6497 Snowden Dr · South Fulton, GA 30349

$330,000

5 bd · 3.0 ba · 2,549 sqft · SingleFamily public records · 80 Days on market

Built 2006 8,581 sqft lot $129/sqft · 15% below area Est $388k · 15% under $13/mo HOA

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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 +14.2/15.0
• Cash flow +13.6/30.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• DSCR +4.1/10.0
• 1% rule +3.1/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Explore the inviting residence at 6497 Snowden Dr, where a central fireplace serves as a warm and timeless focal point for the home. The kitchen is a chef's delight, featuring sleek stainless steel appliances. The primary bedroom features a spacious walk-in closet. The primary bathroom is a sanctuary with double sinks, a separate tub, and shower for ultimate relaxation. Recent enhancements, including fresh exterior paint and partial flooring replacements. Outside, a peaceful patio awaits, perfect for quiet mornings or evening relaxation. This home gracefully balances modern updates with a classic, flowing layout. Included 100-Day Home Warranty with buyer activation

Key facts

• Double sinks
• Central fireplace
• Walk-in closet

Tags

• CENTRAL FIREPLACE
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET
• DOUBLE SINKS
• SEPARATE TUB AND SHOWER
• FRESH EXTERIOR PAINT

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $19 ($230/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 $266k (19.3% below list).
• Recommended offer: $266k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• Market conditions: Rents flat; 651 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• At $2,662/mo this rent would consume 48% 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 $35k of equity ($2k loan paydown + $33k 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 $92k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 3y ago; this cycle's ask has dropped $21k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $266,161 (19.3% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.81% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.25%
• DSCR: 1.01
• GRM: 10.3

CMA / ARV

• ARV (median comp): $387,810
• List price: $330,000
• Delta: -14.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4137 Marshwood Trce	0.25mi	4/3.5 (-1)	2,666 (+5%)	1mo	$345,000	$129	73
4025 Demooney Rd	0.42mi	5/3.0	2,400 (-6%)	12mo	$655,000	$273	61
4247 Butternut Pl	0.43mi	4/3.0 (-1)	2,748 (+8%)	6mo	$190,000	$69	58
158 Newry Dr	0.27mi	4/2.5 (-1)	2,400 (-6%)	21mo	$400,000	$167	54
4207 Fortune Pt	0.66mi	4/2.5 (-1)	2,307 (-10%)	12mo	$337,000	$146	36
6674 Overlook Rdg	0.49mi	4/2.5 (-1)	2,910 (+14%)	14mo	$348,000	$120	34
3985 W Stubbs Rd	0.73mi	5/3.5	2,832 (+11%)	15mo	$375,000	$132	33

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: 23.8%
• Equity multiple: 2.90×
• Total profit: $175,487
• Equity at exit: $297,290

10-year hold

• IRR: 20.7%
• Equity multiple: 6.47×
• Total profit: $505,630
• Equity at exit: $641,117

Cash invested: $92,400 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,662 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$202 /mo · $2,429/yr
• Insurance: −$138
• HOA: −$13
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $19

Break-even live

Break-even rent $2,637

Max offer price $330,000

Occupancy floor 94%

Sensitivity live

Price	-10% $206	-5% $113	+0% $19	+5% $-74	+10% $-168
Rent	-10% $-191	-5% $-86	+0% $19	+5% $124	+10% $229
Rate	-1.0pp $185	-0.5pp $103	base $19	+0.5pp $-66	+1.0pp $-153

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6496 Snowden Dr Atlanta, GA	5.0	2.5	2730	$2,551	$0.93	3d	1	0.05mi
6469 Snowden Dr Atlanta, GA	5.0	3.0	2487	$2,579	$1.04	3d	1	0.11mi
4341 Estate St Atlanta, GA	4.0	3.0	1885	$2,400	$1.27	6d	1	0.40mi
6802 Fireside Ln Atlanta, GA	4.0	2.0	2664	$2,525	$0.95	25d	1	0.56mi
625 Blueangel Dr Atlanta, GA	4.0	2.5	2514	$2,670	$1.06	44d	1	0.65mi
6876 Foxfire Pl Atlanta, GA	5.0	3.0	2990	$2,700	$0.90	44d	1	0.69mi
965 Athena Bnd Fairburn, GA	4.0	2.5	3104	$3,100	$1.00	18d	1	1.05mi
4377 Montberry Ln Fairburn, GA	5.0	3.5	2896	$3,200	$1.10	25d	1	1.06mi
7571 Deerridge Way Fairburn, GA	5.0	4.0	3136	$3,049	$0.97	44d	1	1.21mi
4551 Derby Loop Fairburn, GA	4.0	2.0	2152	$2,099	$0.98	44d	1	1.28mi
1087 Sly Fox Run Fairburn, GA	4.0	2.5	3736	$2,841	$0.76	25d	1	1.30mi
1124 Sly Fox Run Fairburn, GA	5.0	4.0	3064	$3,750	$1.22	44d	1	1.34mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 50 events

