5910 Hampton Ct · South Fulton, GA 30349

$160,000

2 bd · 2.5 ba · 1,164 sqft · Townhouse public records · 54 Days on market

Built 1997 2,857 sqft lot $137/sqft · 11% below area Est $180k · 11% 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).

• Cash flow +18.4/30.0
• ARV discount +12.4/15.0
• Appreciation +10.0/10.0
• DSCR +5.8/10.0
• 1% rule +5.1/10.0
• 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

Welcome to this charming 2-bedroom, 2.5-bath townhome offering a highly desirable roommate floor plan and exceptional value at this price. Designed for simple, low-maintenance living, this home is ideal for homebuyers or savvy investors seeking strong rental potential. Step inside to a welcoming foyer that leads to a spacious living room featuring a cozy fireplace, perfect for relaxing evenings. The open-concept layout flows seamlessly into the dining area and well-appointed kitchen, creating an inviting space for everyday living and entertaining. A convenient main-level half bath enhances functionality for guests. From the dining area, step outside to a large private deck, an ideal extension of the living space-perfect for entertaining, enjoying morning coffee, or unwinding after a long day. Upstairs, the thoughtfully designed roommate-style layout features two generously sized bedrooms, each with its own private en suite bathroom and ample closet space, providing comfort and privacy for occupants. A centrally located laundry area adds everyday convenience. With its functional layout, cozy fireplace, and low-maintenance lifestyle, this townhome offers outstanding value in today's market. Whether you're looking to purchase your first home or expand your investment portfolio, this property is a fantastic opportunity you won't want to miss. Conveniently located minutes to I -285, I-85 and Hartsfield - Jackson Atlanta International airports. Near Public Transportation and walking distance to Burdette Park

Key facts

• Cozy fireplace
• Large private deck
• 2 parking spots

Tags

• COZY FIREPLACE
• LARGE PRIVATE DECK
• PRIVATE EN SUITE BATHROOM
• CENTRALLY LOCATED LAUNDRY AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $160k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.

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.
• Zoned schools: Amana Academy School (math 47% / reading 52%, grade D, #264 of 1,228 statewide, top 23%, 731 students, 30% FRL, charter); Mcnair Middle School (math 8% / reading 12%, grade F, #433 of 470 statewide, top 93%, 888 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 77% FRL vs 41% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 36% at this address vs 51% district-wide (-15 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 27d 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 $17k of equity ($1k loan paydown + $16k 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 $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 54 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 5y 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.
• Current owner paid $138k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.01% ✓
• Cap rate: 7.40%
• Cash-on-cash: 3.97%
• DSCR: 1.18
• GRM: 8.2

CMA / ARV

• ARV (median comp): $179,643
• List price: $160,000
• Delta: -10.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5485 Hampton Ct	0.23mi	2/2.5	1,196 (+3%)	17mo	$180,000	$151	70
5680 Hampton Ct	0.14mi	2/2.5	1,296 (+11%)	12mo	$200,000	$154	64
1310 Camelot Dr #1310	0.36mi	3/2.0 (+1)	1,282 (+10%)	12mo	$45,500	$35	49

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: 26.4%
• Equity multiple: 3.08×
• Total profit: $93,342
• Equity at exit: $144,141

10-year hold

• IRR: 22.6%
• Equity multiple: 6.84×
• Total profit: $261,442
• Equity at exit: $310,845

Cash invested: $44,800 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,618 high
• Mortgage (P&I): −$839
• Tax from tax record: −$224 /mo · $2,689/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $148

Break-even live

Break-even rent $1,430

Max offer price $160,000

Occupancy floor 86%

Sensitivity live

Price	-10% $239	-5% $193	+0% $148	+5% $103	+10% $58
Rent	-10% $20	-5% $84	+0% $148	+5% $212	+10% $276
Rate	-1.0pp $229	-0.5pp $189	base $148	+0.5pp $107	+1.0pp $64

