7373 Gossamer St · South Fulton, GA 30291

$269,717

3 bd · 2.0 ba · 1,659 sqft · SingleFamily public records · 2 Days on market

Built 2006 6,098 sqft lot Est $272k · at est. $54/mo HOA · 3% of rent

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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).

• Appreciation +10.0/10.0
• ARV discount +7.9/15.0
• Cash flow +7.5/30.0
• Schools +4.5/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.6/10.0

Listing remarks MLS

This 3 bedroom 2 bathroom ranch home is move in ready and priced to sell. This homes has been meticulously maintained! The HVAC, refrigerator, microwave, dishwasher, stove, kitchen sink and water heater have all been replaced within the last year. The kitchen is open to the family room and great for entertaining. There is a large separate dining room off of the kitchen. There are hardwood floors and LVP in all the common areas, with carpet in the bedrooms and dining room. The master bedroom has trey ceiling, walk in closet and a beautiful master bathroom with double vanity, saoking tub and separate shower. The 2nd and 3rd bedrooms are on the other side of the house and share the hall bathroom that has been made wheelchair accessible. There is a 2 car attached garage with garage door opener. The small back yard is private with a small patio. This home is close to everything. Just minutes fro the Atlanta airport, tons of shopping and resturants and 15 minutes from downtown Atlanta. The Oakly Elementary school is just minutes from the home.

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Community pool

Tags

• METICULOUSLY MAINTAINED
• OPEN KITCHEN FAMILY ROOM
• LARGE SEPARATE DINING ROOM
• PRIVATE SMALL BACK YARD
• MINUTES FROM ATLANTA AIRPORT

Property features AI

Finance

• HOA & community: Annual association fee; Association covers insurance and access to the community pool

Exterior

• Parking: Attached garage with 2 spaces; Garage door opener; Kitchen-level entry to garage; Two total parking spaces
• Utilities: Public water; Public sewer; 110 volt electric service; Cable available; Natural gas available; Underground utilities
• Home design: Single-level (one story) home; Fee simple ownership; Resale property; Facing/directions: GPS friendly
• Construction: Cement siding with concrete and stone accents; Composition (asphalt) roof; Slab foundation; Windows listed as energy-efficient
• Exterior features: Patio; City street frontage; Asphalt road access; Community pool; Homeowners association

Interior

• Kitchen: Breakfast bar; Stained cabinets; Laminate counters; Pantry; Open view to the family room; Dishwasher; Gas range; Microwave; Refrigerator
• Bedrooms: Three bedrooms on the main level; Primary suite on the main level; Roommate floor plan
• Flooring: Hardwood; Carpet; Laminate; Vinyl
• Bathrooms: Two full bathrooms; Primary bathroom with double vanity, separate his-and-hers design, and soaking tub; Two bathrooms located on the main level
• Heating & cooling: Central heating (forced air) with natural gas; Central electric air conditioning; Ceiling fans
• Interior features: High ceilings throughout (including 9 ft on main, lower and upper levels); Tray ceiling(s); Entrance foyer; Disappearing attic stairs; High speed internet available; Walk-in closet(s); No shared/common walls; One factory-built fireplace with gas log and gas starter, located in the family room
• Laundry & utility: Laundry room with electric dryer hookup; Mud room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-333 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (21.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (25.8% below list).
• Recommended offer: $200k (25.8% 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.
• Zoned schools: Amana Academy School (math 47% / reading 52%, grade D, #264 of 1,228 statewide, top 23%, 731 students, 30% FRL, charter); Bear Creek Middle School (math 17% / reading 26%, grade F, #339 of 470 statewide, top 72%, 1,108 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 77% FRL vs 41% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 51% district-wide (-18 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 rising (+2.2%/yr); 174 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $2,001/mo this rent would consume 50% of the median local household income ($48k/yr) (locally 1778% 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 $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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,075 (25.8% 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: 0.74% ✗
• Cap rate: 4.81%
• Cash-on-cash: -5.30%
• DSCR: 0.76
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $272,076
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4200 Vinca Way	0.11mi	3/2.0	1,870 (+13%)	10mo	$276,000	$148	65
7627 Apostle Rd	0.65mi	3/2.5	1,600 (-4%)	10mo	$294,000	$184	54
7161 Boulder Pass	0.71mi	3/2.0	1,700 (+2%)	12mo	$275,000	$162	53
7814 Bluefin Trl	0.51mi	3/2.0	1,493 (-10%)	16mo	$251,250	$168	46
7429 Faith St	0.75mi	3/2.5	1,760 (+6%)	19mo	$300,000	$170	37
7533 Congregation St	0.72mi	3/2.5	1,832 (+10%)	15mo	$299,999	$164	34
6130 Hickory Lane Dr	0.74mi	3/2.5	1,834 (+10%)	14mo	$250,000	$136	34
7215 Sanctuary St	0.68mi	3/2.5	1,890 (+14%)	18mo	$285,000	$151	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 · 2.2% rent growth · sell at horizon

5-year hold

• IRR: 20.3%
• Equity multiple: 2.64×
• Total profit: $124,124
• Equity at exit: $242,982

