4868 Hannah Rd · South Fulton, GA 30349

$69,900

4 bd · 3.0 ba · 3,518 sqft · SingleFamily public records · 13 Days on market

Built 1950 0.69 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 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 MLS

Incredible opportunity to secure a prime investment property in a sought-after location offering a blank canvas for your next custom build or major redevelopment project.

Key facts

• Custom build
• 0.69 acre lot
• Built 1950

Tags

• PRIME INVESTMENT PROPERTY
• SOUGHT-AFTER LOCATION
• CUSTOM BUILD

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Cap rate 31.2% 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 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: Lee Elementary School (math 32% / reading 42%, grade F, #485 of 1,228 statewide, top 41%, 481 students, 100% FRL); Camp Creek Middle School (math 17% / reading 32%, grade F, #301 of 470 statewide, top 66%, 644 students, 100% FRL); Westlake High School (math 27% / reading 5%, grade F, #287 of 424 statewide, top 68%, 2,461 students, 43% FRL) — zoned schools average 81% FRL vs 41% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 51% district-wide (-25 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; 2 comparable units currently listed for rent nearby; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($483 loan paydown + $7k 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 $20k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,900

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 3.51% ✓
• Cap rate: 31.24%
• Cash-on-cash: 89.11%
• DSCR: 4.96
• GRM: 2.4

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: 96.3%
• Equity multiple: 7.42×
• Total profit: $125,719
• Equity at exit: $62,971

10-year hold

• IRR: 90.9%
• Equity multiple: 15.73×
• Total profit: $288,266
• Equity at exit: $135,800

Cash invested: $19,572 (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: 2.4×

Monthly cashflow live

• Estimated rent: $2,451 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $1,453

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 36%

Sensitivity live

Price	-10% $1,502	-5% $1,478	+0% $1,453	+5% $1,429	+10% $1,405
Rent	-10% $1,260	-5% $1,357	+0% $1,453	+5% $1,550	+10% $1,647
Rate	-1.0pp $1,489	-0.5pp $1,471	base $1,453	+0.5pp $1,435	+1.0pp $1,417

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4253 Kensington Cv Atlanta, GA	4.0	2.5	2695	$2,415	$0.90	22d	1	1.24mi
5601 Sable Way Atlanta, GA	4.0	2.5	2495	$2,381	$0.95	25d	1	1.47mi

Listing history 14 events

1. 2026-06-18
   days on market $69,900 Active 13 DOM
2. 2026-06-17
   statusdays on market $69,900 Active 12 DOM
3. 2026-04-25
   status Under Contract 170-char remark

   Show marketing remark (170 chars)

   Incredible opportunity to secure a prime investment property in a sought-after location offering a blank canvas for your next custom build or major redevelopment project.

4. 2026-04-25
   status Pending

   Show marketing remark (170 chars)

   Incredible opportunity to secure a prime investment property in a sought-after location offering a blank canvas for your next custom build or major redevelopment project.

5. 2026-04-13
   listed $69,900 New 170-char remark

   Show marketing remark (170 chars)

   Incredible opportunity to secure a prime investment property in a sought-after location offering a blank canvas for your next custom build or major redevelopment project.

6. 2026-04-13
   listed $69,900 Active

   Show marketing remark (170 chars)

   Incredible opportunity to secure a prime investment property in a sought-after location offering a blank canvas for your next custom build or major redevelopment project.

7. 2024-01-06
   historical $900
8. 2023-11-06
   listed $900
9. 2022-08-01
   soldstatus $210,000
10. 2008-02-13
    soldstatus $65,000 83-char remark

    Show marketing remark (83 chars)

    HUGE HOME ON A LARGE LEVEL LOT. THIS HOME HAS GREAT POTENTIAL. SOME REPAIRS NEEDED.

11. 2007-12-28
    listed $76,000 83-char remark

    Show marketing remark (83 chars)

    HUGE HOME ON A LARGE LEVEL LOT. THIS HOME HAS GREAT POTENTIAL. SOME REPAIRS NEEDED.

12. 2003-05-08
    soldstatus $183,000
13. 1984-09-10
    soldstatus $65,000
14. 1980-08-21
    soldstatus $56,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 17 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: $29,415
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$2,353
• − Management: −$2,353
• − Depreciation: −$2,033
• Taxable income: $17,361
• Est. tax owed @ 24.0%: −$4,167
• After-tax cash flow: $13,274/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: 10,694
• 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

+24.8% since first listed

12 events — show timeline

• 2026-04-25 Pending — GAMLS
• 2026-04-25 Pending — FMLS
• 2026-04-13 Listed $69,900 FMLS
• 2026-04-13 Listed $69,900 GAMLS
• 2024-01-06 Rental Removed $900 APPFOLIO
• 2023-11-06 Listed for Rent $900 APPFOLIO
• 2022-08-01 Sold (Public Records) $210,000 Public Records
• 2008-02-13 Sold (MLS) $65,000 FMLS
• 2007-12-28 Listed $76,000 FMLS
• 2003-05-08 Sold (Public Records) $183,000 Public Records
• 1984-09-10 Sold (Public Records) $65,000 Public Records
• 1980-08-21 Sold (Public Records) $56,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $4,559 · +1.4% YoY. Source: county tax records.