5700 Deerfield Trl · South Fulton, GA 30349

$189,900

3 bd · 1.5 ba · 1,612 sqft · SingleFamily public records · 106 Days on market

Built 1964 0.48 ac lot $118/sqft · 26% below area Est $257k · 26% 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
• Cash flow +14.9/30.0
• Appreciation +10.0/10.0
• DSCR +4.6/10.0
• 1% rule +4.5/10.0
• 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

This split level home has 3 bedrooms on the upper level and one bedroom on the lower level. Total of 4 bedrooms and 1.5 bathrooms. Main level has the kitchen, living room and dinning area. The lower level offers a screened patio that leads out to the back yard.

Key facts

• Screened patio
• Back yard
• 0.48 acre lot

Tags

• SCREENED PATIO
• BACK YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $55 ($666/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 $181k (4.6% below list).
• Recommended offer: $173k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 32% 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 $20k of equity ($1k loan paydown + $19k 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 $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $190k implies a 239% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $172,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.95% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.25%
• DSCR: 1.06
• GRM: 8.7

CMA / ARV

• ARV (median comp): $256,735
• List price: $189,900
• Delta: -26.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2816 Two Lake Cir	0.19mi	3/2.5	1,645 (+2%)	4mo	$170,000	$103	80
2863 Two Lake Cir	0.22mi	3/2.5	1,621 (+1%)	16mo	$245,000	$151	71
5453 Baybrook Cir Lot 0020	0.44mi	3/2.5	1,749 (+8%)	3mo	$364,990	$209	59
5465 Twin Lakes Dr	0.20mi	3/2.5	1,408 (-13%)	9mo	$206,000	$146	58
2460 Surrey Trl	0.69mi	3/2.5	1,600 (-1%)	9mo	$243,000	$152	55
2560 Picardy Cir N	0.46mi	3/2.5	1,426 (-12%)	3mo	$140,000	$98	53
5602 Westhill Cir	0.13mi	4/2.0 (+1)	1,850 (+15%)	17mo	$290,000	$157	48
5527 Jerome Rd	0.34mi	4/2.0 (+1)	1,835 (+14%)	12mo	$270,000	$147	44
5333 Sand Bar Ln	0.60mi	4/3.0 (+1)	1,772 (+10%)	1mo	$249,200	$141	44
5273 High Tide Ct	0.70mi	4/2.5 (+1)	1,712 (+6%)	12mo	$275,000	$161	38
2846 High Tide Dr	0.65mi	4/2.5 (+1)	1,782 (+10%)	9mo	$239,900	$135	36
5325 Sand Bar Ln	0.60mi	4/3.0 (+1)	1,777 (+10%)	19mo	$264,900	$149	28

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: 24.5%
• Equity multiple: 2.94×
• Total profit: $103,362
• Equity at exit: $171,077

10-year hold

• IRR: 21.1%
• Equity multiple: 6.55×
• Total profit: $294,915
• Equity at exit: $368,934

Cash invested: $53,172 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,811 high
• Mortgage (P&I): −$996
• Tax from tax record: −$300 /mo · $3,602/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $55

Break-even live

Break-even rent $1,741

Max offer price $189,900

Occupancy floor 92%

Sensitivity live

Price	-10% $163	-5% $109	+0% $55	+5% $2	+10% $-52
Rent	-10% $-88	-5% $-16	+0% $55	+5% $127	+10% $199
Rate	-1.0pp $151	-0.5pp $104	base $55	+0.5pp $6	+1.0pp $-44

