlanta, GA	3.0	2.0	1346	$1,615	$1.20	44d	1	0.88mi
5825 Vernier Dr Atlanta, GA	3.0	2.0	1346	$1,615	$1.20	25d	1	0.88mi
5825 Vernier Dr Atlanta, GA	3.0	2.0	1346	$1,615	$1.20	6d	1	0.88mi
5825 Vernier Dr Atlanta, GA	3.0	2.0	1346	$1,615	$1.20	21d	1	0.88mi
5150 Oakley Commons Blvd Union City, GA	3.0	2.5	1375	$1,675	$1.22	25d	1	0.90mi
3285 Oakley Pl Union City, GA	3.0	2.5	1350	$1,500	$1.11	44d	1	0.91mi
3865 Morning Creek Dr Atlanta, GA	3.0	2.0	1134	$1,675	$1.48	44d	1	0.93mi
6350 Oakley Rd Union City, GA	2.0–3.0	1.0–2.5	1360	$2,315	$1.70	0d	5	1.00mi
5400 Oakley Commons Blvd Union City, GA	2.0	2.0	1258	$1,257	$1.00	44d	1	1.02mi
6425 Oakley Rd Union City, GA	1.0–3.0	1.0–2.0	1037	$1,506	$1.45	0d	17	1.03mi
3650 Creekview Cir Atlanta, GA	3.0	3.5	1225	$1,689	$1.38	13d	1	1.08mi
4701 Flat Shoals Rd Union City, GA	3.0	2.5–3.0	1600	$1,775	$1.11	4d	1	1.11mi
3715 Clearwater Dr Atlanta, GA	4.0	2.0	1482	$4,400	$2.97	44d	1	1.13mi
5100 Welcome All Rd SW Atlanta, GA	1.0–3.0	1.0–2.5	1057	$1,600	$1.51	6d	5	1.41mi

Listing history 15 events

1. 2026-06-21
   days on market $120,000 Active 26 DOM
2. 2026-06-18
   days on market $120,000 Active 23 DOM
3. 2026-06-17
   days on market $120,000 Active 22 DOM
4. 2026-06-16
   pricedays on market $120,000 Active 21 DOM
5. 2026-06-15
   days on market $149,900 Active 20 DOM
6. 2026-06-13
   days on market $149,900 Active 18 DOM
7. 2026-06-09
   days on market $149,900 Active 14 DOM
8. 2026-06-08
   days on market $149,900 Active 13 DOM
9. 2026-06-07
   days on market $149,900 Active 12 DOM
10. 2026-06-04
    days on market $149,900 Active 9 DOM
11. 2026-06-03
    days on market $149,900 Active 8 DOM
12. 2026-06-01
    days on market $149,900 Active 6 DOM
13. 2026-05-31
    days on market $149,900 Active 5 DOM
14. 2026-05-26
    listed $149,900 Active
15. 1985-12-16
    soldstatus $53,100

ⓘ 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: $3,517 · $293/mo
• Projected year-2 tax: $3,517 · $293/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 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $21,396
• − Mortgage interest: −$6,722
• − Property taxes: −$3,517
• − Insurance: −$600
• − Repairs & maintenance: −$1,712
• − Management: −$1,712
• − Depreciation: −$3,491
• Taxable income: $3,643
• Est. tax owed @ 24.0%: −$874
• After-tax cash flow: $4,360/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

+182.3% since first listed

2 events — show timeline

• 2026-05-26 Listed $149,900 FMLS
• 1985-12-16 Sold (Public Records) $53,100 Public Records

Property tax history

+6.8%/yr

Latest (2025): $3,517 · +3.4% YoY. Source: county tax records.