6717 Homer Ln · South Fulton, GA 30213

$393,990

5 bd · 3.0 ba · 2,570 sqft · SingleFamily · 25 Days on market

Built 2026 Excellent condition 0.29 ac lot $153/sqft · 10% below area Est $437k · 10% under $58/mo HOA · 2% of rent ↓ 10% since listing

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Why this score? — see what drove the D 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 +11.9/15.0
• Cash flow +8.8/30.0
• Condition / age +4.8/5.0
• Schools +4.5/10.0
• Rent growth +3.1/5.0
• 1% rule +2.9/10.0
• Livability +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see the Harding at Belleview Manor

Key facts

• 0.29 acre lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $394k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-324 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $347k (11.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $311k (21.1% below list).
• Recommended offer: $311k (21.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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 rising (+2.5%/yr); 531 active listings in the ZIP; 6 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; solid renter incomes; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 40% of the median local income ($94k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 25 days — a 2% lower offer ($388k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $43k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $310,933 (21.1% 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.79% ✗
• Cap rate: 5.30%
• Cash-on-cash: -3.53%
• DSCR: 0.84
• GRM: 10.6

CMA / ARV

• ARV (median comp): $437,135
• List price: $393,990
• Delta: -9.87%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7981 Gossamer Dr	0.37mi	6/3.0 (+1)	2,816 (+10%)	8mo	$390,000	$138	55
7979 Larksview Dr	0.55mi	4/2.5 (-1)	2,420 (-6%)	12mo	$347,000	$143	47
633 Herron Ct	0.74mi	4/3.5 (-1)	2,621 (+2%)	13mo	$411,900	$157	44

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 · 2.53% rent growth · sell at horizon

5-year hold

• IRR: -22.7%
• Equity multiple: 0.22×
• Total profit: $-85,886
• Equity at exit: $58,745

10-year hold

• IRR: -18.3%
• Equity multiple: 0.03×
• Total profit: $-107,007
• Equity at exit: $34,065

Cash invested: $110,317 (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 30213

• Home prices YoY: -17.7%
• Rents YoY: 2.5%
• Active inventory: 531
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $3,109 high
• Mortgage (P&I): −$2,066
• Tax est. 1.5%: −$492 /mo · $5,910/yr
• Insurance: −$164
• HOA: −$58
• Vacancy / Maint / Mgmt: −$653
• Net cashflow: $-324

Break-even live

Break-even rent $3,520

Max offer price $347,048

Occupancy floor —

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: $98,498
• Closing costs: $11,820
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6901 Durham Ln Fairburn, GA	5.0	4.5	3316	$3,500	$1.06	43d	1	0.68mi
6657 Delaware Bnd Fairburn, GA	4.0	2.5	2450	$2,600	$1.06	5d	1	0.70mi
6900 Newcastle Ct Fairburn, GA	5.0	3.0	2366	$2,900	$1.23	12d	1	0.76mi
7762 Plymouth Dr Fairburn, GA	4.0	3.0	2477	$3,123	$1.26	5d	1	0.80mi
6907 Winchester Pl Fairburn, GA	5.0	4.0	2950	$3,200	$1.08	43d	1	0.87mi
6510 Saint Mark Way Fairburn, GA	4.0	2.5	2200	$2,324	$1.06	43d	1	1.45mi

HOA detail

• Monthly dues: $58 · $696/yr

Listing history 8 events

1. 2026-05-17
   price $393,990 39-char remark

   Show marketing remark (842 chars)

   Come see the Harding at Belleview Manor! The Harding features two stories of thoughtfully designed space to suit your daily living and entertaining needs. As you enter the home from an ample front porch, you’ll find a secluded study, a secondary bedroom, and a full-hall bathroom—perfect for privacy and relaxation. The long foyer leads to an open-concept great room and a well-appointed kitchen—boasting a generous center island, a charming dining area, and direct access to the backyard. You’ll also appreciate the valet entry off the garage. Upstairs are two secondary bedrooms, a full hall bathroom, a spacious loft, and a convenient laundry room. Completing the upper level is a stunning owner’s suite—showcasing a sizable walk-in closet and a deluxe bathroom with dual vanities and a walk-in shower.

