4157 Kenwood Trl · South Fulton, GA 30349

$270,000

4 bd · 2.5 ba · 3,300 sqft · Land · 297 Days on market

Built 2025 0.50 ac lot $82/sqft · 28% below area Est $377k · 28% under

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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 +19.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.0/10.0
• Schools +4.5/10.0
• 1% rule +4.0/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

INVESTORS SPECIAL. THE BUILDER IS SELLING THIS PROPERTY AS-IS IN IT'S CURRENT UNFINISHED CONDITION. PROPERTIES IN THE AREA ARE SELLING IN THE HIGH (450K & UP ) THIS 3300 SQFT PROPERTY OFFERS 4 SPACIOUS BEDROOMS 2.5 BATHROOMS AND A OVERSIZED WALK IN CLOSET. OPEN CONCEPT LIVING ROOM AND KITCHEN. EASY ACCESS TO SOUTH FULTON PARKWAY, I-85, I-285 and I-75. LOCATED WITHIN WALKING DISTANCE TO SCHOOLS, AND FEW MINUTES DRIVE TO CAMP CREEK MARKETPLACE, TARGET ,STARBUCKS, WELLS FARGO, WALGREENS, CHICK-FIL-A, PUBLIX, AND SEVERAL RESTAURANTS. MINUTES FROM WOLF CREEK GOLF COURSE AND LIBRARY AND HARTSFIELD JACKSON AIRPORT, PROPERTY IS LOCATED IN A NICE AND QUIET CUL-DE-SAC. THIS WOULD BE A GREAT INVESTMENT FOR INVESTORS LOOKING TO BUY AND FLIP OR BUY AND HOLD.

Key facts

• 0.5 acre lot
• 2 parking spots
• Built 2025

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $270k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (10.4% below list).
• Recommended offer: $238k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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.
• Market conditions: Rents flat; 656 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 43% 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 $29k of equity ($2k loan paydown + $27k 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 $76k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 297 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 11y 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 $30k; list at $270k implies a 800% 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 $237,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 297 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.90% ✗
• Cap rate: 7.53%
• Cash-on-cash: 4.43%
• DSCR: 1.20
• GRM: 9.3

CMA / ARV

• ARV (median comp): $376,793
• List price: $270,000
• Delta: -28.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 26.8%
• Equity multiple: 3.11×
• Total profit: $159,837
• Equity at exit: $243,237

10-year hold

• IRR: 22.9%
• Equity multiple: 6.92×
• Total profit: $447,376
• Equity at exit: $524,551

Cash invested: $75,600 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,420 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$104 /mo · $1,248/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $279

Break-even live

Break-even rent $2,066

Max offer price $270,000

Occupancy floor 83%

Sensitivity live

Price	-10% $432	-5% $356	+0% $279	+5% $203	+10% $126
Rent	-10% $88	-5% $184	+0% $279	+5% $375	+10% $470
Rate	-1.0pp $415	-0.5pp $348	base $279	+0.5pp $209	+1.0pp $138

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4253 Kensington Cv Atlanta, GA	4.0	2.5	2695	$2,415	$0.90	23d	1	0.24mi
4524 Parkway Cir Atlanta, GA	4.0	2.0	2610	$2,215	$0.85	0d	1	0.81mi
4040 Alveston Dr Atlanta, GA	4.0	2.5	2440	$2,500	$1.02	20d	1	1.44mi

Listing history 40 events

1. 2026-06-21
   days on market $270,000 Active 297 DOM
2. 2026-06-18
   days on market $270,000 Active 294 DOM
3. 2026-06-17
   days on market $270,000 Active 293 DOM
4. 2026-06-16
   days on market $270,000 Active 292 DOM
5. 2026-06-15
   days on market $270,000 Active 291 DOM
6. 2026-06-13
   days on market $270,000 Active 289 DOM
7. 2026-06-09
   days on market $270,000 Active 285 DOM
8. 2026-06-08
   days on market $270,000 Active 284 DOM
9. 2026-06-07
   days on market $270,000 Active 283 DOM
10. 2026-06-04
    days on market $270,000 Active 280 DOM
11. 2026-06-03
    days on market $270,000 Active 279 DOM
12. 2026-06-01
    days on market $270,000 Active 277 DOM
13. 2026-05-31
    days on market $270,000 Active 276 DOM
14. 2026-02-02
    status Back On Market 765-char remark

