6302 Rockaway Rd · South Fulton, GA 30349

$250,000

3 bd · 2.5 ba · 1,488 sqft · Townhouse public records · 24 Days on market

Built 2020 914 sqft lot Est $228k · 10% over $175/mo HOA · 9% 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
• Cash flow +8.0/30.0
• Schools +4.5/10.0
• ARV discount +3.1/15.0
• 1% rule +2.7/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0

Listing remarks MLS

Welcome to Woodward Hills, a beautifully designed townhome community offering low-maintenance living just minutes from Downtown Atlanta, Hartsfield-Jackson International Airport, shopping, dining, and major interstates. This spacious 3-bedroom, 2.5-bath townhome features approximately 1,461 square feet of thoughtfully designed living space with an open-concept floorplan ideal for today's lifestyle. The main level showcases a modern island kitchen with contemporary gray cabinetry, bar seating, and seamless views to the family room and dining area, perfect for entertaining and everyday living. Upstairs, retreat to a private owner's suite with a spa-inspired bath, generous closet space, and a convenient upstairs laundry room. The secondary bedrooms are spacious and versatile, making them perfect for guests, a home office, or growing households. This property is ideal for first-time buyers, busy professionals, or investors seeking convenience, style, and value in one of Atlanta's rapidly growing areas.

Key facts

• Spa inspired bath
• $175 HOA
• Garage

Tags

• LOW MAINTENANCE LIVING
• OPEN CONCEPT FLOORPLAN
• MODERN ISLAND KITCHEN
• CONTEMPORARY GRAY CABINETRY
• PRIVATE OWNER'S SUITE
• SPA INSPIRED BATH

Property features AI

Finance

• Other: Located in Fulton County, GA; One unit in the community
• HOA & community: Homeowners association with $200 monthly fee; HOA covers grounds maintenance and water

Exterior

• Parking: 1-car garage (garage faces front); Total of 2 parking spaces; Garage on kitchen level
• Utilities: Public water; Public sewer; Electric service with 110V and 220V in workshop; Natural gas available; Cable and phone available
• Home design: Two levels; Resale property; Brick-front construction; Composition roof; Slab foundation; Fee simple ownership
• Construction: Brick front exterior; Composition roof; Slab foundation
• Exterior features: Paved road access; Road frontage: Other; Public water and sewer available

Interior

• Kitchen: Kitchen island; Breakfast bar; Pantry; Stone countertops; Kitchen cabinets (other); View to family room; Dishwasher; Gas range; Microwave
• Bedrooms: Three upper-level bedrooms; Bedroom features listed as 'Other'
• Flooring: Carpet; Luxury vinyl
• Bathrooms: Two full bathrooms; One half bathroom on the main level; Master bath with double vanity
• Heating & cooling: Central air; Forced-air heating
• Interior features: Walk-in closets; Double-pane windows; End unit with one common wall; Great room; Open-concept dining area
• Laundry & utility: Upper-level laundry in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $250k.

Deal economics

• At list price, monthly cash flow is $-251 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (17.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (23.0% below list).
• Recommended offer: $192k (23.0% 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: Nolan Elementary School (math 24% / reading 22%, grade F, #796 of 1,228 statewide, top 65%, 710 students, 100% FRL); Camp Creek Middle School (math 17% / reading 32%, grade F, #301 of 470 statewide, top 66%, 644 students, 100% FRL); Banneker High School (math 24% / reading 75%, grade D+, #28 of 424 statewide, top 7%, 1,610 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 32% 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 flat; 655 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 34% 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 $27k of equity ($2k loan paydown + $25k 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 ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,386 (23.0% 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: 0.77% ✗
• Cap rate: 5.09%
• Cash-on-cash: -4.31%
• DSCR: 0.81
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $227,664
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2637 Rocky Ct	0.13mi	2/2.5 (-1)	1,424 (-4%)	1mo	$190,000	$133	81
2667 Rocky Ct	0.15mi	3/2.5	1,432 (-4%)	8mo	$195,000	$136	80
6374 Rockaway Rd	0.06mi	2/2.5 (-1)	1,453 (-2%)	15mo	$199,900	$138	76
6412 Olmadison Pl	0.51mi	3/2.5	1,520 (+2%)	3mo	$239,000	$157	70
3473 Shoal Oak Ct	0.46mi	3/2.5	1,507 (+1%)	11mo	$257,000	$171	68
6001 Oak Bend Ct	0.51mi	3/2.5	1,456 (-2%)	11mo	$240,000	$165	64
2304 Bigwood Trl	0.57mi	3/2.5	1,620 (+9%)	1mo	$179,000	$110	58
2555 Flat Shoals Rd #1405	0.46mi	2/2.5 (-1)	1,430 (-4%)	12mo	$219,000	$153	57
2330 Bigwood Trl	0.61mi	3/2.5	1,584 (+6%)	5mo	$200,000	$126	57
6420 Olmadison Pl	0.52mi	3/2.5	1,582 (+6%)	11mo	$253,400	$160	56
6021 Oak Bend Ct	0.47mi	3/2.5	1,539 (+3%)	22mo	$261,000	$170	54
2236 Bigwood Trl	0.46mi	3/2.5	1,618 (+9%)	13mo	$192,000	$119	53