1. 2026-06-18
   days on market $330,000 Active 80 DOM
2. 2026-06-17
   days on market $330,000 Active 79 DOM
3. 2026-06-16
   days on market $330,000 Active 78 DOM
4. 2026-06-15
   days on market $330,000 Active 77 DOM
5. 2026-06-13
   days on market $330,000 Active 75 DOM
6. 2026-06-09
   days on market $330,000 Active 71 DOM
7. 2026-06-08
   days on market $330,000 Active 70 DOM
8. 2026-06-07
   days on market $330,000 Active 69 DOM
9. 2026-06-04
   days on market $330,000 Active 66 DOM
10. 2026-06-03
    days on market $330,000 Active 65 DOM
11. 2026-06-01
    days on market $330,000 Active 63 DOM
12. 2026-05-31
    days on market $330,000 Active 62 DOM
13. 2026-04-30
    price $330,000 673-char remark

    Show marketing remark (673 chars)

    Explore the inviting residence at 6497 Snowden Dr, where a central fireplace serves as a warm and timeless focal point for the home. The kitchen is a chef's delight, featuring sleek stainless steel appliances. The primary bedroom features a spacious walk-in closet. The primary bathroom is a sanctuary with double sinks, a separate tub, and shower for ultimate relaxation. Recent enhancements, including fresh exterior paint and partial flooring replacements. Outside, a peaceful patio awaits, perfect for quiet mornings or evening relaxation. This home gracefully balances modern updates with a classic, flowing layout. Included 100-Day Home Warranty with buyer activation

14. 2026-04-30
    price $330,000 673-char remark

    Show marketing remark (673 chars)

    Explore the inviting residence at 6497 Snowden Dr, where a central fireplace serves as a warm and timeless focal point for the home. The kitchen is a chef's delight, featuring sleek stainless steel appliances. The primary bedroom features a spacious walk-in closet. The primary bathroom is a sanctuary with double sinks, a separate tub, and shower for ultimate relaxation. Recent enhancements, including fresh exterior paint and partial flooring replacements. Outside, a peaceful patio awaits, perfect for quiet mornings or evening relaxation. This home gracefully balances modern updates with a classic, flowing layout. Included 100-Day Home Warranty with buyer activation

15. 2026-04-09
    price $340,000 673-char remark

    Show marketing remark (673 chars)

    Explore the inviting residence at 6497 Snowden Dr, where a central fireplace serves as a warm and timeless focal point for the home. The kitchen is a chef's delight, featuring sleek stainless steel appliances. The primary bedroom features a spacious walk-in closet. The primary bathroom is a sanctuary with double sinks, a separate tub, and shower for ultimate relaxation. Recent enhancements, including fresh exterior paint and partial flooring replacements. Outside, a peaceful patio awaits, perfect for quiet mornings or evening relaxation. This home gracefully balances modern updates with a classic, flowing layout. Included 100-Day Home Warranty with buyer activation

16. 2026-04-09
    price $340,000 673-char remark

    Show marketing remark (673 chars)

    Explore the inviting residence at 6497 Snowden Dr, where a central fireplace serves as a warm and timeless focal point for the home. The kitchen is a chef's delight, featuring sleek stainless steel appliances. The primary bedroom features a spacious walk-in closet. The primary bathroom is a sanctuary with double sinks, a separate tub, and shower for ultimate relaxation. Recent enhancements, including fresh exterior paint and partial flooring replacements. Outside, a peaceful patio awaits, perfect for quiet mornings or evening relaxation. This home gracefully balances modern updates with a classic, flowing layout. Included 100-Day Home Warranty with buyer activation

17. 2026-03-30
    listed $351,000 New 673-char remark

    Show marketing remark (673 chars)

    Explore the inviting residence at 6497 Snowden Dr, where a central fireplace serves as a warm and timeless focal point for the home. The kitchen is a chef's delight, featuring sleek stainless steel appliances. The primary bedroom features a spacious walk-in closet. The primary bathroom is a sanctuary with double sinks, a separate tub, and shower for ultimate relaxation. Recent enhancements, including fresh exterior paint and partial flooring replacements. Outside, a peaceful patio awaits, perfect for quiet mornings or evening relaxation. This home gracefully balances modern updates with a classic, flowing layout. Included 100-Day Home Warranty with buyer activation

18. 2026-03-30
    listed $351,000 Active 673-char remark

    Show marketing remark (673 chars)