    Show marketing remark (765 chars)

    INVESTORS SPECIAL. THE BUILDER IS SELLING THIS PROPERTY AS-IS IN IT'S CURRENT UNFINISHED CONDITION. PROPERTIES IN THE AREA ARE SELLING IN THE HIGH (450K & UP ) THIS 3300 SQFT PROPERTY OFFERS 4 SPACIOUS BEDROOMS 2.5 BATHROOMS AND A OVERSIZED WALK IN CLOSET. OPEN CONCEPT LIVING ROOM AND KITCHEN. EASY ACCESS TO SOUTH FULTON PARKWAY, I-85, I-285 and I-75. LOCATED WITHIN WALKING DISTANCE TO SCHOOLS, AND FEW MINUTES DRIVE TO CAMP CREEK MARKETPLACE, TARGET ,STARBUCKS, WELLS FARGO, WALGREENS, CHICK-FIL-A, PUBLIX, AND SEVERAL RESTAURANTS. MINUTES FROM WOLF CREEK GOLF COURSE AND LIBRARY AND HARTSFIELD JACKSON AIRPORT, PROPERTY IS LOCATED IN A NICE AND QUIET CUL-DE-SAC. THIS WOULD BE A GREAT INVESTMENT FOR INVESTORS LOOKING TO BUY AND FLIP OR BUY AND HOLD.

15. 2026-02-02
    status Active 765-char remark

    Show marketing remark (765 chars)

    INVESTORS SPECIAL. THE BUILDER IS SELLING THIS PROPERTY AS-IS IN IT'S CURRENT UNFINISHED CONDITION. PROPERTIES IN THE AREA ARE SELLING IN THE HIGH (450K & UP ) THIS 3300 SQFT PROPERTY OFFERS 4 SPACIOUS BEDROOMS 2.5 BATHROOMS AND A OVERSIZED WALK IN CLOSET. OPEN CONCEPT LIVING ROOM AND KITCHEN. EASY ACCESS TO SOUTH FULTON PARKWAY, I-85, I-285 and I-75. LOCATED WITHIN WALKING DISTANCE TO SCHOOLS, AND FEW MINUTES DRIVE TO CAMP CREEK MARKETPLACE, TARGET ,STARBUCKS, WELLS FARGO, WALGREENS, CHICK-FIL-A, PUBLIX, AND SEVERAL RESTAURANTS. MINUTES FROM WOLF CREEK GOLF COURSE AND LIBRARY AND HARTSFIELD JACKSON AIRPORT, PROPERTY IS LOCATED IN A NICE AND QUIET CUL-DE-SAC. THIS WOULD BE A GREAT INVESTMENT FOR INVESTORS LOOKING TO BUY AND FLIP OR BUY AND HOLD.

16. 2026-01-31
    historical 765-char remark

    Show marketing remark (765 chars)

    INVESTORS SPECIAL. THE BUILDER IS SELLING THIS PROPERTY AS-IS IN IT'S CURRENT UNFINISHED CONDITION. PROPERTIES IN THE AREA ARE SELLING IN THE HIGH (450K & UP ) THIS 3300 SQFT PROPERTY OFFERS 4 SPACIOUS BEDROOMS 2.5 BATHROOMS AND A OVERSIZED WALK IN CLOSET. OPEN CONCEPT LIVING ROOM AND KITCHEN. EASY ACCESS TO SOUTH FULTON PARKWAY, I-85, I-285 and I-75. LOCATED WITHIN WALKING DISTANCE TO SCHOOLS, AND FEW MINUTES DRIVE TO CAMP CREEK MARKETPLACE, TARGET ,STARBUCKS, WELLS FARGO, WALGREENS, CHICK-FIL-A, PUBLIX, AND SEVERAL RESTAURANTS. MINUTES FROM WOLF CREEK GOLF COURSE AND LIBRARY AND HARTSFIELD JACKSON AIRPORT, PROPERTY IS LOCATED IN A NICE AND QUIET CUL-DE-SAC. THIS WOULD BE A GREAT INVESTMENT FOR INVESTORS LOOKING TO BUY AND FLIP OR BUY AND HOLD.

