5725 Stonewall Tell Rd · South Fulton, GA 30349

$270,000

3 bd · 2.5 ba · 1,744 sqft · SingleFamily public records · 34 Days on market

Built 1940 1.29 ac lot Est $328k · 18% 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +8.3/30.0
• Schools +4.5/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +2.2/10.0

Listing remarks

Great Investment opportunity. 1.28 acres of land with Full Rehab & Expansion opportunity. Renovate, Resale and make a profit. Nice level lot. clear the lot and build a large Home, if you so desire. The land is large enough for 2 homes. This property rehab is over 80% completed. floor plants is include in the sale. Take your contractor and get your rehab completion estimates. Bring offers. Motivated seller,

Key facts

• Level lot
• 1.28 acres of land
• 1.29 acre lot

Tags

• 1.28 ACRES OF LAND
• LEVEL LOT
• LARGE ENOUGH FOR 2 HOMES
• REHAB IS OVER 80% COMPLETED

Property features AI

Exterior

• Parking: Driveway; Open parking available
• Utilities: Public water; Septic tank sewer; Electricity available (110V and 220V); Natural gas available; Other utilities
• Home design: Two-level home; Other ownership type
• Construction: Shingle roof; Concrete perimeter foundation; Other construction materials; Property listed as fixer
• Exterior features: Rear stairs; Deck; Other exterior features

Interior

• Kitchen: Other kitchen features; Other dining room features
• Bedrooms: Three main-level bedrooms; One upper-level bedroom; Other bedroom features
• Flooring: Laminate flooring
• Bathrooms: Three full bathrooms; One half bathroom; Two main-level full bathrooms; One main-level half bathroom; One upper-level full bathroom; Master bathroom with other features
• Heating & cooling: Ductless heating; Central air conditioning
• Interior features: Other interior features
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-247 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (16.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (28.1% below list).
• Recommended offer: $194k (28.1% below list) — sets the bar for 1% rule.

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: Liberty Point Elementary School (math 37% / reading 31%, grade F, #554 of 1,228 statewide, top 46%, 694 students, 100% FRL); Camp Creek Middle School (math 17% / reading 32%, grade F, #301 of 470 statewide, top 66%, 644 students, 100% 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 88% FRL vs 41% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 51% district-wide (-27 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; 656 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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).
• This rent runs 35% 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.
• 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 34 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $194,031 (28.1% 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 34 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.72% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.92%
• DSCR: 0.83
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $327,872
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4812 Station Ln	0.54mi	3/2.5	1,700 (-2%)	0mo	$318,990	$188	71
4811 Station Ln	0.57mi	3/2.5	1,700 (-2%)	2mo	$318,990	$188	68
4837 Station Ln	0.61mi	3/2.5	1,700 (-2%)	2mo	$318,990	$188	66
4855 Station Ln #24	0.62mi	3/2.5	1,700 (-2%)	1mo	$318,990	$188	66
4855 Station Ln	0.62mi	3/2.5	1,700 (-2%)	1mo	$318,990	$188	66
3318 Stonewall Ln #67	0.71mi	3/2.5	1,690 (-3%)	4mo	$324,990	$192	59
8236 Eastshore Dr	0.60mi	3/2.0	1,830 (+5%)	12mo	$261,300	$143	52
5019 Cottage Grove Pl	0.30mi	4/2.5 (+1)	1,892 (+8%)	21mo	$208,000	$110	50
3554 Station Dr #33	0.69mi	3/2.5	1,700 (-2%)	18mo	$325,990	$192	49
8542 Lakemeadow Dr	0.74mi	4/2.5 (+1)	1,807 (+4%)	14mo	$260,000	$144	42
5454 Mason Rd	0.60mi	3/1.0	1,556 (-11%)	10mo	$189,900	$122	40
5385 Forest Downs Cir	0.70mi	4/2.5 (+1)	1,600 (-8%)	19mo	$205,000	$128	32

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: 20.9%
• Equity multiple: 2.69×
• Total profit: $127,391
• Equity at exit: $243,237

10-year hold

• IRR: 18.6%
• Equity multiple: 6.03×
• Total profit: $380,143
• 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: 11.6×