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: 20.6%
• Equity multiple: 2.66×
• Total profit: $116,307
• Equity at exit: $225,220

10-year hold

• IRR: 18.3%
• Equity multiple: 5.97×
• Total profit: $347,963
• Equity at exit: $485,695

Cash invested: $70,000 (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: 655
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,924 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$181 /mo · $2,174/yr
• Insurance: −$104
• HOA: −$175
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $-251

Break-even live

Break-even rent $2,242

Max offer price $205,576

Occupancy floor —

Sensitivity live

Price	-10% $-110	-5% $-181	+0% $-251	+5% $-322	+10% $-393
Rent	-10% $-403	-5% $-327	+0% $-251	+5% $-175	+10% $-99
Rate	-1.0pp $-126	-0.5pp $-188	base $-251	+0.5pp $-316	+1.0pp $-382

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6278 Rockaway Rd Atlanta, GA	3.0	2.5	1524	$2,000	$1.31	45d	1	0.02mi
2592 Rocky Ct Atlanta, GA	2.0	2.5	1424	$2,000	$1.40	45d	1	0.14mi
2667 Rocky Ct Atlanta, GA	3.0	2.5	1432	$2,200	$1.54	45d	1	0.17mi
855 Old Rocky Rd Atlanta, GA	3.0	2.0	1310	$1,710	$1.31	26d	1	0.23mi
320 Emerald Green Ct Atlanta, GA	3.0	2.0	1575	$2,050	$1.30	45d	1	0.23mi
6090 Emerald Pointe Cir Atlanta, GA	3.0	2.0	1200	$1,875	$1.56	20d	1	0.27mi
6560 Emerald Pointe Cir Atlanta, GA	3.0	2.0	1309	$1,500	$1.15	24d	1	0.32mi
6078 Oak Bend Ct Riverdale, GA	3.0	2.5	1622	$1,800	$1.11	26d	1	0.40mi
6368 Olmadison Pl Atlanta, GA	3.0	2.5	1428	$1,596	$1.12	1d	1	0.41mi
6370 Olmadison Pl Atlanta, GA	3.0	2.5	1440	$1,795	$1.25	45d	1	0.41mi
2184 Olmadison Vw Atlanta, GA	2.0	2.0	1236	$1,985	$1.61	20d	1	0.43mi
6048 Oak Bend Ct Riverdale, GA	3.0	2.5	1500	$1,750	$1.17	1d	1	0.43mi
6048 Oak Bend Ct Riverdale, GA	3.0	2.5	1500	$1,750	$1.17	24d	1	0.43mi
6027 Oak Bend Ct Riverdale, GA	3.0	2.5	1530	$2,070	$1.35	7d	1	0.44mi
3105 Garnet Way Atlanta, GA	3.0	2.0	1470	$1,660	$1.13	14d	1	0.46mi
2555 Flat Shoals Rd #401 Atlanta, GA	3.0	2.5	1550	$2,050	$1.32	45d	1	0.50mi
6120 Hemperly Rd Atlanta, GA	4.0	2.5	1770	$2,100	$1.19	5d	1	0.52mi
6120 Hemperly Rd Atlanta, GA	4.0	2.5	1770	$2,100	$1.19	26d	1	0.52mi
2373 Bigwood Trl Atlanta, GA	3.0	2.5	1566	$1,845	$1.18	26d	1	0.53mi
2285 Bigwood Trl Atlanta, GA	3.0	2.5	1580	$1,740	$1.10	3d	1	0.53mi
2555 Flat Shoals Rd #404 College Park, GA	3.0	2.5	1408	$1,700	$1.21	26d	1	0.53mi
2300 Flat Shoals Rd Unit 2 Riverdale, GA	2.0	3.0	1000	$1,425	$1.43	26d	1	0.55mi
2555 Flat Shoals Rd #3005 Atlanta, GA	3.0	2.5	1724	$1,850	$1.07	7d	1	0.56mi
2310 Bigwood Trl Atlanta, GA	3.0	2.5	1580	$2,600	$1.65	26d	1	0.56mi
6056 Carriage Ct Atlanta, GA	3.0	2.0	1400	$1,549	$1.11	1d	1	0.60mi
6450 Peppermill Ln Atlanta, GA	4.0	2.0	1188	$1,531	$1.29	26d	1	0.66mi
6345 Peppermill Ln Atlanta, GA	3.0	2.5	1224	$1,800	$1.47	45d	1	0.68mi
2865 Spruce Point Rd Atlanta, GA	4.0	2.0	1050	$1,910	$1.82	45d	1	0.79mi
2820 Greenbower Ct Atlanta, GA	3.0	2.0	1338	$1,730	$1.29	5d	1	0.81mi
6165 Radford Dr Riverdale, GA	3.0	2.0	1232	$1,695	$1.38	7d	1	0.91mi
6165 Radford Dr Riverdale, GA	3.0	2.0	1232	$1,799	$1.46	26d	1	0.91mi
6165 Radford Dr Riverdale, GA	3.0	2.0	1232	$1,750	$1.42	24d	1	0.91mi
6165 Radford Dr Riverdale, GA	3.0	2.0	1232	$1,799	$1.46	45d	1	0.91mi
6230 Cedar Wood Dr Atlanta, GA	3.0	2.0	1238	$1,694	$1.37	45d	1	0.94mi
5690 Hampton Ct Atlanta, GA	2.0	3.0	1184	$1,495	$1.26	45d	1	1.09mi
2014 Radford Ct Riverdale, GA	3.0	1.5	1190	$1,665	$1.40	45d	1	1.10mi
2550 Hallie Mill Rd Atlanta, GA	3.0	2.0	1372	$1,600	$1.17	14d	1	1.13mi
6684 Judy Ln Riverdale, GA	3.0	2.0	1356	$1,705	$1.26	45d	1	1.17mi
5460 Hampton Ct Atlanta, GA	2.0	3.5	1554	$1,500	$0.97	45d	1	1.19mi
6310 Thornhedge Dr Riverdale, GA	4.0	2.0	1600	$2,400	$1.50	26d	1	1.21mi

