5490 Longmeadow Ln · South Fulton, GA 30349

$179,900

3 bd · 2.0 ba · 1,700 sqft · SingleFamily public records · 9 Days on market

Built 1964 0.48 ac lot Est $250k · 28% under

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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 +17.9/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.6/10.0
• 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

ROOM FOR LARGE FAMILY TO SPEAD OUT. COME SEE AND APPLY YOUR CREATIVE TOUCHES TO RENOVATE THIS LARGE SPLIT LEVEL THIS IS A FANNIE MAE HOMPATH PROPERTY.

Key facts

• Kitchenette
• Full bath
• Separate entry

Tags

• SOLID BRICK SPLIT-LEVEL
• OVERSIZED EAT-IN KITCHEN
• HALF FINISHED LOWER LEVEL
• KITCHENETTE
• FULL BATH
• SEPARATE ENTRY

Property features AI

Finance

• Other: Lot approximately 0.48 acre; Located in Meadows UN 02 subdivision; Address: 5490 Longmeadow Ln, South Fulton (Atlanta), GA 30349
• Financial info: Listing offered As Is; Accepts Cash and Conventional financing
• HOA & community: No HOA

Exterior

• Parking: Parking pad with space for 3 vehicles; Open parking available
• Utilities: Public water; Public sewer; Electricity available; Cable available; High-speed internet available; Phone service available
• Home design: Single family residence; House; Residential property; Built in 1964; Property listed in as-is/fixer condition
• Construction: Brick construction; Composition roof; Built in 1964; Unfinished basement foundation
• Exterior features: Brick exterior; Composition roof

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms on the main level
• Flooring: Hardwood floors
• Bathrooms: 3 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: One-level living; Unfinished basement; Family room
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 7.3% 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: 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 100% FRL vs 41% district-wide (59 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 51% district-wide (-21 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 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k 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 $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 15y 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 $14k; list at $180k implies a 1141% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,900

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 7.30%
• Cash-on-cash: 3.58%
• DSCR: 1.16
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $249,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5453 Baybrook Cir Lot 0020	0.09mi	3/2.5	1,749 (+3%)	3mo	$364,990	$209	87
2816 Two Lake Cir	0.32mi	3/2.5	1,645 (-3%)	4mo	$170,000	$103	74
5333 Sand Bar Ln	0.43mi	4/3.0 (+1)	1,772 (+4%)	1mo	$249,200	$141	63
5157 Seashell Ln	0.61mi	3/2.5	1,696 (-0%)	8mo	$244,900	$144	63
2460 Surrey Trl	0.44mi	3/2.5	1,600 (-6%)	9mo	$243,000	$152	60
5273 High Tide Ct	0.48mi	4/2.5 (+1)	1,712 (+1%)	12mo	$275,000	$161	59
2846 High Tide Dr	0.45mi	4/2.5 (+1)	1,782 (+5%)	9mo	$239,900	$135	56
5149 Seashell Ln	0.64mi	4/2.5 (+1)	1,609 (-5%)	2mo	$187,500	$117	53
5527 Jerome Rd	0.41mi	4/2.0 (+1)	1,835 (+8%)	12mo	$270,000	$147	53
2880 Two Lakes Circle Cir	0.42mi	3/2.5	1,888 (+11%)	9mo	$215,000	$114	52
5863 Three Lakes Dr	0.40mi	4/2.5 (+1)	1,912 (+12%)	4mo	$304,000	$159	50
5337 Jerome Rd	0.46mi	4/3.5 (+1)	1,884 (+11%)	6mo	$295,000	$157	44

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: 26.1%
• Equity multiple: 3.06×
• Total profit: $103,936
• Equity at exit: $162,068

10-year hold

• IRR: 22.4%
• Equity multiple: 6.79×
• Total profit: $291,788
• Equity at exit: $349,506

Cash invested: $50,372 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,821 high
• Mortgage (P&I): −$943
• Tax from tax record: −$269 /mo · $3,232/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $150

