5790 Sable Glen Rd · South Fulton, GA 30349

$266,000

3 bd · 2.5 ba · 2,520 sqft · SingleFamily public records · 3 Days on market

Built 2002 6,246 sqft lot Est $350k · 24% under $46/mo HOA · 2% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +11.8/30.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• DSCR +3.5/10.0
• 1% rule +2.7/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Oh great... another house that's going to make your current one look inadequate. Welcome to Sable Glen, where the community pool, tennis courts, sidewalks, and street lights are all waiting to judge your excuse for not taking an evening stroll. Even the 4-legged family members get their own sidewalk experience. Inside, this 3-bedroom, 2.5-bath home delivers the open-concept layout everyone claims they want. The kitchen, dining area, and great room flow together effortlessly, making it easy to cook, entertain, or pretend you're paying attention while someone talks from the other side of the room. The kitchen features stainless steel appliances, a center island, breakfast area, and a view of the great room's factory-built fireplace. Need extra space? There's also a formal living room/flex area ready to become whatever Pinterest convinces you it should be next. Upstairs, all bedrooms are tucked away for privacy. The oversized primary suite comes equipped with a large walk-in closet and an ensuite bathroom featuring dual sinks, a soaking tub, and a separate shower-because apparently sharing sink space is still a relationship test. Two additional bedrooms share a spacious hallway bathroom, while the laundry room stays conveniently on the main level where laundry actually happens. Warning: Touring this home may result in spontaneous house-hunting success. Schedule your showing today-we'll leave the lights on.

Key facts

• Community pool
• Street lights
• Tennis courts

Tags

• COMMUNITY POOL
• TENNIS COURTS
• SIDEWALKS
• STREET LIGHTS
• OPEN-CONCEPT LAYOUT
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Directions: From I-285 South take Exit 2 for Camp Creek Pkwy; left on Buffington Rd, right onto Sable Run Rd, right onto Sable Glen Rd; home on right
• HOA & community: Homeowners association with annual fee of $550; Community amenities include pool, tennis courts, sidewalks, street lights, curbs; near schools and shopping

Exterior

• Parking: Attached garage; Two garage spaces; Driveway with level access; Garage faces front; Kitchen-level garage access; Total of three parking spaces; Open parking available
• Utilities: Public water; Public sewer; Electric service available; Natural gas available; Cable available; Sewer and water available
• Home design: Two-level residence; Resale property; Attic space
• Construction: Aluminum siding, brick veneer and vinyl siding exterior; Composition/shingle roof; Concrete perimeter foundation and slab; Built with conventional materials (resale)
• Exterior features: Patio; Rain gutters; Fenced yard; Paved road frontage on city street/county road

Interior

• Kitchen: Eat-in kitchen with island and stained cabinets; Pantry; Open view to family room; Dishwasher; Gas range; Microwave; Refrigerator
• Bedrooms: Three upper-level bedrooms; Oversized master bedroom
• Flooring: Carpet; Luxury vinyl
• Bathrooms: Two full bathrooms (upper level); One half bathroom (main level); Master bath with double vanity, separate tub and shower, soaking tub
• Heating & cooling: Central heating and cooling; Forced air and hot water heating; Natural gas available; Ceiling fans
• Interior features: High 9-ft ceilings on main level; Recessed lighting; High speed internet available; Walk-in closets; Disappearing attic stairs; Bay windows; No shared/common walls; Factory-built fireplace in keeping room (1 fireplace)
• Laundry & utility: Main-level laundry room located in hall; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $266k.

Deal economics

• At list price, monthly cash flow is $-71 ($-847/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (4.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (23.4% below list).
• Recommended offer: $204k (23.4% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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 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: Feldwood Elementary School (math 15% / reading 34%, grade F, #751 of 1,228 statewide, top 61%, 688 students, 100% FRL); 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 28% at this address vs 51% district-wide (-23 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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $28k of equity ($2k loan paydown + $27k 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 $74k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,846 (23.4% 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. 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.
5. 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.
6. 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: 5.97%
• Cash-on-cash: -1.14%
• DSCR: 0.95
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $350,280
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3347 Sable Run Rd	0.30mi	4/2.5 (+1)	2,305 (-8%)	11mo	$305,000	$132	58
5660 Sable Bay Pt	0.39mi	4/2.5 (+1)	2,676 (+6%)	13mo	$310,000	$116	56
5729 Sable Way	0.47mi	4/2.5 (+1)	2,163 (-14%)	18mo	$299,900	$139	34
6142 Lamp Post Pl	0.68mi	4/3.5 (+1)	2,264 (-10%)	18mo	$365,000	$161	27

