4060 W Stubbs Rd W · South Fulton, GA 30349

$319,000

4 bd · 2.5 ba · 2,058 sqft · SingleFamily public records · 90 Days on market

Built 1980 1.24 ac lot $155/sqft · 20% below area Est $398k · 20% under ↓ 24% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +11.1/30.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• DSCR +3.2/10.0
• 1% rule +3.0/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nestled on a spacious parcel in the heart of South Fulton, this charming property offers the perfect blend of privacy, functionality, and opportunity. Situated on expansive acreage, 4060 W Stubbs Rd provides a peaceful retreat while still being conveniently located near major highways, shopping, and dining. This home features a comfortable and inviting layout with generously sized living spaces, ideal for both everyday living and entertaining. Natural light fills the interior, creating a warm and welcoming atmosphere throughout. The kitchen offers ample cabinet space and functionality, ready for your personal touch, while the bedrooms provide plenty of room for relaxation and privacy. Step outside and enjoy the beauty and versatility of the land-perfect for outdoor gatherings, gardening, or future expansion. With no HOA, you have the freedom to truly make this property your own, whether you're looking for a private residence, investment opportunity, or space to accommodate unique lifestyle needs. Located in a growing area of South Fulton, this property combines the tranquility of country-style living with easy access to the city. Don't miss your chance to own a piece of land and opportunity-schedule your private showing today!

Key facts

• Expansive acreage
• Ample cabinet space
• Outdoor gatherings

Tags

• SPACIOUS PARCEL
• EXPANSIVE ACREAGE
• AMPLE CABINET SPACE
• OUTDOOR GATHERINGS
• NO HOA
• GROWING AREA

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $319k.

Deal economics

• At list price, monthly cash flow is $-131 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $296k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (20.4% below list).
• Recommended offer: $254k (20.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.6% in South Fulton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Market conditions: Rents flat; 651 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• At $2,538/mo this rent would consume 45% of the median local household income ($67k/yr) (locally 4258% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($300k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $253,842 (20.4% 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. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.80% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.75%
• DSCR: 0.92
• GRM: 10.5

CMA / ARV

• ARV (median comp): $397,712
• List price: $319,000
• Delta: -19.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4207 Fortune Pt	0.32mi	4/2.5	2,307 (+12%)	12mo	$337,000	$146	55
6808 Foxfire Pl	0.35mi	3/2.5 (-1)	2,262 (+10%)	13mo	$320,000	$141	51
6699 Overlook Rdg	0.55mi	3/2.0 (-1)	2,036 (-1%)	22mo	$315,000	$155	48
840 Athena Bnd	0.46mi	4/2.5	2,340 (+14%)	21mo	$419,490	$179	38
7635 Demeter Dr	0.48mi	4/2.5	2,340 (+14%)	23mo	$390,990	$167	36
4237 Holliday Rd	0.66mi	4/3.0	1,796 (-13%)	14mo	$305,000	$170	34
7475 Jennadee Dr	0.68mi	3/2.5 (-1)	2,278 (+11%)	15mo	$355,000	$156	34
1050 Athena Bnd	0.59mi	4/2.5	2,340 (+14%)	21mo	$421,990	$180	32
4390 Oakhurst Dr	0.61mi	4/3.5	2,340 (+14%)	17mo	$437,000	$187	31
7438 Jennadee Dr	0.74mi	3/2.0 (-1)	2,254 (+10%)	15mo	$391,000	$173	30

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: 22.4%
• Equity multiple: 2.79×
• Total profit: $160,287
• Equity at exit: $287,380

10-year hold

• IRR: 19.6%
• Equity multiple: 6.25×
• Total profit: $468,986
• Equity at exit: $619,747

Cash invested: $89,320 (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 30349

• Home prices YoY: 4.6%
• Rents YoY: 0.9%
• Active inventory: 651
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,538 high
• Mortgage (P&I): −$1,673
• Tax from tax record: −$330 /mo · $3,961/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $-131

