1213 Camelot Dr · South Fulton, GA 30349

$64,900

4 bd · 2.0 ba · 2,098 sqft · Condo public records · 16 Days on market

Built 1970 $300/mo HOA · 15% of rent

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Why this score? — see what drove the B+ 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).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Rare opportunity to own one of the largest floorplans in the community. This spacious townhouse-style condo features 4 bedrooms, 3 full bathrooms, and a highly desirable dual-primary layout with TWO oversized primary suites, each offering a private en-suite bathroom and private balcony. Designed for flexibility, this unique floorplan is ideal for roommates, multi-generational living, owner-occupants seeking additional privacy, or investors looking for strong rental potential. Generous living and dining areas, ample storage, and multiple living spaces provide room to spread out and make the space your own. Recent updates include a newer HVAC system (2022) and water heater. HOA dues include w

Key facts

• Private balcony
• Dual-primary layout
• Newer hvac system

Tags

• DUAL-PRIMARY LAYOUT
• OVERSIZED PRIMARY SUITES
• PRIVATE EN-SUITE BATHROOM
• PRIVATE BALCONY
• MULTIPLE LIVING SPACES
• NEWER HVAC SYSTEM

Property features AI

Finance

• HOA & community: Monthly association fee; Association covers grounds and structure maintenance, trash and water

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer; 110V and 220V electric; Cable available; Natural gas available; Phone available; Water and sewer available
• Home design: Two levels; Condominium ownership; Resale property
• Construction: Stucco and wood siding exterior; Composition shingle roof; Slab foundation; Built as part of a multi-unit community (approximately 100 units)
• Exterior features: Balcony; Side porch; Asphalt road frontage on a city street; Community includes clubhouse, lake, park, trails/greenway and nearby public transport, schools and shopping; Airport/runway nearby

Interior

• Kitchen: Cabinets; Pantry; Open view to family room; Dishwasher; Electric range; Refrigerator
• Bedrooms: Three main-level bedrooms; One lower-level bedroom; Double master bedroom and oversized master
• Flooring: Carpet; Ceramic tile; Wood
• Bathrooms: Three full bathrooms; Two main-level bathrooms; One lower-level full bathroom; Master bath with tub/shower combo
• Heating & cooling: Central heating; Ceiling fans
• Interior features: Insulated windows; One common wall with no one above; Other interior features; Bonus room, den and family room
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath condo listed at $65k.

Deal economics

• At list price, monthly cash flow is $839 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 21.8% 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 B — 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: Bethune Elementary School (math 17% / reading 22%, grade F, #878 of 1,228 statewide, top 75%, 524 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 35% at this address vs 51% district-wide (-16 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; 651 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 32 sale attempts since 9y 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,926 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.07% ✓
• Cap rate: 21.81%
• Cash-on-cash: 55.43%
• DSCR: 3.47
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 0.95% rent growth · sell at horizon

5-year hold

• IRR: 66.4%
• Equity multiple: 5.68×
• Total profit: $84,987
• Equity at exit: $58,467

10-year hold

• IRR: 59.0%
• Equity multiple: 12.07×
• Total profit: $201,138
• Equity at exit: $126,086

Cash invested: $18,172 (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: 2.7×

Monthly cashflow live

• Estimated rent: $1,991 high
• Mortgage (P&I): −$340
• Tax from tax record: −$66 /mo · $795/yr
• Insurance: −$27
• HOA: −$300
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $839