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: 22.9%
• Equity multiple: 2.83×
• Total profit: $136,189
• Equity at exit: $239,634

10-year hold

• IRR: 20.0%
• Equity multiple: 6.33×
• Total profit: $396,778
• Equity at exit: $516,779

Cash invested: $74,480 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,038 high
• Mortgage (P&I): −$1,395
• Tax from tax record: −$129 /mo · $1,550/yr
• Insurance: −$111
• HOA: −$46
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $-71

Break-even live

Break-even rent $2,128

Max offer price $253,533

Occupancy floor 98%

Sensitivity live

Price	-10% $80	-5% $5	+0% $-71	+5% $-146	+10% $-221
Rent	-10% $-232	-5% $-151	+0% $-71	+5% $10	+10% $90
Rate	-1.0pp $63	-0.5pp $-3	base $-71	+0.5pp $-139	+1.0pp $-210

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: $66,500
• Closing costs: $7,980
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3511 Devon Chase Rd Atlanta, GA	4.0	2.5	2428	$2,005	$0.83	45d	1	0.13mi
3094 Sable Run Rd Atlanta, GA	4.0	3.0	2000	$1,490	$0.74	5d	1	0.14mi
3477 Carriage Chase Rd Atlanta, GA	4.0	3.0	3090	$2,000	$0.65	22d	1	0.17mi
3550 Devon Chase Rd Atlanta, GA	4.0	3.0	2274	$2,200	$0.97	26d	1	0.17mi
3524 Devon Chase Rd Atlanta, GA	3.0	2.5	1974	$1,840	$0.93	26d	1	0.17mi
3016 Sable Run Rd Atlanta, GA	4.0	2.5	2496	$2,325	$0.93	26d	1	0.18mi
3027 Sable Run Rd Atlanta, GA	3.0	3.0	1808	$2,080	$1.15	45d	1	0.19mi
5885 Sable Chase Ln Atlanta, GA	3.0	3.5	2160	$2,100	$0.97	22d	1	0.25mi
5601 Sable Way Atlanta, GA	4.0	2.5	2495	$2,381	$0.95	26d	1	0.33mi
3282 Sable Trl Unit 1 Atlanta, GA	3.0	3.0	2342	$1,795	$0.77	45d	1	0.43mi
3280 Sable Trl Atlanta, GA	3.0	3.0	2342	$1,650	$0.70	12d	1	0.43mi
5544 Bluegrass Dr Atlanta, GA	4.0	2.5	2080	$2,173	$1.04	22d	1	0.56mi
3457 Sumersbe Ct Atlanta, GA	3.0	2.5	1800	$2,300	$1.28	7d	1	0.65mi
5612 Feldwood Rd Atlanta, GA	3.0	2.5	2100	$1,895	$0.90	7d	1	0.79mi
4040 Alveston Dr Atlanta, GA	4.0	2.5	2440	$2,500	$1.02	20d	1	1.19mi
6225 Shenfield Ln Union City, GA	3.0	2.5	1821	$1,900	$1.04	0d	1	1.35mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,295	$1.28	26d	1	1.39mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,195	$1.22	7d	1	1.39mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,295	$1.28	23d	1	1.39mi
3859 Shenfield Dr Union City, GA	4.0	2.5	1850	$2,000	$1.08	7d	1	1.47mi

HOA detail

• Monthly dues: $46 · $552/yr
• Likely covers: pool

Listing history 2 events

1. 2026-06-21
   remarks 699-char remark
2. 2026-06-21
   listed $266,000 Active 3 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: $1,550 · $129/mo
• Projected year-2 tax: $2,447 · $204/mo
• Expected delta: +$897/yr (+$75/mo · 57.9%)

ⓘ 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 ≥105°F today · 19 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: $24,462
• − Mortgage interest: −$14,900
• − Property taxes: −$1,550
• − Insurance: −$1,330
• − Repairs & maintenance: −$1,957
• − Management: −$1,957
• − HOA: −$552
• − Depreciation: −$7,738
• Taxable loss: −$5,523
• Est. tax savings @ 24.0%: +$1,325
• After-tax cash flow: $479/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

+0.0% since first listed

3 events — show timeline

• 2026-06-18 Listed $266,000 GAMLS
• 2026-06-18 Listed $266,000 FMLS
• 2026-05-08 Sold (Public Records) $266,000 Public Records

Property tax history

-1.6%/yr

Latest (2025): $1,550 · +4.0% YoY. Source: county tax records.