7556 Rutgers Cir · South Fulton, GA 30213

$274,500

3 bd · 2.5 ba · 1,684 sqft · Townhouse public records · 7 Days on market

Built 2008 975 sqft lot Est $300k · 8% under $175/mo HOA · 8% 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).

• Cash flow +12.2/30.0
• ARV discount +11.3/15.0
• Schools +4.5/10.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautiful 3-bedroom, 2.5-bath townhome located in the sought-after Renaissance at South Park community in Fairburn, Georgia. Designed with both comfort and style in mind, this spacious residence features an open and inviting floor plan with a huge living room and separate dining area-perfect for entertaining guests or enjoying everyday living. The well-appointed kitchen showcases elegant granite countertops, ample cabinet space, and a layout that seamlessly connects to the main living areas. Upstairs, you'll find generously sized bedrooms, including an impressive primary suite complete with a private sitting area and exclusive balcony access, creating the perfect retreat for relaxation. Additional highlights include cozy carpeted bedrooms and living spaces, a convenient two-car garage, and low-maintenance townhome living in a prime location. With easy access to shopping, dining, major highways, and Hartsfield-Jackson Atlanta International Airport, this home offers the perfect blend of convenience and comfort.

Key facts

• $175 HOA
• 2 garage spots
• Pool

Property features AI

Finance

• Other: Single-unit community
• HOA & community: HOA with a $175 monthly association fee

Exterior

• Parking: Garage (2 spaces)
• Utilities: Public water; Public sewer; 220 Volt electrical service
• Home design: Two levels; Aluminum siding; Composition roof
• Construction: Aluminum siding construction; Composition roof
• Exterior features: Deck; In-ground pool; Resale condition; Fee simple ownership

Interior

• Kitchen: Dishwasher
• Bedrooms: Three bedrooms on the upper level
• Flooring: Laminate flooring; Luxury vinyl flooring
• Bathrooms: Two full bathrooms; One half bathroom (main level)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Decorative fireplace; Built-in bookcases; Double-pane windows; No shared/common walls; Attic

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $274k.

Deal economics

• At list price, monthly cash flow is $-54 ($-648/yr) — negative.
• To cash-flow at today's rent, offer at most $265k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (15.4% below list).
• Recommended offer: $232k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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 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: Oakley Elementary School (math 22% / reading 22%, grade F, #810 of 1,228 statewide, top 69%, 712 students, 100% FRL); 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 100% FRL vs 41% district-wide (59 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 51% district-wide (-27 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 (+2.5%/yr); 546 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 20 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 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $232,280 (15.4% 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: 0.85% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.84%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $299,752
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5529 Festival Ave	0.08mi	3/3.5	1,630 (-3%)	11mo	$235,000	$144	78
7818 Marie Way	0.36mi	3/2.5	1,640 (-3%)	2mo	$299,990	$183	77
5528 Cosimo Rd	0.36mi	3/2.5	1,640 (-3%)	5mo	$299,990	$183	74
5524 Cosimo Rd	0.37mi	3/2.5	1,640 (-3%)	8mo	$324,990	$198	72
7750 Carnegie Dr	0.14mi	3/2.5	1,536 (-9%)	10mo	$279,900	$182	70
5317 Radford Loop	0.30mi	3/2.5	1,911 (+14%)	6mo	$280,000	$147	59
7673 Squire Ct	0.26mi	3/2.5	1,911 (+14%)	8mo	$325,000	$170	59
7676 Viking Rd	0.23mi	3/2.5	1,911 (+14%)	13mo	$332,000	$174	56
7771 Lance Rd	0.36mi	3/2.5	1,911 (+14%)	16mo	$340,000	$178	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.53% rent growth · sell at horizon

5-year hold

• IRR: -18.2%
• Equity multiple: 0.36×
• Total profit: $-48,982
• Equity at exit: $40,929

10-year hold

• IRR: -11.4%
• Equity multiple: 0.33×
• Total profit: $-51,402
• Equity at exit: $23,734

Cash invested: $76,860 (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 30213

• Home prices YoY: -17.7%
• Rents YoY: 2.5%
• Active inventory: 546
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,323 high
• Mortgage (P&I): −$1,440
• Tax from tax record: −$160 /mo · $1,921/yr
• Insurance: −$114
• HOA: −$175
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $-54