Break-even live

Break-even rent $929

Max offer price $64,900

Occupancy floor 53%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2500 Pleasant Hill Rd Atlanta, GA	2.0–3.0	1.5–2.5	1405	$1,449	$1.03	24d	2	0.37mi
5335 Willow Park Blvd Atlanta, GA	4.0	2.5	1716	$2,000	$1.17	44d	1	0.40mi
5645 Deerfield Trl Atlanta, GA	3.0	1.5	1496	$1,495	$1.00	22d	1	0.43mi
5712 Westhill Cir Atlanta, GA	4.0	2.0	1441	$1,710	$1.19	3d	1	0.46mi
2555 Flat Shoals Rd #3005 Atlanta, GA	3.0	2.5	1724	$1,850	$1.07	5d	1	0.71mi
2555 Flat Shoals Rd #404 College Park, GA	3.0	2.5	1408	$1,700	$1.21	24d	1	0.72mi
6056 Carriage Ct Atlanta, GA	3.0	2.0	1400	$1,599	$1.14	5d	1	0.72mi
2555 Flat Shoals Rd #401 Atlanta, GA	3.0	2.5	1550	$2,050	$1.32	44d	1	0.77mi
395 Fox Trail Dr Atlanta, GA	3.0	2.0	1400	$1,980	$1.41	11d	1	0.88mi
6120 Hemperly Rd Atlanta, GA	4.0	2.5	1770	$2,100	$1.19	24d	1	0.90mi
6120 Hemperly Rd Atlanta, GA	4.0	2.5	1770	$2,100	$1.19	4d	1	0.90mi
5194 Seaside Ct Atlanta, GA	4.0	2.5	1765	$2,135	$1.21	24d	1	0.97mi
2736 Live Oak Trl Atlanta, GA	4.0	3.0	2050	$1,650	$0.80	11d	1	0.97mi
2250 Sandgate Cir Atlanta, GA	4.0	3.0	1916	$2,100	$1.10	15d	1	0.98mi
5247 Scofield Rd Atlanta, GA	3.0	2.0	1958	$2,000	$1.02	44d	1	1.03mi
320 Emerald Green Ct Atlanta, GA	3.0	2.0	1575	$2,050	$1.30	44d	1	1.04mi
5843 Summerglen Ln Atlanta, GA	3.0	2.5	2453	$1,795	$0.73	24d	1	1.05mi
5477 Denny Dr Atlanta, GA	4.0	3.0	1500	$1,650	$1.10	44d	1	1.05mi
6027 Oak Bend Ct Riverdale, GA	3.0	2.5	1530	$2,070	$1.35	5d	1	1.07mi
5866 Summerglen Ln Atlanta, GA	3.0	2.0	1400	$1,450	$1.04	44d	1	1.09mi
6048 Oak Bend Ct Riverdale, GA	3.0	2.5	1500	$1,750	$1.17	22d	1	1.13mi
6078 Oak Bend Ct Riverdale, GA	3.0	2.5	1622	$1,800	$1.11	24d	1	1.20mi
2817 Windsor Forrest Ct Atlanta, GA	3.0	2.5	1408	$1,697	$1.21	44d	1	1.21mi
5750 Buffington Rd Atlanta, GA	1.0–3.0	1.0–2.0	1142	$1,702	$1.49	2d	19	1.21mi
2835 Windsor Forrest Ct Atlanta, GA	3.0	2.5	1680	$1,881	$1.12	5d	1	1.21mi
5287 Chantilly Ter Atlanta, GA	4.0	2.5	1897	$2,006	$1.06	22d	1	1.23mi
6278 Rockaway Rd Atlanta, GA	3.0	2.5	1524	$2,000	$1.31	44d	1	1.24mi
3280 Sable Trl Atlanta, GA	3.0	3.0	2342	$1,650	$0.70	11d	1	1.24mi
3282 Sable Trl Unit 1 Atlanta, GA	3.0	3.0	2342	$1,795	$0.77	44d	1	1.24mi
5601 Sable Way Atlanta, GA	4.0	2.5	2495	$2,381	$0.95	24d	1	1.34mi
5234 Norman Blvd Atlanta, GA	3.0	2.0	1404	$1,785	$1.27	44d	1	1.37mi
3364 Estes Dr Atlanta, GA	3.0	2.5	1736	$1,889	$1.09	17d	1	1.37mi
5275 Hanover St Atlanta, GA	3.0	2.5	1613	$2,013	$1.25	5d	1	1.38mi
2667 Rocky Ct Atlanta, GA	3.0	2.5	1432	$2,200	$1.54	44d	1	1.38mi
5298 Hanover St Atlanta, GA	3.0	2.5	1610	$2,188	$1.36	5d	1	1.40mi
5219 Hanover St Atlanta, GA	3.0	2.5	1864	$1,850	$0.99	44d	1	1.42mi
3105 Garnet Way Atlanta, GA	3.0	2.0	1470	$1,660	$1.13	13d	1	1.44mi
5185 Hanover St Atlanta, GA	3.0	2.0	1750	$1,950	$1.11	44d	1	1.46mi
5185 Hanover St Unit 1 Atlanta, GA	3.0	2.5	1750	$1,950	$1.11	44d	1	1.46mi
5848 El Segundo Way Atlanta, GA	5.0	3.0	2560	$2,560	$1.00	5d	1	1.46mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-18
   days on market $64,900 Active 16 DOM
2. 2026-06-17
   days on market $64,900 Active 15 DOM
3. 2026-06-16
   days on market $64,900 Active 14 DOM
4. 2026-06-15
   days on market $64,900 Active 13 DOM
5. 2026-06-13
   days on market $64,900 Active 11 DOM
6. 2026-06-09
   days on market $64,900 Active 7 DOM
7. 2026-06-08
   days on market $64,900 Active 6 DOM
8. 2026-06-07
   days on market $64,900 Active 5 DOM
9. 2026-06-04
   days on market $64,900 Active 2 DOM
10. 2026-06-03
    remarks 699-char remark
11. 2026-06-03
    listed $64,900 Active 1 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: $795 · $66/mo
• Projected year-2 tax: $795 · $66/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 ≥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: $23,894
• − Mortgage interest: −$3,635
• − Property taxes: −$795
• − Insurance: −$324
• − Repairs & maintenance: −$1,912
• − Management: −$1,912
• − HOA: −$3,600
• − Depreciation: −$1,888
• Taxable income: $9,828
• Est. tax owed @ 24.0%: −$2,359
• After-tax cash flow: $7,714/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: 10,694
• 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