17. 2026-01-31
    historical 765-char remark

    Show marketing remark (765 chars)

    INVESTORS SPECIAL. THE BUILDER IS SELLING THIS PROPERTY AS-IS IN IT'S CURRENT UNFINISHED CONDITION. PROPERTIES IN THE AREA ARE SELLING IN THE HIGH (450K & UP ) THIS 3300 SQFT PROPERTY OFFERS 4 SPACIOUS BEDROOMS 2.5 BATHROOMS AND A OVERSIZED WALK IN CLOSET. OPEN CONCEPT LIVING ROOM AND KITCHEN. EASY ACCESS TO SOUTH FULTON PARKWAY, I-85, I-285 and I-75. LOCATED WITHIN WALKING DISTANCE TO SCHOOLS, AND FEW MINUTES DRIVE TO CAMP CREEK MARKETPLACE, TARGET ,STARBUCKS, WELLS FARGO, WALGREENS, CHICK-FIL-A, PUBLIX, AND SEVERAL RESTAURANTS. MINUTES FROM WOLF CREEK GOLF COURSE AND LIBRARY AND HARTSFIELD JACKSON AIRPORT, PROPERTY IS LOCATED IN A NICE AND QUIET CUL-DE-SAC. THIS WOULD BE A GREAT INVESTMENT FOR INVESTORS LOOKING TO BUY AND FLIP OR BUY AND HOLD.

18. 2025-08-26
    listed $270,000 New 765-char remark

    Show marketing remark (765 chars)

    INVESTORS SPECIAL. THE BUILDER IS SELLING THIS PROPERTY AS-IS IN IT'S CURRENT UNFINISHED CONDITION. PROPERTIES IN THE AREA ARE SELLING IN THE HIGH (450K & UP ) THIS 3300 SQFT PROPERTY OFFERS 4 SPACIOUS BEDROOMS 2.5 BATHROOMS AND A OVERSIZED WALK IN CLOSET. OPEN CONCEPT LIVING ROOM AND KITCHEN. EASY ACCESS TO SOUTH FULTON PARKWAY, I-85, I-285 and I-75. LOCATED WITHIN WALKING DISTANCE TO SCHOOLS, AND FEW MINUTES DRIVE TO CAMP CREEK MARKETPLACE, TARGET ,STARBUCKS, WELLS FARGO, WALGREENS, CHICK-FIL-A, PUBLIX, AND SEVERAL RESTAURANTS. MINUTES FROM WOLF CREEK GOLF COURSE AND LIBRARY AND HARTSFIELD JACKSON AIRPORT, PROPERTY IS LOCATED IN A NICE AND QUIET CUL-DE-SAC. THIS WOULD BE A GREAT INVESTMENT FOR INVESTORS LOOKING TO BUY AND FLIP OR BUY AND HOLD.