Monthly cashflow live

• Estimated rent: $1,940 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$251 /mo · $3,014/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $-247

Break-even live

Break-even rent $2,253

Max offer price $226,419

Occupancy floor —

Sensitivity live

Price	-10% $-94	-5% $-170	+0% $-247	+5% $-323	+10% $-400
Rent	-10% $-400	-5% $-323	+0% $-247	+5% $-170	+10% $-93
Rate	-1.0pp $-111	-0.5pp $-178	base $-247	+0.5pp $-317	+1.0pp $-388

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 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5480 Sierra Trl Atlanta, GA	3.0	2.5	1400	$1,845	$1.32	44d	1	0.42mi
4812 Station Ln Atlanta, GA	3.0	2.5	1695	$2,100	$1.24	2d	1	0.54mi
5140 Highpoint Rd Apt 27 Union City, GA	2.0	2.5	1290	$1,295	$1.00	13d	1	0.59mi
5950 Stonewall Dr Unit 4 Union City, GA	3.0	1.0	1320	$1,425	$1.08	0d	1	0.60mi
5950 Stonewall Dr Unit 2 Union City, GA	3.0	1.5	1320	$1,495	$1.13	16d	1	0.60mi
3416 Stonewall Ct Atlanta, GA	3.0	2.5	1690	$2,450	$1.45	25d	1	0.67mi
6120 Longino Dr Union City, GA	4.0	2.0	1608	$1,835	$1.14	13d	1	0.81mi
6329 Wellington Dr Union City, GA	4.0	2.5	1227	$1,700	$1.39	0d	1	0.88mi
5131 Forest Downs Ln Atlanta, GA	4.0	2.0	2112	$1,580	$0.75	4d	1	0.96mi
3228 Diamond Blf Union City, GA	4.0	2.5	1922	$2,195	$1.14	44d	1	0.99mi
5207 Dixie Lake Rd Union City, GA	3.0	2.0	1516	$1,950	$1.29	44d	1	1.01mi
3234 Diamond Blf Union City, GA	4.0	2.5	1922	$2,360	$1.23	6d	1	1.02mi
6115 Forrest Ave Union City, GA	4.0	2.0	1368	$1,690	$1.24	44d	1	1.06mi
4701 Flat Shoals Rd Union City, GA	3.0	2.5–3.0	1600	$1,775	$1.11	3d	1	1.08mi
4659 Shannon Ct Union City, GA	3.0	2.5	2030	$1,945	$0.96	44d	1	1.10mi
6340 Westbrook Ave Union City, GA	3.0	2.0	1800	$2,100	$1.17	44d	1	1.14mi
4483 Flat Shoals Rd Union City, GA	1.0–2.0	1.0–2.5	957	$1,495	$1.56	44d	1	1.16mi
4037 Ravenwood Ct Union City, GA	2.0	2.5	1394	$1,595	$1.14	16d	1	1.20mi
4037 Ravenwood Ct Union City, GA	2.0	2.5	1394	$1,595	$1.14	2d	1	1.20mi
4037 Ravenwood Ct Union City, GA	2.0	2.5	1394	$1,625	$1.17	44d	1	1.20mi
4037 Ravenwood Ct Union City, GA	2.0	2.5	1394	$1,595	$1.14	25d	1	1.20mi
6325 Raymond Ter Union City, GA	2.0	1.0	1624	$1,150	$0.71	44d	1	1.25mi
4681 Ravenwood Loop Union City, GA	4.0	2.5	1593	$1,999	$1.25	44d	1	1.27mi
4666 Ravenwood Loop Union City, GA	4.0	3.0	1916	$2,175	$1.14	25d	1	1.28mi
4497 Ravenwood Dr Union City, GA	3.0	2.5	1694	$2,000	$1.18	44d	1	1.28mi
4497 Ravenwood Dr Union City, GA	3.0	2.5	1694	$2,000	$1.18	21d	1	1.28mi
4509 Ravenwood Pl Union City, GA	3.0	2.5	1394	$1,970	$1.41	13d	1	1.28mi
5616 Union Pointe Dr Union City, GA	2.0	2.5	1387	$1,545	$1.11	44d	1	1.30mi
4122 Ravenwood Ct Union City, GA	3.0	3.0	1394	$1,849	$1.33	25d	1	1.31mi
6085 Mallory Rdg #32 Union City, GA	3.0	3.5	1540	$2,300	$1.49	44d	1	1.37mi
5530 Union Pointe Pl Union City, GA	3.0	2.0	1293	$1,650	$1.28	18d	1	1.37mi
5400 Oakley Commons Blvd Union City, GA	2.0	2.0	1258	$1,257	$1.00	44d	1	1.41mi
4312 Smithgall Ct Union City, GA	3.0	2.5	1433	$2,000	$1.40	19d	1	1.42mi
5548 Union Pointe Pl Union City, GA	4.0	2.5	1763	$2,400	$1.36	44d	1	1.42mi
4980 Stonewall Tell Rd Atlanta, GA	3.0	2.0	1573	$3,612	$2.30	25d	1	1.42mi
4980 Stonewall Tell Rd Atlanta, GA	2.0	2.0	1222	$2,209	$1.81	23d	1	1.42mi
4980 Stonewall Tell Rd Atlanta, GA	2.0	2.0	1222	$2,209	$1.81	20d	1	1.42mi
5458 Union Hill Ct Union City, GA	3.0	2.5	1650	$2,011	$1.22	0d	1	1.48mi
520 Dasheill Ln Atlanta, GA	4.0	2.5	2045	$2,410	$1.18	44d	1	1.49mi

