2860 Oxford Rd · South Fulton, GA 30349

$230,000

3 bd · 2.0 ba · 1,300 sqft · SingleFamily public records · 19 Days on market

Built 1994 3.00 ac lot $177/sqft · 7% below area Est $248k · 7% under

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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 +17.6/30.0
• ARV discount +10.8/15.0
• Appreciation +10.0/10.0
• DSCR +5.5/10.0
• Schools +4.5/10.0
• 1% rule +4.1/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Saddle up and claim your own slice of country living in Atlanta! Set on a private 3-acre lot, this 3-bedroom, 2-bath ranch delivers rustic charm with room to roam. An inviting front porch welcomes you in, while inside, the open-concept living and dining area features warm wood floors and abundant natural light. The kitchen is outfitted with stainless steel appliances and offers a clear view into the dining space-perfect for gathering and entertaining. Main-level bedrooms feature durable LVP flooring, while the upstairs loft-style bedroom adds character with cozy carpet. The oversized primary suite offers a private retreat with an en suite bath and tub/shower combo. Out back, a covered deck overlooks your expansive acreage-ideal for relaxing, entertaining, or creating your own outdoor escape. If you're after space, charm, and a little country grit without leaving the city-this is it.

Key facts

• 3 acre lot
• 3 parking spots
• Built 1994

Property features AI

Finance

• Other: Gravel road access; City street and county road frontage; Directions available
• HOA & community: Near schools; Near shopping

Exterior

• Parking: Three parking spaces; Driveway with level entry; Open parking available
• Utilities: Well water; Septic tank sewer; Cable available; Electricity available; Phone service available; Water available; Sewer available
• Home design: One and one half stories; Resale property
• Construction: Concrete, frame, and vinyl siding construction; Shingle roof; Block and concrete perimeter foundation
• Exterior features: Private yard; Rain gutters; Covered front porch; Deck; Shed(s)

Interior

• Kitchen: Stained cabinets with solid surface counters; Dishwasher; Electric range; Microwave
• Bedrooms: Master bedroom on main level; Three main-level bedrooms
• Flooring: Ceramic tile; Laminate; Luxury vinyl
• Bathrooms: Two full bathrooms; Master bathroom with tub/shower combo
• Heating & cooling: Central heating; Forced air; Hot water heating; Central air conditioning; Ceiling fans; Electric-powered cooling/heating components
• Interior features: 9-foot ceilings on main level; High-speed internet available; Insulated windows; Window shutters; No shared/common walls; Crawl space basement
• Laundry & utility: Laundry on main level; Laundry closet; In-kitchen laundry; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/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 $209k (8.9% below list).
• Recommended offer: $209k (8.9% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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: Cliftondale Elementary School (math 27% / reading 37%, grade F, #582 of 1,228 statewide, top 50%, 667 students, 62% FRL); Renaissance Middle School (math 22% / reading 27%, grade F, #301 of 470 statewide, top 66%, 1,166 students, 71% FRL); Langston Hughes High School (math 8% / reading 17%, grade F, #336 of 424 statewide, top 80%, 1,964 students, 65% FRL) — zoned schools average 66% FRL vs 41% district-wide (25 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $25k of equity ($2k loan paydown + $23k 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 $64k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y 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.

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 $209,446 (8.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.91% ✗
• Cap rate: 7.25%
• Cash-on-cash: 3.41%
• DSCR: 1.15
• GRM: 9.2

CMA / ARV

• ARV (median comp): $248,256
• List price: $230,000
• Delta: -7.35%
• Verdict: FAIR
• Comps: 5 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2860 Oxford Rd	0.00mi	3/2.0	1,300 (0%)	0mo	$240,000	$185	100

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: 26.0%
• Equity multiple: 3.06×
• Total profit: $132,639
• Equity at exit: $207,202

10-year hold

• IRR: 22.4%
• Equity multiple: 6.80×
• Total profit: $373,466
• Equity at exit: $446,839

Cash invested: $64,400 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,094 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$170 /mo · $2,037/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $183