+6.4% since first listed

76 events — show timeline

• 2026-06-02 Listed $64,900 FMLS
• 2026-04-30 Listing Removed — GAMLS
• 2026-04-07 Relisted — GAMLS
• 2026-03-31 Listing Removed — GAMLS
• 2026-03-11 Price Changed $59,900 GAMLS
• 2026-02-25 Listed $69,900 GAMLS
• 2025-10-31 Listing Removed — GAMLS
• 2025-09-15 Listed $75,000 GAMLS
• 2025-08-31 Listing Removed — GAMLS
• 2025-08-27 Price Changed $75,000 GAMLS
• 2025-07-25 Listed $80,000 GAMLS
• 2025-07-20 Listing Removed — GAMLS
• 2025-07-20 Listing Removed — FMLS
• 2025-06-10 Listed $80,000 FMLS
• 2025-06-09 Price Changed $80,000 FMLS
• 2025-06-09 Coming Soon — FMLS
• 2025-06-09 Listed $85,000 GAMLS
• 2025-04-06 Listing Removed — GAMLS
• 2025-04-06 Listing Removed — FMLS
• 2025-03-06 Listed $80,000 GAMLS
• 2025-03-06 Listed $80,000 FMLS
• 2025-02-28 Listing Removed — GAMLS
• 2025-02-28 Listing Removed — FMLS
• 2025-01-07 Listed $80,000 GAMLS
• 2025-01-07 Listed $80,000 FMLS
• 2024-12-31 Listing Removed — FMLS
• 2024-12-02 Relisted — FMLS
• 2024-11-30 Listing Removed — GAMLS
• 2024-11-30 Listing Removed — FMLS
• 2024-11-01 Relisted — GAMLS
• 2024-11-01 Relisted — FMLS
• 2024-10-25 Pending — GAMLS
• 2024-10-11 Contingent — GAMLS
• 2024-10-07 Pending — FMLS
• 2024-09-20 Listed $85,000 GAMLS
• 2024-09-20 Listed $85,000 FMLS
• 2024-05-31 Listing Removed — FMLS
• 2024-05-31 Listing Removed — GAMLS
• 2024-05-06 Relisted — FMLS
• 2024-04-25 Pending — FMLS
• 2024-04-11 Listed $85,000 FMLS
• 2024-04-08 Listed $85,000 GAMLS
• 2024-02-29 Listing Removed — GAMLS
• 2024-02-29 Listing Removed — FMLS
• 2024-02-16 Relisted — GAMLS
• 2024-02-15 Relisted — FMLS
• 2024-01-30 Pending — FMLS
• 2024-01-30 Pending — GAMLS
• 2024-01-23 Relisted — FMLS
• 2023-12-31 Listing Removed — GAMLS
• 2023-12-21 Pending — FMLS
• 2023-12-20 Contingent — FMLS
• 2023-12-08 Listed $90,000 GAMLS
• 2023-11-21 Listed $90,000 GAMLS
• 2023-11-21 Listed $90,000 FMLS
• 2021-06-29 Sold (MLS) $65,000 GAMLS
• 2021-06-29 Sold (MLS) $65,000 FMLS
• 2021-06-16 Pending — FMLS
• 2021-06-16 Contingent — FMLS
• 2021-06-06 Pending — GAMLS
• 2021-06-03 Listed $59,900 FMLS
• 2021-05-31 Listed $59,900 GAMLS
• 2018-06-26 Pending — GAMLS
• 2018-06-26 Listing Removed — GAMLS
• 2018-06-22 Price Changed $45,000 GAMLS
• 2018-06-16 Relisted — GAMLS
• 2018-04-19 Pending — GAMLS
• 2018-04-16 Relisted — GAMLS
• 2018-02-09 Pending — GAMLS
• 2018-01-16 Relisted — GAMLS
• 2018-01-11 Pending — GAMLS
• 2018-01-04 Relisted — GAMLS
• 2017-12-11 Pending — GAMLS
• 2017-11-16 Listed $55,000 GAMLS
• 1984-12-03 Sold (Public Records) $50,250 Public Records
• 1980-06-04 Sold (Public Records) $61,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $795 · -14.9% YoY. Source: county tax records.