Break-even live

Break-even rent $2,704

Max offer price $295,942

Occupancy floor —

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6876 Foxfire Pl Atlanta, GA	5.0	3.0	2990	$2,700	$0.90	44d	1	0.25mi
6802 Fireside Ln Atlanta, GA	4.0	2.0	2664	$2,525	$0.95	24d	1	0.29mi
4377 Montberry Ln Fairburn, GA	5.0	3.5	2896	$3,200	$1.10	24d	1	0.52mi
6469 Snowden Dr Atlanta, GA	5.0	3.0	2487	$2,579	$1.04	3d	1	0.66mi
4341 Estate St Atlanta, GA	4.0	3.0	1885	$2,400	$1.27	5d	1	0.67mi
6496 Snowden Dr Atlanta, GA	5.0	2.5	2730	$2,551	$0.93	3d	1	0.68mi
4780 Butner Rd Atlanta, GA	3.0	3.0	1950	$2,250	$1.15	19d	1	0.73mi
625 Blueangel Dr Atlanta, GA	4.0	2.5	2514	$2,670	$1.06	44d	1	0.93mi
3920 Cliftondale Pl Atlanta, GA	3.0	2.0	1650	$1,800	$1.09	24d	1	0.96mi
4110 Cranwood Dr Atlanta, GA	3.0	2.0	1424	$1,915	$1.34	2d	1	1.00mi
300 Pennant Ln Fairburn, GA	4.0	3.5	2948	$2,900	$0.98	44d	1	1.05mi
7436 Petal Pl Fairburn, GA	5.0	3.0	2872	$2,859	$1.00	5d	1	1.21mi
4274 Sir Dixon Dr Fairburn, GA	4.0	2.5	2860	$2,855	$1.00	44d	1	1.22mi
4551 Derby Loop Fairburn, GA	4.0	2.0	2152	$2,099	$0.98	44d	1	1.22mi

Listing history 20 events

1. 2026-06-18
   days on market $319,000 Active 90 DOM
2. 2026-06-17
   days on market $319,000 Active 89 DOM
3. 2026-06-16
   days on market $319,000 Active 88 DOM
4. 2026-06-15
   days on market $319,000 Active 87 DOM
5. 2026-06-13
   days on market $319,000 Active 85 DOM
6. 2026-06-09
   days on market $319,000 Active 81 DOM
7. 2026-06-08
   days on market $319,000 Active 80 DOM
8. 2026-06-07
   days on market $319,000 Active 79 DOM
9. 2026-06-04
   days on market $319,000 Active 76 DOM
10. 2026-06-03
    days on market $319,000 Active 75 DOM
11. 2026-06-01
    pricedays on market $319,000 Active 73 DOM
12. 2026-05-31
    days on market $324,000 Active 72 DOM
13. 2026-05-08
    price $324,000 1255-char remark

    Show marketing remark (1255 chars)

    Nestled on a spacious parcel in the heart of South Fulton, this charming property offers the perfect blend of privacy, functionality, and opportunity. Situated on expansive acreage, 4060 W Stubbs Rd provides a peaceful retreat while still being conveniently located near major highways, shopping, and dining. This home features a comfortable and inviting layout with generously sized living spaces, ideal for both everyday living and entertaining. Natural light fills the interior, creating a warm and welcoming atmosphere throughout. The kitchen offers ample cabinet space and functionality, ready for your personal touch, while the bedrooms provide plenty of room for relaxation and privacy. Step outside and enjoy the beauty and versatility of the land-perfect for outdoor gatherings, gardening, or future expansion. With no HOA, you have the freedom to truly make this property your own, whether you're looking for a private residence, investment opportunity, or space to accommodate unique lifestyle needs. Located in a growing area of South Fulton, this property combines the tranquility of country-style living with easy access to the city. Don't miss your chance to own a piece of land and opportunity-schedule your private showing today!