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5690 Hampton Ct Atlanta, GA	2.0	3.0	1184	$1,495	$1.26	46d	1	0.16mi
6056 Carriage Ct Atlanta, GA	3.0	2.0	1400	$1,549	$1.11	1d	1	0.36mi
2555 Flat Shoals Rd #404 College Park, GA	3.0	2.5	1408	$1,700	$1.21	26d	1	0.47mi
5410 Twin Lakes Dr Atlanta, GA	3.0	2.0	1277	$2,040	$1.60	46d	1	0.56mi
5645 Deerfield Trl Atlanta, GA	3.0	1.5	1496	$1,495	$1.00	24d	1	0.58mi
2500 Pleasant Hill Rd Atlanta, GA	2.0–3.0	1.5–2.5	1405	$1,149	$0.82	26d	2	0.63mi
6230 Cedar Wood Dr Atlanta, GA	3.0	2.0	1238	$1,694	$1.37	46d	1	0.67mi
6090 Emerald Pointe Cir Atlanta, GA	3.0	2.0	1200	$1,875	$1.56	20d	1	0.69mi
5850 Old Bill Cook Rd Atlanta, GA	2.0	1.0	768	$1,450	$1.89	46d	1	0.72mi
2890 Jerome Rd Atlanta, GA	3.0	1.5	1229	$1,731	$1.41	1d	1	0.73mi
6560 Emerald Pointe Cir Atlanta, GA	3.0	2.0	1309	$1,500	$1.15	24d	1	0.80mi
5625 Montilly Cir Atlanta, GA	1.0	1.0	1000	$1,350	$1.35	46d	1	0.86mi
2300 Flat Shoals Rd Unit 2 Riverdale, GA	2.0	3.0	1000	$1,425	$1.43	26d	1	0.91mi
855 Old Rocky Rd Atlanta, GA	3.0	2.0	1310	$1,710	$1.31	26d	1	0.91mi
5370 Longmeadow Ln Atlanta, GA	3.0	2.0	1248	$1,600	$1.28	19d	1	0.91mi
6048 Oak Bend Ct Riverdale, GA	3.0	2.5	1500	$1,750	$1.17	24d	1	0.94mi
6048 Oak Bend Ct Riverdale, GA	3.0	2.5	1500	$1,750	$1.17	1d	1	0.94mi
5515 Scofield Rd Atlanta, GA	3.0	2.0	1109	$1,788	$1.61	12d	1	1.00mi
5750 Buffington Rd Atlanta, GA	1.0–3.0	1.0–2.0	1142	$1,428	$1.25	1d	18	1.03mi
2592 Rocky Ct Atlanta, GA	2.0	2.5	1424	$2,000	$1.40	46d	1	1.04mi
2667 Rocky Ct Atlanta, GA	3.0	2.5	1432	$2,200	$1.54	46d	1	1.05mi
3105 Garnet Way Atlanta, GA	3.0	2.0	1470	$1,660	$1.13	15d	1	1.07mi
6345 Peppermill Ln Atlanta, GA	3.0	2.5	1224	$1,800	$1.47	46d	1	1.11mi
395 Fox Trail Dr Atlanta, GA	3.0	2.0	1400	$1,980	$1.41	13d	1	1.12mi
2710 Dunmoreland Ter Atlanta, GA	3.0	1.0	1198	$1,540	$1.29	46d	1	1.12mi
5740 Buffington Rd Atlanta, GA	1.0–3.0	1.0–2.5	964	$1,841	$1.91	1d	15	1.14mi
5442 Scofield Rd Atlanta, GA	3.0	1.5	1368	$1,775	$1.30	46d	1	1.16mi
5866 Summerglen Ln Atlanta, GA	3.0	2.0	1400	$1,450	$1.04	46d	1	1.19mi
5730 N Castlegate Dr Unit A Atlanta, GA	2.0	2.5	1125	$1,395	$1.24	46d	1	1.21mi
6368 Olmadison Pl Atlanta, GA	3.0	2.5	1428	$1,596	$1.12	1d	1	1.27mi
6370 Olmadison Pl Atlanta, GA	3.0	2.5	1440	$1,795	$1.25	46d	1	1.27mi
2036 Laboon Cir Unit C Atlanta, GA	1.0	1.0	1000	$1,100	$1.10	7d	1	1.27mi
5867 Sheldon Ct Unit C Atlanta, GA	1.0	1.0	1244	$825	$0.66	1d	1	1.27mi
5867 Sheldon Ct Atlanta, GA	1.0	1.0	1244	$825	$0.66	46d	1	1.27mi
6165 Radford Dr Riverdale, GA	3.0	2.0	1232	$1,799	$1.46	26d	1	1.30mi
6165 Radford Dr Riverdale, GA	3.0	2.0	1232	$1,750	$1.42	24d	1	1.30mi
6165 Radford Dr Riverdale, GA	3.0	2.0	1232	$1,799	$1.46	46d	1	1.30mi
6165 Radford Dr Riverdale, GA	3.0	2.0	1232	$1,695	$1.38	7d	1	1.30mi
2184 Olmadison Vw Atlanta, GA	2.0	2.0	1236	$1,985	$1.61	20d	1	1.32mi
6409 Olmadison Pl Atlanta, GA	1.0	1.0	1440	$595	$0.41	26d	1	1.32mi