2. 2026-05-17
   price $393,990 842-char remark

   Show marketing remark (842 chars)

   Come see the Harding at Belleview Manor! The Harding features two stories of thoughtfully designed space to suit your daily living and entertaining needs. As you enter the home from an ample front porch, you’ll find a secluded study, a secondary bedroom, and a full-hall bathroom—perfect for privacy and relaxation. The long foyer leads to an open-concept great room and a well-appointed kitchen—boasting a generous center island, a charming dining area, and direct access to the backyard. You’ll also appreciate the valet entry off the garage. Upstairs are two secondary bedrooms, a full hall bathroom, a spacious loft, and a convenient laundry room. Completing the upper level is a stunning owner’s suite—showcasing a sizable walk-in closet and a deluxe bathroom with dual vanities and a walk-in shower.

3. 2026-04-25
   price $422,590 39-char remark

   Show marketing remark (39 chars)

   Come see the Harding at Belleview Manor

4. 2026-04-25
   price $422,590 842-char remark

   Show marketing remark (39 chars)

   Come see the Harding at Belleview Manor

5. 2026-04-25
   listed $436,590 Active 842-char remark

   Show marketing remark (39 chars)

   Come see the Harding at Belleview Manor

6. 2026-04-25
   listed $436,590 New 39-char remark

   Show marketing remark (39 chars)

   Come see the Harding at Belleview Manor

7. 2026-04-10
   historical $436,590 842-char remark

   Show marketing remark (39 chars)

   Come see the Harding at Belleview Manor

8. 2026-04-10
   historical $436,590 39-char remark

   Show marketing remark (39 chars)

   Come see the Harding at Belleview Manor

ⓘ 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 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $37,312
• − Mortgage interest: −$22,070
• − Property taxes: −$5,910
• − Insurance: −$1,970
• − Repairs & maintenance: −$2,985
• − Management: −$2,985
• − HOA: −$696
• − Depreciation: −$11,462
• Taxable loss: −$10,765
• Est. tax savings @ 24.0%: +$2,584
• After-tax cash flow: $-1,309/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.

Condition & rehab AI · 1 photo

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It offers a well-maintained interior and exterior, making it an attractive option for both buyers and renters. Upgrades in paint, landscaping, and modernizing the kitchen and bathrooms would further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Resale Upgrading the kitchen appliances — Modern appliances can increase the home's appeal to potential buyers.
• Resale Upgrading the bathrooms with modern fixtures — Modern bathrooms can significantly increase the home's appeal to potential buyers.
• Both Upgrading the HVAC system — A new HVAC system can improve comfort and energy efficiency, attracting both buyers and tenants.
• Both Adding smart home features — Smart home features can enhance convenience and attract a broader range of potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can increase the home's appeal to potential buyers. ↑
• Resale Upgrading the bathrooms with modern fixtures — Modern bathrooms can significantly increase the home's appeal to potential buyers. ↑
• Both Upgrading the HVAC system — A new HVAC system can improve comfort and energy efficiency, attracting both buyers and tenants. ↑
• Both Adding smart home features — Smart home features can enhance convenience and attract a broader range of potential buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 50,621
• Household income: $94,125
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 1025.0

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 (86%)
• Race & ethnicity: Black 86% White 8% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Hispanic 1% Arab 1% Lithuanian 0%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 4% French/Haitian/Cajun 2% Arabic 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: ▼ -50.66%
• Current HPI: 235.9372
• Rent YoY: ▲ 2.53%
• 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

-9.8% since first listed

8 events — show timeline

• 2026-05-17 Price Changed $393,990 GAMLS
• 2026-05-17 Price Changed $393,990 FMLS
• 2026-04-25 Price Changed $422,590 GAMLS
• 2026-04-25 Price Changed $422,590 FMLS
• 2026-04-25 Listed $436,590 FMLS
• 2026-04-25 Listed $436,590 GAMLS
• 2026-04-10 Coming Soon $436,590 FMLS
• 2026-04-10 Coming Soon $436,590 GAMLS