Break-even live

Break-even rent $2,391

Max offer price $264,964

Occupancy floor 97%

Sensitivity live

Price	-10% $101	-5% $24	+0% $-54	+5% $-132	+10% $-209
Rent	-10% $-237	-5% $-146	+0% $-54	+5% $38	+10% $130
Rate	-1.0pp $84	-0.5pp $16	base $-54	+0.5pp $-125	+1.0pp $-197

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: $68,625
• Closing costs: $8,235
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5472 Festival Ave Fairburn, GA	3.0	2.5	1640	$2,100	$1.28	7d	1	0.05mi
5472 Festival Ave Fairburn, GA	3.0	2.5	1640	$2,100	$1.28	14d	1	0.05mi
330 Avalon Sq Fairburn, GA	3.0	2.5	2047	$2,950	$1.44	26d	1	0.06mi
7599 Avalon Blvd Fairburn, GA	3.0	2.5	1648	$2,039	$1.24	4d	1	0.08mi
7744 Rutgers Cir Fairburn, GA	3.0	2.5	1936	$2,350	$1.21	0d	1	0.13mi
7744 Rutgers Cir Fairburn, GA	3.0	2.5	1936	$2,350	$1.21	4d	1	0.13mi
7740 Baron Rd Fairburn, GA	3.0	2.5	1911	$2,650	$1.39	14d	1	0.27mi
7784 Baron Rd Fairburn, GA	3.0	2.5	1911	$2,460	$1.29	45d	1	0.27mi
7823 Canterbury Ct Fairburn, GA	3.0	2.5	2136	$2,200	$1.03	26d	1	0.30mi
5617 Oakley Industrial Blvd Fairburn, GA	1.0–3.0	1.0–2.5	1558	$4,431	$2.84	0d	50	0.37mi
5500 Oakley Industrial Blvd Fairburn, GA	1.0–3.0	1.0–2.0	1057	$1,835	$1.74	0d	14	0.39mi
111 Jaclyn Way Fairburn, GA	4.0	2.5	1681	$2,245	$1.34	45d	1	0.57mi
5474 Oakley Industrial Blvd Fairburn, GA	1.0–3.0	1.0–2.0	1001	$1,893	$1.89	0d	14	0.59mi
3076 Broadleaf Trl Fairburn, GA	3.0	2.5	1373	$1,855	$1.35	3d	1	0.62mi
214 Ben Ln Fairburn, GA	3.0	2.5	1860	$2,035	$1.09	3d	1	0.63mi
2155 Shortleaf Rd Fairburn, GA	3.0	2.5	1784	$2,130	$1.19	7d	1	0.65mi
6010 Renaissance Pkwy Fairburn, GA	1.0–2.0	1.0–2.0	930	$2,254	$2.42	0d	11	0.71mi
7000 Renaissance Pkwy Fairburn, GA	1.0–3.0	1.0–2.0	1048	$2,963	$2.83	0d	12	0.77mi
7915 Senoia Rd Fairburn, GA	1.0–3.0	1.0–2.0	1029	$1,950	$1.89	0d	16	0.87mi
154 Fairhaven Trl Fairburn, GA	3.0	2.0	1576	$2,190	$1.39	3d	1	0.91mi
3020 Meadow Glen Pass Fairburn, GA	3.0	2.0	1386	$2,400	$1.73	5d	1	1.17mi
700 Parkway Rd Union City, GA	3.0	2.5	1770	$1,795	$1.01	21d	1	1.34mi
1065 Maple Valley Ct Union City, GA	3.0	2.5	1456	$1,600	$1.10	45d	1	1.36mi
460 Parkway Rd Unit 460 Union City, GA	3.0	2.5	1678	$1,750	$1.04	26d	1	1.47mi
100 Spring Ct Fairburn, GA	2.0	1.0	1900	$1,075	$0.57	26d	1	1.47mi

HOA detail

• Monthly dues: $175 · $2,100/yr

Listing history 6 events

1. 2026-06-21
   days on market $274,500 Active 7 DOM
2. 2026-06-18
   days on market $274,500 Active 4 DOM
3. 2026-06-17
   days on market $274,500 Active 3 DOM
4. 2026-06-16
   days on market $274,500 Active 2 DOM
5. 2026-06-15
   remarks 699-char remark
6. 2026-06-15
   listed $274,500 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: $1,921 · $160/mo
• Projected year-2 tax: $2,525 · $210/mo
• Expected delta: +$604/yr (+$50/mo · 31.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 8 d/yr ≥104°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,874
• − Mortgage interest: −$15,376
• − Property taxes: −$1,921
• − Insurance: −$1,372
• − Repairs & maintenance: −$2,230
• − Management: −$2,230
• − HOA: −$2,100
• − Depreciation: −$7,985
• Taxable loss: −$5,342
• Est. tax savings @ 24.0%: +$1,282
• After-tax cash flow: $634/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): 50,621
• Household income: $94,125
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 1025.0