Break-even live

Break-even rent $1,630

Max offer price $179,900

Occupancy floor 87%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5370 Longmeadow Ln Atlanta, GA	3.0	2.0	1248	$1,600	$1.28	16d	1	0.15mi
5410 Twin Lakes Dr Atlanta, GA	3.0	2.0	1277	$2,040	$1.60	43d	1	0.20mi
5645 Deerfield Trl Atlanta, GA	3.0	1.5	1496	$1,495	$1.00	21d	1	0.30mi
2890 Jerome Rd Atlanta, GA	3.0	1.5	1229	$1,761	$1.43	43d	1	0.33mi
5712 Westhill Cir Atlanta, GA	4.0	2.0	1441	$1,710	$1.19	3d	1	0.36mi
2710 Dunmoreland Ter Atlanta, GA	3.0	1.0	1198	$1,540	$1.29	43d	1	0.36mi
5460 Hampton Ct Atlanta, GA	2.0	3.5	1554	$1,500	$0.97	43d	1	0.50mi
5194 Seaside Ct Atlanta, GA	4.0	2.5	1765	$2,135	$1.21	24d	1	0.52mi
5380 Sand Bar Ln Atlanta, GA	3.0	2.0	1361	$1,961	$1.44	3d	1	0.53mi
2736 Live Oak Trl Atlanta, GA	4.0	3.0	2050	$1,650	$0.80	10d	1	0.53mi
5335 Willow Park Blvd Atlanta, GA	4.0	2.5	1716	$2,000	$1.17	43d	1	0.56mi
5690 Hampton Ct Atlanta, GA	2.0	3.0	1184	$1,495	$1.26	43d	1	0.60mi
3100 Godby Rd Atlanta, GA	1.0–2.0	1.0–2.5	959	$1,395	$1.45	1d	34	0.63mi
3110 Godby Rd Unit 15a College Park, GA	2.0	1.5	1062	$1,150	$1.08	2d	1	0.67mi
2500 Pleasant Hill Rd Atlanta, GA	2.0–3.0	1.5–2.5	1405	$1,449	$1.03	24d	2	0.69mi
2883 Windsor Forrest Ct Atlanta, GA	3.0	2.5	1115	$1,895	$1.70	1d	1	0.74mi
5071 Windsor Forrest Ln Atlanta, GA	3.0	2.5	1303	$1,881	$1.44	12d	1	0.75mi
2817 Windsor Forrest Ct Atlanta, GA	3.0	2.5	1408	$1,697	$1.21	43d	1	0.76mi
2835 Windsor Forrest Ct Atlanta, GA	3.0	2.5	1680	$1,881	$1.12	5d	1	0.77mi
5515 Scofield Rd Atlanta, GA	3.0	2.0	1109	$1,788	$1.61	10d	1	0.84mi
5442 Scofield Rd Atlanta, GA	3.0	1.5	1368	$1,775	$1.30	43d	1	0.88mi
5247 Scofield Rd Atlanta, GA	3.0	2.0	1958	$2,000	$1.02	43d	1	0.92mi
2431 Old National Pkwy College Park, GA	1.0–3.0	1.0–2.0	1031	$1,780	$1.73	1d	1	0.95mi
2301 Godby Rd Atlanta, GA	2.0	1.0	1054	$1,225	$1.16	43d	1	1.05mi
6056 Carriage Ct Atlanta, GA	3.0	2.0	1400	$1,599	$1.14	5d	1	1.12mi
395 Fox Trail Dr Atlanta, GA	3.0	2.0	1400	$1,980	$1.41	11d	1	1.12mi
2555 Flat Shoals Rd #3005 Atlanta, GA	3.0	2.5	1724	$1,850	$1.07	5d	1	1.15mi
2555 Flat Shoals Rd #404 College Park, GA	3.0	2.5	1408	$1,700	$1.21	24d	1	1.16mi
2865 Spruce Point Rd Atlanta, GA	4.0	2.0	1050	$1,910	$1.82	43d	1	1.18mi
5750 Buffington Rd Atlanta, GA	1.0–3.0	1.0–2.0	1142	$1,702	$1.49	1d	19	1.19mi
5267 Joan of Arc Pl Atlanta, GA	3.0	1.0	1066	$1,743	$1.64	43d	1	1.19mi
3364 Estes Dr Atlanta, GA	3.0	2.5	1736	$1,889	$1.09	16d	1	1.20mi
2555 Flat Shoals Rd #401 Atlanta, GA	3.0	2.5	1550	$2,050	$1.32	43d	1	1.22mi
5740 Buffington Rd Atlanta, GA	1.0–3.0	1.0–2.5	964	$2,149	$2.23	3d	16	1.24mi
5287 Chantilly Ter Atlanta, GA	4.0	2.5	1897	$2,006	$1.06	21d	1	1.26mi
5477 Denny Dr Atlanta, GA	4.0	3.0	1500	$1,650	$1.10	43d	1	1.26mi
6120 Hemperly Rd Atlanta, GA	4.0	2.5	1770	$2,100	$1.19	24d	1	1.28mi
6120 Hemperly Rd Atlanta, GA	4.0	2.5	1770	$2,100	$1.19	3d	1	1.28mi
6230 Cedar Wood Dr Atlanta, GA	3.0	2.0	1238	$1,694	$1.37	43d	1	1.29mi
5730 N Castlegate Dr Unit A Atlanta, GA	2.0	2.5	1125	$1,395	$1.24	43d	1	1.31mi

Listing history 8 events

1. 2026-06-18
   statusdays on market $179,900 Active 9 DOM
2. 2026-06-17
   days on market $179,900 Price Change 8 DOM
3. 2026-06-16
   days on market $179,900 Price Change 7 DOM
4. 2026-06-15
   pricestatus $179,900 Price Change 6 DOM
5. 2026-06-15
   statusdays on market $184,999 Active 6 DOM
6. 2026-06-13
   pricestatusdays on market $184,999 Price Change 4 DOM
7. 2026-06-10
   remarks 372-char remark
8. 2026-06-10
   listed $189,000 New 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: $3,232 · $269/mo
• Projected year-2 tax: $3,232 · $269/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 · 16 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: $21,846
• − Mortgage interest: −$10,077
• − Property taxes: −$3,232
• − Insurance: −$900
• − Repairs & maintenance: −$1,748
• − Management: −$1,748
• − Depreciation: −$5,233
• Taxable loss: −$1,092
• Est. tax savings @ 24.0%: +$262
• After-tax cash flow: $2,068/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

+293.8% since first listed

9 events — show timeline

• 2026-06-09 Listed $189,000 GAMLS
• 2011-05-06 Listing Removed — FMLS
• 2011-04-28 Sold (MLS) $14,500 FMLS
• 2011-04-06 Pending — FMLS
• 2011-03-22 Pending — FMLS
• 2011-03-02 Listed $14,000 FMLS
• 1994-01-01 Sold (Public Records) $43,000 Public Records
• 1987-05-26 Sold (Public Records) $48,000 Public Records
• 1986-12-04 Sold (Public Records) $48,000 Public Records

Property tax history

+14.6%/yr

Latest (2025): $3,232 · -9.6% YoY. Source: county tax records.