HOA detail

• Monthly dues: $175 · $2,100/yr

Listing history 16 events

1. 2026-06-21
   days on market $250,000 Active 24 DOM
2. 2026-06-18
   days on market $250,000 Active 21 DOM
3. 2026-06-17
   days on market $250,000 Active 20 DOM
4. 2026-06-16
   days on market $250,000 Active 19 DOM
5. 2026-06-15
   days on market $250,000 Active 18 DOM
6. 2026-06-13
   days on market $250,000 Active 16 DOM
7. 2026-06-09
   days on market $250,000 Active 12 DOM
8. 2026-06-08
   days on market $250,000 Active 11 DOM
9. 2026-06-07
   days on market $250,000 Active 10 DOM
10. 2026-06-04
    days on market $250,000 Active 7 DOM
11. 2026-06-03
    days on market $250,000 Active 6 DOM
12. 2026-06-01
    days on market $250,000 Active 4 DOM
13. 2026-05-31
    days on market $250,000 Active 3 DOM
14. 2026-05-17
    listed $250,000 Active

    Show marketing remark (1014 chars)

    Welcome to Woodward Hills, a beautifully designed townhome community offering low-maintenance living just minutes from Downtown Atlanta, Hartsfield-Jackson International Airport, shopping, dining, and major interstates. This spacious 3-bedroom, 2.5-bath townhome features approximately 1,461 square feet of thoughtfully designed living space with an open-concept floorplan ideal for today's lifestyle. The main level showcases a modern island kitchen with contemporary gray cabinetry, bar seating, and seamless views to the family room and dining area, perfect for entertaining and everyday living. Upstairs, retreat to a private owner's suite with a spa-inspired bath, generous closet space, and a convenient upstairs laundry room. The secondary bedrooms are spacious and versatile, making them perfect for guests, a home office, or growing households. This property is ideal for first-time buyers, busy professionals, or investors seeking convenience, style, and value in one of Atlanta's rapidly growing areas.

15. 2026-05-17
    listed $250,000 New 1014-char remark

    Show marketing remark (1014 chars)

    Welcome to Woodward Hills, a beautifully designed townhome community offering low-maintenance living just minutes from Downtown Atlanta, Hartsfield-Jackson International Airport, shopping, dining, and major interstates. This spacious 3-bedroom, 2.5-bath townhome features approximately 1,461 square feet of thoughtfully designed living space with an open-concept floorplan ideal for today's lifestyle. The main level showcases a modern island kitchen with contemporary gray cabinetry, bar seating, and seamless views to the family room and dining area, perfect for entertaining and everyday living. Upstairs, retreat to a private owner's suite with a spa-inspired bath, generous closet space, and a convenient upstairs laundry room. The secondary bedrooms are spacious and versatile, making them perfect for guests, a home office, or growing households. This property is ideal for first-time buyers, busy professionals, or investors seeking convenience, style, and value in one of Atlanta's rapidly growing areas.

16. 2018-12-07
    soldstatus $869,600

ⓘ 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: $2,174 · $181/mo
• Projected year-2 tax: $2,300 · $192/mo
• Expected delta: +$126/yr (+$11/mo · 5.8%)

ⓘ 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 ≥104°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: $23,086
• − Mortgage interest: −$14,004
• − Property taxes: −$2,174
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,847
• − Management: −$1,847
• − HOA: −$2,100
• − Depreciation: −$7,273
• Taxable loss: −$7,408
• Est. tax savings @ 24.0%: +$1,778
• After-tax cash flow: $-1,240/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

-71.3% since first listed

3 events — show timeline

• 2026-05-17 Listed $250,000 GAMLS
• 2026-05-17 Listed $250,000 FMLS
• 2018-12-07 Sold (Public Records) $869,600 Public Records

Property tax history

+13.4%/yr

Latest (2025): $2,174 · +3.8% YoY. Source: county tax records.