Break-even live

Break-even rent $1,863

Max offer price $230,000

Occupancy floor 86%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2542 Polaris Way SW Atlanta, GA	3.0	2.5	1504	$2,200	$1.46	4d	1	1.36mi
2442 Capella Cir SW Atlanta, GA	3.0	2.5	1694	$1,850	$1.09	44d	1	1.42mi
7151 Chara Ln SW Atlanta, GA	3.0	2.5	1528	$2,140	$1.40	17d	1	1.48mi
7151 Chara Ln SW Atlanta, GA	3.0	2.5	1528	$2,140	$1.40	44d	1	1.48mi

Listing history 19 events

1. 2026-05-19
   status Pending 941-char remark
2. 2026-05-05
   status Under Contract 917-char remark

   Show marketing remark (917 chars)

   Saddle up and claim your own slice of country living in Atlanta! Set on a private 3-acre lot, this 3-bedroom, 2-bath ranch delivers rustic charm with room to roam. An inviting front porch welcomes you in, while inside, the open-concept living and dining area features warm wood floors and abundant natural light. The kitchen is outfitted with stainless steel appliances and offers a clear view into the dining space-perfect for gathering and entertaining. Main-level bedrooms feature durable LVP flooring, while the upstairs loft-style bedroom adds character with cozy carpet. The oversized primary suite offers a private retreat with an en suite bath and tub/shower combo. Out back, a covered deck overlooks your expansive acreage-ideal for relaxing, entertaining, or creating your own outdoor escape. If you're after space, charm, and a little country grit without leaving the city-this is it.

3. 2026-05-05
   historical Active Under Contract 941-char remark

   Show marketing remark (917 chars)

   Saddle up and claim your own slice of country living in Atlanta! Set on a private 3-acre lot, this 3-bedroom, 2-bath ranch delivers rustic charm with room to roam. An inviting front porch welcomes you in, while inside, the open-concept living and dining area features warm wood floors and abundant natural light. The kitchen is outfitted with stainless steel appliances and offers a clear view into the dining space-perfect for gathering and entertaining. Main-level bedrooms feature durable LVP flooring, while the upstairs loft-style bedroom adds character with cozy carpet. The oversized primary suite offers a private retreat with an en suite bath and tub/shower combo. Out back, a covered deck overlooks your expansive acreage-ideal for relaxing, entertaining, or creating your own outdoor escape. If you're after space, charm, and a little country grit without leaving the city-this is it.

4. 2026-04-29
   listed $230,000 Active 941-char remark

   Show marketing remark (917 chars)

   Saddle up and claim your own slice of country living in Atlanta! Set on a private 3-acre lot, this 3-bedroom, 2-bath ranch delivers rustic charm with room to roam. An inviting front porch welcomes you in, while inside, the open-concept living and dining area features warm wood floors and abundant natural light. The kitchen is outfitted with stainless steel appliances and offers a clear view into the dining space-perfect for gathering and entertaining. Main-level bedrooms feature durable LVP flooring, while the upstairs loft-style bedroom adds character with cozy carpet. The oversized primary suite offers a private retreat with an en suite bath and tub/shower combo. Out back, a covered deck overlooks your expansive acreage-ideal for relaxing, entertaining, or creating your own outdoor escape. If you're after space, charm, and a little country grit without leaving the city-this is it.

5. 2026-04-29
   listed $230,000 New 917-char remark

   Show marketing remark (917 chars)

   Saddle up and claim your own slice of country living in Atlanta! Set on a private 3-acre lot, this 3-bedroom, 2-bath ranch delivers rustic charm with room to roam. An inviting front porch welcomes you in, while inside, the open-concept living and dining area features warm wood floors and abundant natural light. The kitchen is outfitted with stainless steel appliances and offers a clear view into the dining space-perfect for gathering and entertaining. Main-level bedrooms feature durable LVP flooring, while the upstairs loft-style bedroom adds character with cozy carpet. The oversized primary suite offers a private retreat with an en suite bath and tub/shower combo. Out back, a covered deck overlooks your expansive acreage-ideal for relaxing, entertaining, or creating your own outdoor escape. If you're after space, charm, and a little country grit without leaving the city-this is it.