    Explore the inviting residence at 6497 Snowden Dr, where a central fireplace serves as a warm and timeless focal point for the home. The kitchen is a chef's delight, featuring sleek stainless steel appliances. The primary bedroom features a spacious walk-in closet. The primary bathroom is a sanctuary with double sinks, a separate tub, and shower for ultimate relaxation. Recent enhancements, including fresh exterior paint and partial flooring replacements. Outside, a peaceful patio awaits, perfect for quiet mornings or evening relaxation. This home gracefully balances modern updates with a classic, flowing layout. Included 100-Day Home Warranty with buyer activation

19. 2026-03-10
    soldstatus $294,900
20. 2025-04-10
    historical
21. 2025-04-07
    historical
22. 2025-02-06
    listed $371,000 Active
23. 2025-02-06
    listed $371,000 New
24. 2024-07-19
    soldstatus $343,500
25. 2024-06-27
    soldstatus $343,500 Sold
26. 2024-06-27
    soldstatus $343,500 Closed
27. 2024-05-31
    status Under Contract
28. 2024-05-31
    status Pending
29. 2024-05-30
    price $350,000
30. 2024-05-30
    price $350,000
31. 2024-05-16
    price $360,000
32. 2024-05-16
    price $360,000
33. 2024-05-02
    price $370,000
34. 2024-05-02
    price $370,000
35. 2024-04-18
    price $375,000
36. 2024-04-18
    price $375,000
37. 2024-04-04
    price $377,000
38. 2024-04-04
    price $377,000
39. 2024-03-21
    price $381,000
40. 2024-03-21
    price $381,000
41. 2024-03-12
    status Back On Market
42. 2024-03-12
    status Active
43. 2024-03-10
    status Active
44. 2024-02-28
    historical On Hold
45. 2024-02-25
    status Back On Market
46. 2024-02-09
    status Active
47. 2024-01-26
    historical On Hold
48. 2024-01-18
    price $382,000
49. 2024-01-18
    price $382,000
50. 2024-01-04
    price $386,000

ⓘ 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: $2,429 · $202/mo
• Projected year-2 tax: $3,036 · $253/mo
• Expected delta: +$607/yr (+$51/mo · 25.0%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $31,939
• − Mortgage interest: −$18,485
• − Property taxes: −$2,429
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,555
• − Management: −$2,555
• − HOA: −$156
• − Depreciation: −$9,600
• Taxable loss: −$5,491
• Est. tax savings @ 24.0%: +$1,318
• After-tax cash flow: $1,548/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

-0.7% since first listed

42 events — show timeline

• 2026-04-30 Price Changed $330,000 FMLS
• 2026-04-30 Price Changed $330,000 GAMLS
• 2026-04-09 Price Changed $340,000 GAMLS
• 2026-04-09 Price Changed $340,000 FMLS
• 2026-03-30 Listed $351,000 FMLS
• 2026-03-30 Listed $351,000 GAMLS
• 2026-03-10 Sold (Public Records) $294,900 Public Records
• 2025-04-10 Listing Removed — FMLS
• 2025-04-07 Listing Removed — GAMLS
• 2025-02-06 Listed $371,000 GAMLS
• 2025-02-06 Listed $371,000 FMLS
• 2024-07-19 Sold (Public Records) $343,500 Public Records
• 2024-06-27 Sold (MLS) $343,500 FMLS
• 2024-06-27 Sold (MLS) $343,500 GAMLS
• 2024-05-31 Pending — GAMLS
• 2024-05-31 Pending — FMLS
• 2024-05-30 Price Changed $350,000 FMLS
• 2024-05-30 Price Changed $350,000 GAMLS
• 2024-05-16 Price Changed $360,000 GAMLS
• 2024-05-16 Price Changed $360,000 FMLS
• 2024-05-02 Price Changed $370,000 GAMLS
• 2024-05-02 Price Changed $370,000 FMLS
• 2024-04-18 Price Changed $375,000 GAMLS
• 2024-04-18 Price Changed $375,000 FMLS
• 2024-04-04 Price Changed $377,000 GAMLS
• 2024-04-04 Price Changed $377,000 FMLS
• 2024-03-21 Price Changed $381,000 GAMLS
• 2024-03-21 Price Changed $381,000 FMLS
• 2024-03-12 Relisted — GAMLS
• 2024-03-12 Relisted — FMLS
• 2024-03-10 Relisted — FMLS
• 2024-02-28 Delisted — GAMLS
• 2024-02-25 Relisted — GAMLS
• 2024-02-09 Relisted — FMLS
• 2024-01-26 Delisted — GAMLS
• 2024-01-18 Price Changed $382,000 FMLS
• 2024-01-18 Price Changed $382,000 GAMLS
• 2024-01-04 Price Changed $386,000 GAMLS
• 2024-01-04 Price Changed $386,000 FMLS
• 2023-10-12 Listed $391,000 FMLS
• 2023-10-12 Listed $391,000 GAMLS
• 2023-10-03 Sold (Public Records) $332,300 Public Records

Property tax history

+1.7%/yr

Latest (2025): $2,429 · -50.1% YoY. Source: county tax records.