19. 2025-08-26
    listed $270,000 Active 765-char remark

    Show marketing remark (765 chars)

    INVESTORS SPECIAL. THE BUILDER IS SELLING THIS PROPERTY AS-IS IN IT'S CURRENT UNFINISHED CONDITION. PROPERTIES IN THE AREA ARE SELLING IN THE HIGH (450K & UP ) THIS 3300 SQFT PROPERTY OFFERS 4 SPACIOUS BEDROOMS 2.5 BATHROOMS AND A OVERSIZED WALK IN CLOSET. OPEN CONCEPT LIVING ROOM AND KITCHEN. EASY ACCESS TO SOUTH FULTON PARKWAY, I-85, I-285 and I-75. LOCATED WITHIN WALKING DISTANCE TO SCHOOLS, AND FEW MINUTES DRIVE TO CAMP CREEK MARKETPLACE, TARGET ,STARBUCKS, WELLS FARGO, WALGREENS, CHICK-FIL-A, PUBLIX, AND SEVERAL RESTAURANTS. MINUTES FROM WOLF CREEK GOLF COURSE AND LIBRARY AND HARTSFIELD JACKSON AIRPORT, PROPERTY IS LOCATED IN A NICE AND QUIET CUL-DE-SAC. THIS WOULD BE A GREAT INVESTMENT FOR INVESTORS LOOKING TO BUY AND FLIP OR BUY AND HOLD.

20. 2022-12-31
    historical
21. 2022-10-30
    listed $35,000 New
22. 2022-09-14
    soldstatus $30,000 Sold
23. 2022-06-25
    status Under Contract
24. 2021-12-06
    listed $59,990 New
25. 2021-11-12
    historical
26. 2021-09-19
    price $59,990
27. 2021-08-07
    price $62,500
28. 2021-08-04
    listed $125,000 New
29. 2021-05-01
    historical
30. 2020-11-18
    listed $25,000 New
31. 2018-05-19
    historical
32. 2018-02-11
    status Back on Market
33. 2018-01-23
    status Under Contract
34. 2018-01-12
    price $15,000
35. 2018-01-11
    listed $60,000 New
36. 2016-12-31
    historical
37. 2016-09-19
    listed $17,000 New
38. 2016-07-30
    historical
39. 2016-04-18
    price $60,000
40. 2015-09-16
    listed $80,000 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: $1,248 · $104/mo
• Projected year-2 tax: $2,484 · $207/mo
• Expected delta: +$1,236/yr (+$103/mo · 99.0%)

ⓘ 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 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: $29,038
• − Mortgage interest: −$15,124
• − Property taxes: −$1,248
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,323
• − Management: −$2,323
• − Depreciation: −$7,855
• Taxable loss: −$1,185
• Est. tax savings @ 24.0%: +$284
• After-tax cash flow: $3,635/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

+237.5% since first listed

27 events — show timeline

• 2026-02-02 Relisted — GAMLS
• 2026-02-02 Relisted — FMLS
• 2026-01-31 Listing Removed — FMLS
• 2026-01-31 Listing Removed — GAMLS
• 2025-08-26 Listed $270,000 FMLS
• 2025-08-26 Listed $270,000 GAMLS
• 2022-12-31 Listing Removed — GAMLS
• 2022-10-30 Listed $35,000 GAMLS
• 2022-09-14 Sold (MLS) $30,000 GAMLS
• 2022-06-25 Pending — GAMLS
• 2021-12-06 Listed $59,990 GAMLS
• 2021-11-12 Listing Removed — GAMLS
• 2021-09-19 Price Changed $59,990 GAMLS
• 2021-08-07 Price Changed $62,500 GAMLS
• 2021-08-04 Listed $125,000 GAMLS
• 2021-05-01 Listing Removed — GAMLS
• 2020-11-18 Listed $25,000 GAMLS
• 2018-05-19 Listing Removed — GAMLS
• 2018-02-11 Relisted — GAMLS
• 2018-01-23 Pending — GAMLS
• 2018-01-12 Price Changed $15,000 GAMLS
• 2018-01-11 Listed $60,000 GAMLS
• 2016-12-31 Listing Removed — GAMLS
• 2016-09-19 Listed $17,000 GAMLS
• 2016-07-30 Listing Removed — GAMLS
• 2016-04-18 Price Changed $60,000 GAMLS
• 2015-09-16 Listed $80,000 GAMLS

Property tax history

+6.6%/yr

Latest (2025): $1,248 · +170.0% YoY. Source: county tax records.