6. 2020-11-30
   soldstatus $165,000
7. 2020-11-20
   soldstatus $165,000 Closed

   Show marketing remark (307 chars)

   Come check out this newly renovated Ranch/bungalow style home! If you want privacy this is the home for you! This home sits on 3 acres with complete privacy a secluded farm home dream. At this time showing are scheduled by appt. with showing time thank you. All appliances are included. Lockbox is on supra.

8. 2020-11-20
   soldstatus $165,000 Sold

   Show marketing remark (307 chars)

   Come check out this newly renovated Ranch/bungalow style home! If you want privacy this is the home for you! This home sits on 3 acres with complete privacy a secluded farm home dream. At this time showing are scheduled by appt. with showing time thank you. All appliances are included. Lockbox is on supra.

9. 2020-10-20
   historical Active Under Contract

   Show marketing remark (307 chars)

   Come check out this newly renovated Ranch/bungalow style home! If you want privacy this is the home for you! This home sits on 3 acres with complete privacy a secluded farm home dream. At this time showing are scheduled by appt. with showing time thank you. All appliances are included. Lockbox is on supra.

10. 2020-10-19
    status Under Contract
11. 2020-10-05
    listed $165,000 Active

    Show marketing remark (307 chars)

    Come check out this newly renovated Ranch/bungalow style home! If you want privacy this is the home for you! This home sits on 3 acres with complete privacy a secluded farm home dream. At this time showing are scheduled by appt. with showing time thank you. All appliances are included. Lockbox is on supra.

12. 2020-10-05
    listed $165,000 New

    Show marketing remark (307 chars)

    Come check out this newly renovated Ranch/bungalow style home! If you want privacy this is the home for you! This home sits on 3 acres with complete privacy a secluded farm home dream. At this time showing are scheduled by appt. with showing time thank you. All appliances are included. Lockbox is on supra.

13. 2019-12-13
    historical
14. 2019-12-10
    soldstatus $130,000
15. 2019-11-01
    listed $130,000 New
16. 2008-07-14
    soldstatus $131,300
17. 2007-07-09
    soldstatus $74,000
18. 2007-05-31
    listed $79,900
19. 2004-10-04
    soldstatus $141,000

ⓘ 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: $2,037 · $170/mo
• Projected year-2 tax: $2,116 · $176/mo
• Expected delta: +$79/yr (+$7/mo · 3.9%)

ⓘ 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 5/10 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,134
• − Mortgage interest: −$12,884
• − Property taxes: −$2,037
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,011
• − Management: −$2,011
• − Depreciation: −$6,691
• Taxable loss: −$1,649
• Est. tax savings @ 24.0%: +$396
• After-tax cash flow: $2,591/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

+70.2% since first listed

21 events — show timeline

• 2026-06-04 Sold (MLS) $240,000 FMLS
• 2026-06-04 Sold (MLS) $240,000 GAMLS
• 2026-05-19 Pending — FMLS
• 2026-05-05 Pending — GAMLS
• 2026-05-05 Contingent — FMLS
• 2026-04-29 Listed $230,000 FMLS
• 2026-04-29 Listed $230,000 GAMLS
• 2020-11-30 Sold (Public Records) $165,000 Public Records
• 2020-11-20 Sold (MLS) $165,000 GAMLS
• 2020-11-20 Sold (MLS) $165,000 FMLS
• 2020-10-20 Contingent — FMLS
• 2020-10-19 Pending — GAMLS
• 2020-10-05 Listed $165,000 GAMLS
• 2020-10-05 Listed $165,000 FMLS
• 2019-12-13 Listing Removed — GAMLS
• 2019-12-10 Sold (Public Records) $130,000 Public Records
• 2019-11-01 Listed $130,000 GAMLS
• 2008-07-14 Sold (Public Records) $131,300 Public Records
• 2007-07-09 Sold (MLS) $74,000 FMLS
• 2007-05-31 Listed $79,900 FMLS
• 2004-10-04 Sold (Public Records) $141,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $2,037 · +3.7% YoY. Source: county tax records.