14. 2026-05-08
    price $324,000 1255-char remark

    Show marketing remark (1255 chars)

    Nestled on a spacious parcel in the heart of South Fulton, this charming property offers the perfect blend of privacy, functionality, and opportunity. Situated on expansive acreage, 4060 W Stubbs Rd provides a peaceful retreat while still being conveniently located near major highways, shopping, and dining. This home features a comfortable and inviting layout with generously sized living spaces, ideal for both everyday living and entertaining. Natural light fills the interior, creating a warm and welcoming atmosphere throughout. The kitchen offers ample cabinet space and functionality, ready for your personal touch, while the bedrooms provide plenty of room for relaxation and privacy. Step outside and enjoy the beauty and versatility of the land-perfect for outdoor gatherings, gardening, or future expansion. With no HOA, you have the freedom to truly make this property your own, whether you're looking for a private residence, investment opportunity, or space to accommodate unique lifestyle needs. Located in a growing area of South Fulton, this property combines the tranquility of country-style living with easy access to the city. Don't miss your chance to own a piece of land and opportunity-schedule your private showing today!

15. 2026-04-17
    price $334,000 1255-char remark

    Show marketing remark (1255 chars)

    Nestled on a spacious parcel in the heart of South Fulton, this charming property offers the perfect blend of privacy, functionality, and opportunity. Situated on expansive acreage, 4060 W Stubbs Rd provides a peaceful retreat while still being conveniently located near major highways, shopping, and dining. This home features a comfortable and inviting layout with generously sized living spaces, ideal for both everyday living and entertaining. Natural light fills the interior, creating a warm and welcoming atmosphere throughout. The kitchen offers ample cabinet space and functionality, ready for your personal touch, while the bedrooms provide plenty of room for relaxation and privacy. Step outside and enjoy the beauty and versatility of the land-perfect for outdoor gatherings, gardening, or future expansion. With no HOA, you have the freedom to truly make this property your own, whether you're looking for a private residence, investment opportunity, or space to accommodate unique lifestyle needs. Located in a growing area of South Fulton, this property combines the tranquility of country-style living with easy access to the city. Don't miss your chance to own a piece of land and opportunity-schedule your private showing today!

16. 2026-04-17
    price $334,000 1255-char remark

    Show marketing remark (1255 chars)

    Nestled on a spacious parcel in the heart of South Fulton, this charming property offers the perfect blend of privacy, functionality, and opportunity. Situated on expansive acreage, 4060 W Stubbs Rd provides a peaceful retreat while still being conveniently located near major highways, shopping, and dining. This home features a comfortable and inviting layout with generously sized living spaces, ideal for both everyday living and entertaining. Natural light fills the interior, creating a warm and welcoming atmosphere throughout. The kitchen offers ample cabinet space and functionality, ready for your personal touch, while the bedrooms provide plenty of room for relaxation and privacy. Step outside and enjoy the beauty and versatility of the land-perfect for outdoor gatherings, gardening, or future expansion. With no HOA, you have the freedom to truly make this property your own, whether you're looking for a private residence, investment opportunity, or space to accommodate unique lifestyle needs. Located in a growing area of South Fulton, this property combines the tranquility of country-style living with easy access to the city. Don't miss your chance to own a piece of land and opportunity-schedule your private showing today!

17. 2026-03-21
    listed $339,000 New 1255-char remark

    Show marketing remark (1255 chars)

    Nestled on a spacious parcel in the heart of South Fulton, this charming property offers the perfect blend of privacy, functionality, and opportunity. Situated on expansive acreage, 4060 W Stubbs Rd provides a peaceful retreat while still being conveniently located near major highways, shopping, and dining. This home features a comfortable and inviting layout with generously sized living spaces, ideal for both everyday living and entertaining. Natural light fills the interior, creating a warm and welcoming atmosphere throughout. The kitchen offers ample cabinet space and functionality, ready for your personal touch, while the bedrooms provide plenty of room for relaxation and privacy. Step outside and enjoy the beauty and versatility of the land-perfect for outdoor gatherings, gardening, or future expansion. With no HOA, you have the freedom to truly make this property your own, whether you're looking for a private residence, investment opportunity, or space to accommodate unique lifestyle needs. Located in a growing area of South Fulton, this property combines the tranquility of country-style living with easy access to the city. Don't miss your chance to own a piece of land and opportunity-schedule your private showing today!