Listing history 24 events

1. 2026-06-21
   days on market $270,000 Active 34 DOM
2. 2026-06-18
   days on market $270,000 Active 31 DOM
3. 2026-06-17
   days on market $270,000 Active 30 DOM
4. 2026-06-16
   days on market $270,000 Active 29 DOM
5. 2026-06-15
   days on market $270,000 Active 28 DOM
6. 2026-06-13
   days on market $270,000 Active 26 DOM
7. 2026-06-09
   days on market $270,000 Active 22 DOM
8. 2026-06-08
   days on market $270,000 Active 21 DOM
9. 2026-06-07
   days on market $270,000 Active 20 DOM
10. 2026-06-04
    days on market $270,000 Active 17 DOM
11. 2026-06-03
    days on market $270,000 Active 16 DOM
12. 2026-06-01
    days on market $270,000 Active 14 DOM
13. 2026-05-31
    days on market $270,000 Active 13 DOM
14. 2026-05-17
    listed $270,000 Active
15. 2026-03-31
    historical
16. 2026-02-20
    listed $270,000 Active
17. 2025-09-25
    historical
18. 2025-08-25
    listed $285,000 Active
19. 2021-05-26
    status Under Contract
20. 2021-05-20
    historical
21. 2021-04-27
    price $75,000
22. 2021-04-24
    status Back on Market
23. 2021-04-10
    status Under Contract
24. 2021-03-26
    listed $79,000 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: $3,014 · $251/mo
• Projected year-2 tax: $3,014 · $251/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 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: $23,284
• − Mortgage interest: −$15,124
• − Property taxes: −$3,014
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,863
• − Management: −$1,863
• − Depreciation: −$7,855
• Taxable loss: −$7,784
• Est. tax savings @ 24.0%: +$1,868
• After-tax cash flow: $-1,092/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

+241.8% since first listed

11 events — show timeline

• 2026-05-17 Listed $270,000 FMLS
• 2026-03-31 Listing Removed — FMLS
• 2026-02-20 Listed $270,000 FMLS
• 2025-09-25 Listing Removed — FMLS
• 2025-08-25 Listed $285,000 FMLS
• 2021-05-26 Pending — GAMLS
• 2021-05-20 Listing Removed — GAMLS
• 2021-04-27 Price Changed $75,000 GAMLS
• 2021-04-24 Relisted — GAMLS
• 2021-04-10 Pending — GAMLS
• 2021-03-26 Listed $79,000 GAMLS

Property tax history

+9.0%/yr

Latest (2025): $3,014 · +14.5% YoY. Source: county tax records.