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5712 Westhill Cir Atlanta, GA	4.0	2.0	1441	$1,710	$1.19	4d	1	0.09mi
5645 Deerfield Trl Atlanta, GA	3.0	1.5	1496	$1,495	$1.00	22d	1	0.13mi
2890 Jerome Rd Atlanta, GA	3.0	1.5	1229	$1,761	$1.43	44d	1	0.26mi
5410 Twin Lakes Dr Atlanta, GA	3.0	2.0	1277	$2,040	$1.60	44d	1	0.27mi
5460 Hampton Ct Atlanta, GA	2.0	3.5	1554	$1,500	$0.97	44d	1	0.29mi
5690 Hampton Ct Atlanta, GA	2.0	3.0	1184	$1,495	$1.26	44d	1	0.35mi
5370 Longmeadow Ln Atlanta, GA	3.0	2.0	1248	$1,600	$1.28	17d	1	0.56mi
5380 Sand Bar Ln Atlanta, GA	3.0	2.0	1361	$1,961	$1.44	4d	1	0.72mi
2710 Dunmoreland Ter Atlanta, GA	3.0	1.0	1198	$1,540	$1.29	44d	1	0.75mi
5335 Willow Park Blvd Atlanta, GA	4.0	2.5	1716	$2,000	$1.17	44d	1	0.76mi
2500 Pleasant Hill Rd Atlanta, GA	2.0–3.0	1.5–2.5	1405	$1,449	$1.03	25d	2	0.78mi
2865 Spruce Point Rd Atlanta, GA	4.0	2.0	1050	$1,910	$1.82	44d	1	0.80mi
6056 Carriage Ct Atlanta, GA	3.0	2.0	1400	$1,599	$1.14	6d	1	0.81mi
5750 Buffington Rd Atlanta, GA	1.0–3.0	1.0–2.0	1142	$1,702	$1.49	2d	19	0.83mi
5194 Seaside Ct Atlanta, GA	4.0	2.5	1765	$2,135	$1.21	25d	1	0.86mi
6230 Cedar Wood Dr Atlanta, GA	3.0	2.0	1238	$1,694	$1.37	44d	1	0.88mi
2736 Live Oak Trl Atlanta, GA	4.0	3.0	2050	$1,650	$0.80	11d	1	0.89mi
5740 Buffington Rd Atlanta, GA	1.0–3.0	1.0–2.5	964	$2,149	$2.23	4d	16	0.91mi
3100 Godby Rd Atlanta, GA	1.0–2.0	1.0–2.5	959	$1,395	$1.45	2d	34	0.93mi
2555 Flat Shoals Rd #404 College Park, GA	3.0	2.5	1408	$1,700	$1.21	25d	1	0.94mi
3110 Godby Rd Unit 15a College Park, GA	2.0	1.5	1062	$1,150	$1.08	3d	1	0.95mi
2555 Flat Shoals Rd #3005 Atlanta, GA	3.0	2.5	1724	$1,850	$1.07	6d	1	0.95mi
6120 Hemperly Rd Atlanta, GA	4.0	2.5	1770	$2,100	$1.19	4d	1	0.95mi
6120 Hemperly Rd Atlanta, GA	4.0	2.5	1770	$2,100	$1.19	25d	1	0.95mi
3364 Estes Dr Atlanta, GA	3.0	2.5	1736	$1,889	$1.09	17d	1	0.96mi
2555 Flat Shoals Rd #401 Atlanta, GA	3.0	2.5	1550	$2,050	$1.32	44d	1	1.01mi
2883 Windsor Forrest Ct Atlanta, GA	3.0	2.5	1115	$1,895	$1.70	2d	1	1.02mi
5515 Scofield Rd Atlanta, GA	3.0	2.0	1109	$1,788	$1.61	11d	1	1.06mi
2835 Windsor Forrest Ct Atlanta, GA	3.0	2.5	1680	$1,881	$1.12	6d	1	1.08mi
5071 Windsor Forrest Ln Atlanta, GA	3.0	2.5	1303	$1,881	$1.44	13d	1	1.08mi
2817 Windsor Forrest Ct Atlanta, GA	3.0	2.5	1408	$1,697	$1.21	44d	1	1.08mi
6090 Emerald Pointe Cir Atlanta, GA	3.0	2.0	1200	$1,875	$1.56	19d	1	1.15mi
5442 Scofield Rd Atlanta, GA	3.0	1.5	1368	$1,775	$1.30	44d	1	1.16mi
320 Emerald Green Ct Atlanta, GA	3.0	2.0	1575	$2,050	$1.30	44d	1	1.18mi
3027 Sable Run Rd Atlanta, GA	3.0	3.0	1808	$2,080	$1.15	44d	1	1.22mi
3094 Sable Run Rd Atlanta, GA	4.0	3.0	2000	$1,490	$0.74	4d	1	1.22mi
6560 Emerald Pointe Cir Atlanta, GA	3.0	2.0	1309	$1,500	$1.15	22d	1	1.23mi
5544 Bluegrass Dr Atlanta, GA	4.0	2.5	2080	$2,173	$1.04	21d	1	1.26mi
3509 Augusta St Atlanta, GA	3.0	2.5	1588	$2,006	$1.26	44d	1	1.26mi
3022 Sable Run Rd Atlanta, GA	3.0	2.5	1748	$1,955	$1.12	4d	1	1.28mi