18. 2026-03-21
    historical $339,000 1255-char remark

    Show marketing remark (1255 chars)

    Nestled on a spacious parcel in the heart of South Fulton, this charming property offers the perfect blend of privacy, functionality, and opportunity. Situated on expansive acreage, 4060 W Stubbs Rd provides a peaceful retreat while still being conveniently located near major highways, shopping, and dining. This home features a comfortable and inviting layout with generously sized living spaces, ideal for both everyday living and entertaining. Natural light fills the interior, creating a warm and welcoming atmosphere throughout. The kitchen offers ample cabinet space and functionality, ready for your personal touch, while the bedrooms provide plenty of room for relaxation and privacy. Step outside and enjoy the beauty and versatility of the land-perfect for outdoor gatherings, gardening, or future expansion. With no HOA, you have the freedom to truly make this property your own, whether you're looking for a private residence, investment opportunity, or space to accommodate unique lifestyle needs. Located in a growing area of South Fulton, this property combines the tranquility of country-style living with easy access to the city. Don't miss your chance to own a piece of land and opportunity-schedule your private showing today!

19. 2026-03-20
    listed $339,000 Active 1255-char remark

    Show marketing remark (1255 chars)

    Nestled on a spacious parcel in the heart of South Fulton, this charming property offers the perfect blend of privacy, functionality, and opportunity. Situated on expansive acreage, 4060 W Stubbs Rd provides a peaceful retreat while still being conveniently located near major highways, shopping, and dining. This home features a comfortable and inviting layout with generously sized living spaces, ideal for both everyday living and entertaining. Natural light fills the interior, creating a warm and welcoming atmosphere throughout. The kitchen offers ample cabinet space and functionality, ready for your personal touch, while the bedrooms provide plenty of room for relaxation and privacy. Step outside and enjoy the beauty and versatility of the land-perfect for outdoor gatherings, gardening, or future expansion. With no HOA, you have the freedom to truly make this property your own, whether you're looking for a private residence, investment opportunity, or space to accommodate unique lifestyle needs. Located in a growing area of South Fulton, this property combines the tranquility of country-style living with easy access to the city. Don't miss your chance to own a piece of land and opportunity-schedule your private showing today!

20. 2021-12-14
    soldstatus $427,498

ⓘ 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: $3,961 · $330/mo
• Projected year-2 tax: $3,961 · $330/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 ≥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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,461
• − Mortgage interest: −$17,869
• − Property taxes: −$3,961
• − Insurance: −$1,595
• − Repairs & maintenance: −$2,437
• − Management: −$2,437
• − Depreciation: −$9,280
• Taxable loss: −$7,118
• Est. tax savings @ 24.0%: +$1,708
• After-tax cash flow: $142/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

-24.2% since first listed

8 events — show timeline

• 2026-05-08 Price Changed $324,000 FMLS
• 2026-05-08 Price Changed $324,000 GAMLS
• 2026-04-17 Price Changed $334,000 FMLS
• 2026-04-17 Price Changed $334,000 GAMLS
• 2026-03-21 Listed $339,000 GAMLS
• 2026-03-21 Coming Soon $339,000 GAMLS
• 2026-03-20 Listed $339,000 FMLS
• 2021-12-14 Sold (Public Records) $427,498 Public Records

Property tax history

+12.3%/yr

Latest (2025): $3,961 · -0.0% YoY. Source: county tax records.