Listing history 31 events

1. 2026-06-09
   days on market $160,000 Active 54 DOM
2. 2026-06-08
   days on market $160,000 Active 53 DOM
3. 2026-06-07
   days on market $160,000 Active 52 DOM
4. 2026-06-04
   days on market $160,000 Active 49 DOM
5. 2026-06-03
   days on market $160,000 Active 48 DOM
6. 2026-06-01
   days on market $160,000 Active 46 DOM
7. 2026-05-31
   days on market $160,000 Active 45 DOM
8. 2026-04-15
   listed $160,000 New 1542-char remark

   Show marketing remark (1566 chars)

   Welcome to this charming 2-bedroom, 2.5-bath townhome offering a highly desirable roommate floor plan and exceptional value at this price. Designed for simple, low-maintenance living, this home is ideal for homebuyers or savvy investors seeking strong rental potential. Step inside to a welcoming foyer that leads to a spacious living room featuring a cozy fireplace, perfect for relaxing evenings. The open-concept layout flows seamlessly into the dining area and well-appointed kitchen, creating an inviting space for everyday living and entertaining. A convenient main-level half bath enhances functionality for guests. From the dining area, step outside to a large private deck, an ideal extension of the living space—perfect for entertaining, enjoying morning coffee, or unwinding after a long day. Upstairs, the thoughtfully designed roommate-style layout features two generously sized bedrooms, each with its own private en suite bathroom and ample closet space, providing comfort and privacy for occupants. A centrally located laundry area adds everyday convenience. With its functional layout, cozy fireplace, and low-maintenance lifestyle, this townhome offers outstanding value in today’s market. Whether you're looking to purchase your first home or expand your investment portfolio, this property is a fantastic opportunity you won’t want to miss. No HOA Conveniently located minutes to I -285, I-85 and Hartsfield - Jackson Atlanta International airport. Near Public Transportation and walking distance to Burdette Park

9. 2026-04-15
   listed $160,000 Active 1566-char remark

   Show marketing remark (1566 chars)

