565 Carlton Pointe Dr · Palmetto, GA 30268

$230,000

3 bd · 2.5 ba · 2,104 sqft · SingleFamily · 45 Days on market

Built 2002 1,393 sqft lot $109/sqft · 40% below area Est $382k · 40% under $71/mo HOA · 3% of rent ↓ 6% 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 +14.5/30.0
• Schools +4.5/10.0
• 1% rule +4.4/10.0
• DSCR +4.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Do not be fooled! This home has high ceilings, great layout TONS of natural light and plenty of space! Two story home stands out with a smart layout, modern LVP flooring throughout, and a low monthly HOA that keeps the neighborhood well maintained without the high cost. The main level features an open living room with fireplace, dining area, and a kitchen with breakfast bar designed for everyday living and easy entertaining. The primary suite is conveniently located on the main level and offers a private ensuite with separate shower and soaking tub. Upstairs, spacious secondary bedrooms share a full bath, giving everyone their own space. Water heater was replaced just 2 years ago. Quick acc

Key facts

• Open living room
• Separate shower
• Modern lvp flooring

Tags

• CARLTON POINTE COMMUNITY
• MODERN LVP FLOORING
• OPEN LIVING ROOM
• BREAKFAST BAR
• PRIVATE ENSUITE
• SEPARATE SHOWER

Property features AI

Finance

• Other: Paved road access; Directions: Please use GPS
• HOA & community: Association dues of $71 per month; Has association; Community features: Other

Exterior

• Parking: Attached garage; Garage faces front; Driveway; Open parking available; 1 garage space
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Two levels; Townhome/Condo style; Resale property
• Construction: Brick and other construction materials; Composition roof
• Exterior features: Rear porch; Other exterior features

Interior

• Kitchen: Breakfast bar; Pantry; Other solid-surface counters; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Master on main; One main-level bedroom; Two upper-level bedrooms
• Flooring: Luxury vinyl; Other flooring
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with separate tub and shower
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Vaulted ceilings; Walk-in closet(s); Living room fireplace; 2+ common walls
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $49 ($594/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 $216k (5.9% below list).
• Recommended offer: $216k (5.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.6% in Palmetto — 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 61/100 on livability (#329 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• 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: Palmetto Elementary School (math 22% / reading 27%, grade F, #753 of 1,228 statewide, top 64%, 358 students, 100% FRL); Creekside High School (math 30% / reading 24%, grade F, #160 of 424 statewide, top 38%, 1,768 students, 100% FRL) — zoned schools average 100% FRL vs 41% district-wide (59 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: 227 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,448 (5.9% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.94% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.92%
• DSCR: 1.04
• GRM: 8.9

CMA / ARV

• ARV (median comp): $381,929
• List price: $230,000
• Delta: -39.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
521 Palmetto Oaks Trl	0.44mi	4/3.0 (+1)	2,405 (+14%)	3mo	$405,000	$168	46
507 Palmetto Oaks Trl	0.54mi	3/2.5	1,863 (-12%)	24mo	$347,000	$186	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.47×
• Total profit: $-34,043
• Equity at exit: $34,294

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-25,277
• Equity at exit: $19,886

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 30268

• Home prices YoY: -22.1%
• Active inventory: 227
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,164 medium
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$288 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$71
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $49

Break-even live

Break-even rent $2,102

Max offer price $230,000

Occupancy floor 93%

Sensitivity live

Price	-10% $208	-5% $129	+0% $49	+5% $-30	+10% $-109
Rent	-10% $-122	-5% $-36	+0% $49	+5% $135	+10% $220
Rate	-1.0pp $165	-0.5pp $108	base $49	+0.5pp $-10	+1.0pp $-71

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
512 Tori Ct Palmetto, GA	3.0	2.5	2222	$2,040	$0.92	45d	1	0.59mi
115 Anna Ave Palmetto, GA	3.0	2.5	1716	$1,910	$1.11	44d	1	0.73mi
495 Anna Ave Palmetto, GA	3.0	2.0	1600	$2,255	$1.41	0d	1	0.93mi

HOA detail

• Monthly dues: $71 · $852/yr
• Likely covers: water

Listing history 19 events

1. 2026-06-21
   days on market $230,000 Active 45 DOM
2. 2026-06-18
   days on market $230,000 Active 42 DOM
3. 2026-06-17
   pricedays on market $230,000 Active 41 DOM
4. 2026-06-16
   days on market $237,500 Active 40 DOM
5. 2026-06-15
   days on market $237,500 Active 39 DOM
6. 2026-06-13
   days on market $237,500 Active 37 DOM
7. 2026-06-09
   days on market $237,500 Active 33 DOM
8. 2026-06-08
   days on market $237,500 Active 32 DOM
9. 2026-06-07
   days on market $237,500 Active 31 DOM
10. 2026-06-04
    days on market $237,500 Active 28 DOM
11. 2026-06-03
    days on market $237,500 Active 27 DOM
12. 2026-06-02
    price $237,500 Active 25 DOM
13. 2026-06-01
    days on market $240,000 Active 25 DOM
14. 2026-05-31
    days on market $240,000 Active 24 DOM
15. 2026-05-06
    listed $240,000 Active 1185-char remark
16. 2023-12-28
    historical
17. 2023-11-07
    status Back On Market
18. 2023-11-03
    status Under Contract
19. 2023-10-22
    listed $245,000 New

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 20 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,974
• − Mortgage interest: −$12,884
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,078
• − Management: −$2,078
• − HOA: −$852
• − Depreciation: −$6,691
• Taxable loss: −$3,208
• Est. tax savings @ 24.0%: +$770
• After-tax cash flow: $1,364/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 — Palmetto

• Score: 61/100
• State rank: #329
• US rank: #17351

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palmetto, GA
• County: Fulton County · 1,094,430 people
• City population: 10,874
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 10,874
• Household income: $91,349
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 206.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Black 42% White 36% Hispanic / Latino 18% Two or more races 5%
• Hispanic origin (detail): Mexican 13% Puerto Rican 3%
• Common ancestry: Iranian 1% Serbian 1% Romanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 84% English-only · Spanish 14% Russian/Polish/Slavic 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: ▼ -73.29%
• Current HPI: 258.4993
• Rent YoY: —
• 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

-6.1% since first listed

7 events — show timeline

• 2026-06-16 Price Changed $230,000 FMLS
• 2026-06-01 Price Changed $237,500 FMLS
• 2026-05-06 Listed $240,000 FMLS
• 2023-12-28 Listing Removed — GAMLS
• 2023-11-07 Relisted — GAMLS
• 2023-11-03 Pending — GAMLS
• 2023-10-22 Listed $245,000 GAMLS