Listing history 15 events

1. 2026-06-18
   days on market $189,900 Active 106 DOM
2. 2026-06-17
   days on market $189,900 Active 105 DOM
3. 2026-06-16
   days on market $189,900 Active 104 DOM
4. 2026-06-15
   days on market $189,900 Active 103 DOM
5. 2026-06-13
   days on market $189,900 Active 101 DOM
6. 2026-06-09
   days on market $189,900 Active 97 DOM
7. 2026-06-08
   statusdays on market $189,900 Active 96 DOM
8. 2026-06-07
   statusdays on market $189,900 Back On Market 95 DOM
9. 2026-05-08
   price $189,900 263-char remark

   Show marketing remark (263 chars)

   This split level home has 3 bedrooms on the upper level and one bedroom on the lower level. Total of 4 bedrooms and 1.5 bathrooms. Main level has the kitchen, living room and dinning area. The lower level offers a screened patio that leads out to the back yard.

10. 2026-03-22
    price $199,900 263-char remark

    Show marketing remark (263 chars)

    This split level home has 3 bedrooms on the upper level and one bedroom on the lower level. Total of 4 bedrooms and 1.5 bathrooms. Main level has the kitchen, living room and dinning area. The lower level offers a screened patio that leads out to the back yard.

11. 2026-02-19
    listed $204,900 New 263-char remark

    Show marketing remark (263 chars)

    This split level home has 3 bedrooms on the upper level and one bedroom on the lower level. Total of 4 bedrooms and 1.5 bathrooms. Main level has the kitchen, living room and dinning area. The lower level offers a screened patio that leads out to the back yard.

12. 2008-09-29
    soldstatus $56,000
13. 2008-03-28
    soldstatus $56,000 243-char remark

    Show marketing remark (243 chars)

    BETTER THAN A BARGAIN! SPACIOUS 3 BEDROOM 2.5 BATH SPLIT LEVEL. LOTS OF HOME FOR UNDER 60K!! CHECK THE COMPS AND CALL!! NEEDS HANDYMANS TOUCH. SOLD AS-IS. *CASH/CONV ONLY NO 100%LTV/FHA/VA* VACANT EASY TO PREVIEW AND SHOW. SEE PRIVATE REMARKS.

14. 2008-02-12
    listed $59,900 243-char remark

    Show marketing remark (243 chars)

    BETTER THAN A BARGAIN! SPACIOUS 3 BEDROOM 2.5 BATH SPLIT LEVEL. LOTS OF HOME FOR UNDER 60K!! CHECK THE COMPS AND CALL!! NEEDS HANDYMANS TOUCH. SOLD AS-IS. *CASH/CONV ONLY NO 100%LTV/FHA/VA* VACANT EASY TO PREVIEW AND SHOW. SEE PRIVATE REMARKS.

15. 1994-05-23
    soldstatus $75,000

ⓘ 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: $3,602 · $300/mo
• Projected year-2 tax: $3,602 · $300/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 ≥105°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: $21,731
• − Mortgage interest: −$10,637
• − Property taxes: −$3,602
• − Insurance: −$950
• − Repairs & maintenance: −$1,738
• − Management: −$1,738
• − Depreciation: −$5,524
• Taxable loss: −$2,459
• Est. tax savings @ 24.0%: +$590
• After-tax cash flow: $1,256/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

+153.2% since first listed

7 events — show timeline

• 2026-05-08 Price Changed $189,900 GAMLS
• 2026-03-22 Price Changed $199,900 GAMLS
• 2026-02-19 Listed $204,900 GAMLS
• 2008-09-29 Sold (Public Records) $56,000 Public Records
• 2008-03-28 Sold (MLS) $56,000 FMLS
• 2008-02-12 Listed $59,900 FMLS
• 1994-05-23 Sold (Public Records) $75,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $3,602 · -0.0% YoY. Source: county tax records.