   Welcome to this charming 2-bedroom, 2.5-bath townhome offering a highly desirable roommate floor plan and exceptional value at this price. Designed for simple, low-maintenance living, this home is ideal for homebuyers or savvy investors seeking strong rental potential. Step inside to a welcoming foyer that leads to a spacious living room featuring a cozy fireplace, perfect for relaxing evenings. The open-concept layout flows seamlessly into the dining area and well-appointed kitchen, creating an inviting space for everyday living and entertaining. A convenient main-level half bath enhances functionality for guests. From the dining area, step outside to a large private deck, an ideal extension of the living space—perfect for entertaining, enjoying morning coffee, or unwinding after a long day. Upstairs, the thoughtfully designed roommate-style layout features two generously sized bedrooms, each with its own private en suite bathroom and ample closet space, providing comfort and privacy for occupants. A centrally located laundry area adds everyday convenience. With its functional layout, cozy fireplace, and low-maintenance lifestyle, this townhome offers outstanding value in today’s market. Whether you're looking to purchase your first home or expand your investment portfolio, this property is a fantastic opportunity you won’t want to miss. No HOA Conveniently located minutes to I -285, I-85 and Hartsfield - Jackson Atlanta International airport. Near Public Transportation and walking distance to Burdette Park

10. 2026-04-12
    historical
11. 2026-04-12
    historical
12. 2026-03-03
    listed $165,000 New
13. 2026-03-02
    price $165,000
14. 2026-02-17
    historical
15. 2026-02-12
    listed $169,000 Active
16. 2026-01-30
    listed $169,000 New
17. 2026-01-27
    historical
18. 2026-01-17
    listed $169,000 Active
19. 2026-01-05
    historical $1,595
20. 2025-12-31
    historical
21. 2025-12-10
    listed $1,595
22. 2025-09-26
    price $169,000
23. 2025-09-04
    listed $174,900 New
24. 2021-07-02
    soldstatus $138,500
25. 2021-07-01
    soldstatus $138,500 Closed
26. 2021-07-01
    soldstatus $138,500 Sold
27. 2021-06-13
    status Under Contract
28. 2021-06-13
    status Pending
29. 2021-06-09
    listed $135,000 New
30. 2021-06-02
    listed $135,000 Active
31. 1997-08-13
    soldstatus $76,900

ⓘ 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: $2,689 · $224/mo
• Projected year-2 tax: $2,689 · $224/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: $19,411
• − Mortgage interest: −$8,962
• − Property taxes: −$2,689
• − Insurance: −$800
• − Repairs & maintenance: −$1,553
• − Management: −$1,553
• − Depreciation: −$4,655
• Taxable loss: −$801
• Est. tax savings @ 24.0%: +$192
• After-tax cash flow: $1,969/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

+108.1% since first listed

24 events — show timeline

• 2026-04-15 Listed $160,000 FMLS
• 2026-04-15 Listed $160,000 GAMLS
• 2026-04-12 Listing Removed — GAMLS
• 2026-04-12 Listing Removed — FMLS
• 2026-03-03 Listed $165,000 GAMLS
• 2026-03-02 Price Changed $165,000 FMLS
• 2026-02-17 Listing Removed — GAMLS
• 2026-02-12 Listed $169,000 FMLS
• 2026-01-30 Listed $169,000 GAMLS
• 2026-01-27 Listing Removed — FMLS
• 2026-01-17 Listed $169,000 FMLS
• 2026-01-05 Rental Removed $1,595 RENTLY
• 2025-12-31 Listing Removed — GAMLS
• 2025-12-10 Listed for Rent $1,595 RENTLY
• 2025-09-26 Price Changed $169,000 GAMLS
• 2025-09-04 Listed $174,900 GAMLS
• 2021-07-02 Sold (Public Records) $138,500 Public Records
• 2021-07-01 Sold (MLS) $138,500 GAMLS
• 2021-07-01 Sold (MLS) $138,500 FMLS
• 2021-06-13 Pending — GAMLS
• 2021-06-13 Pending — FMLS
• 2021-06-09 Listed $135,000 GAMLS
• 2021-06-02 Listed $135,000 FMLS
• 1997-08-13 Sold (Public Records) $76,900 Public Records

Property tax history

+3.3%/yr

Latest (2025): $2,689 · +0.3% YoY. Source: county tax records.