10-year hold

• IRR: 18.4%
• Equity multiple: 6.02×
• Total profit: $379,207
• Equity at exit: $524,001

Cash invested: $75,521 (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 30291

• Home prices YoY: 11.1%
• Rents YoY: 2.2%
• Active inventory: 174
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,001 high
• Mortgage (P&I): −$1,414
• Tax from tax record: −$333 /mo · $3,998/yr
• Insurance: −$112
• HOA: −$54
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-333

Break-even live

Break-even rent $2,423

Max offer price $210,821

Occupancy floor —

Sensitivity live

Price	-10% $-181	-5% $-257	+0% $-333	+5% $-410	+10% $-486
Rent	-10% $-491	-5% $-412	+0% $-333	+5% $-254	+10% $-175
Rate	-1.0pp $-198	-0.5pp $-265	base $-333	+0.5pp $-403	+1.0pp $-474

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: $67,429
• Closing costs: $8,092
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7915 Bluefin Trl Union City, GA	3.0	2.0	1514	$1,815	$1.20	22d	1	0.48mi
6294 Hickory Lane Cir Union City, GA	3.0	2.5	1568	$1,700	$1.08	45d	1	0.63mi
7528 Congregation St Fairburn, GA	3.0	2.5	1600	$2,249	$1.41	4d	1	0.65mi
217 Elkhound Ct Union City, GA	3.0	2.0	1485	$1,600	$1.08	7d	1	0.65mi
7190 Flagstone Pl Union City, GA	4.0	2.5	2246	$2,255	$1.00	6d	1	0.71mi
6202 Hickory Lane Cir Union City, GA	3.0	2.5	1744	$1,995	$1.14	45d	1	0.76mi
4300 Longleaf Ln Union City, GA	2.0–3.0	2.5	1407	$2,685	$1.91	0d	5	0.77mi
4456 Pinscher St Union City, GA	3.0	2.5	1560	$1,600	$1.03	45d	1	0.82mi
7190 Gotland St Union City, GA	2.0	2.5	1500	$1,450	$0.97	14d	1	0.82mi
7200 Grosbeak St Union City, GA	2.0	2.5	1560	$1,500	$0.96	45d	1	0.83mi
6237 Hickory Lane Cir Union City, GA	4.0	2.5	1420	$2,300	$1.62	26d	1	0.83mi
306 Ashigan St Union City, GA	3.0	2.5	1560	$1,695	$1.09	45d	1	0.84mi
313 Ashigan St Union City, GA	3.0	2.5	1529	$1,775	$1.16	24d	1	0.86mi
7817 Rock Rose Ln Fairburn, GA	4.0	2.0	2080	$2,299	$1.11	45d	1	1.05mi
3658 Oakleaf Pass Fairburn, GA	3.0	2.5	1719	$1,950	$1.13	7d	1	1.18mi
3610 Oakleaf Pass Fairburn, GA	4.0	2.5	1935	$2,000	$1.03	7d	1	1.20mi
835 Buffington Ct Union City, GA	4.0	2.5	1723	$2,165	$1.26	45d	1	1.46mi

HOA detail

• Monthly dues: $54 · $648/yr
• Likely covers: water

Listing history 2 events

1. 2026-06-21
   remarks 699-char remark
2. 2026-06-21
   listed $269,717 Active 2 DOM

ⓘ 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: $3,998 · $333/mo
• Projected year-2 tax: $3,998 · $333/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 6/10 Major 7 d/yr ≥105°F today · 19 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: $24,009
• − Mortgage interest: −$15,108
• − Property taxes: −$3,998
• − Insurance: −$1,349
• − Repairs & maintenance: −$1,921
• − Management: −$1,921
• − HOA: −$648
• − Depreciation: −$7,846
• Taxable loss: −$8,782
• Est. tax savings @ 24.0%: +$2,108
• After-tax cash flow: $-1,893/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): 25,130
• Household income: $48,184
• Rent vs Own: 61.3% rent · 38.7% own
• Severe rent burden: 1778.0

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% Hispanic / Latino 7% Two or more races 6% White 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 6%

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: ▲ 23.98%
• Current HPI: 239.3471
• Rent YoY: ▲ 2.20%
• 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

+141.0% since first listed

11 events — show timeline

• 2026-06-19 Price Changed $269,717 GAMLS
• 2026-06-19 Listed $269,717 FMLS
• 2026-06-19 Listed $269,177 GAMLS
• 2011-04-20 Price Changed $52,900 GAMLS
• 2010-12-16 Price Changed $68,900 GAMLS
• 2010-11-25 Price Changed $80,900 GAMLS
• 2010-09-18 Price Changed $91,900 GAMLS
• 2010-08-21 Price Changed $98,900 GAMLS
• 2010-07-30 Price Changed $102,900 GAMLS
• 2010-07-10 Price Changed $106,900 GAMLS
• 2010-06-23 Price Changed $111,900 GAMLS

Property tax history

+3.6%/yr

Latest (2025): $3,998 · -0.0% YoY. Source: county tax records.