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% White 8% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Hispanic 1% Arab 1% Lithuanian 0%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 4% French/Haitian/Cajun 2% Arabic 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: ▼ -50.66%
• Current HPI: 235.9372
• Rent YoY: ▲ 2.53%
• 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

+189.3% since first listed

69 events — show timeline

• 2026-06-14 Listed $274,500 GAMLS
• 2026-06-14 Listed $274,500 FMLS
• 2023-07-07 Sold (Public Records) $280,000 Public Records
• 2023-07-05 Sold (MLS) $280,000 GAMLS
• 2023-07-05 Sold (MLS) $280,000 FMLS
• 2023-06-17 Pending — FMLS
• 2023-06-13 Contingent — FMLS
• 2023-06-13 Pending — GAMLS
• 2023-06-01 Relisted — FMLS
• 2023-06-01 Relisted — GAMLS
• 2023-05-06 Pending — FMLS
• 2023-05-03 Contingent — GAMLS
• 2023-05-03 Contingent — FMLS
• 2023-04-19 Relisted — GAMLS
• 2023-04-19 Relisted — FMLS
• 2023-04-18 Pending — FMLS
• 2023-04-11 Contingent — GAMLS
• 2023-04-11 Contingent — FMLS
• 2023-04-06 Price Changed $291,000 GAMLS
• 2023-04-06 Price Changed $291,000 FMLS
• 2023-03-09 Price Changed $295,000 GAMLS
• 2023-03-09 Price Changed $295,000 FMLS
• 2023-01-23 Listed $300,000 GAMLS
• 2023-01-23 Listed $300,000 FMLS
• 2023-01-16 Sold (Public Records) $245,100 Public Records
• 2019-12-17 Sold (Public Records) $157,000 Public Records
• 2019-12-13 Sold (MLS) $157,000 GAMLS
• 2019-12-13 Sold (MLS) $157,000 FMLS
• 2019-11-06 Pending — GAMLS
• 2019-11-06 Pending — FMLS
• 2019-11-01 Price Changed $160,000 GAMLS
• 2019-10-31 Price Changed $160,000 FMLS
• 2019-10-11 Price Changed $165,000 GAMLS
• 2019-10-10 Price Changed $165,000 FMLS
• 2019-10-01 Relisted — GAMLS
• 2019-10-01 Relisted — FMLS
• 2019-09-10 Pending — GAMLS
• 2019-09-10 Pending — FMLS
• 2019-08-30 Price Changed $170,000 GAMLS
• 2019-08-29 Price Changed $170,000 FMLS
• 2019-08-09 Price Changed $175,000 GAMLS
• 2019-08-08 Price Changed $175,000 FMLS
• 2019-07-20 Listed $177,000 GAMLS
• 2019-07-20 Listed $177,000 FMLS
• 2019-07-18 Sold (Public Records) $150,400 Public Records
• 2018-03-16 Listing Removed — FMLS
• 2018-03-07 Listing Removed — GAMLS
• 2018-03-02 Pending — FMLS
• 2018-03-01 Relisted — GAMLS
• 2018-02-21 Pending — GAMLS
• 2018-02-21 Contingent — FMLS
• 2018-01-29 Relisted — GAMLS
• 2018-01-29 Relisted — FMLS
• 2018-01-11 Pending — GAMLS
• 2018-01-11 Pending — FMLS
• 2017-12-05 Listed $149,500 GAMLS
• 2017-12-05 Listed $149,500 FMLS
• 2017-07-21 Sold (Public Records) $94,900 Public Records
• 2017-07-20 Sold (MLS) $94,900 GAMLS
• 2017-07-20 Sold (MLS) $94,900 FMLS
• 2017-07-18 Contingent — FMLS
• 2017-07-15 Pending — GAMLS
• 2017-07-14 Relisted — FMLS
• 2017-06-28 Price Changed $96,000 FMLS
• 2017-04-13 Pending — FMLS
• 2017-04-13 Listed $94,900 FMLS
• 2017-03-15 Pending — GAMLS
• 2017-03-13 Price Changed $96,000 GAMLS
• 2017-03-03 Listed $94,900 GAMLS

Property tax history

+0.3%/yr

Latest (2025): $1,921 · +2.3% YoY. Source: county tax records.