5650 So. Monte Vista Dr · South Fulton, GA 30331

$175,000

3 bd · 2.5 ba · 1,320 sqft · Townhouse · 21 Days on market

Built 1978 Fair condition 1,306 sqft lot $207/mo HOA · 10% of rent

---

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 +18.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• DSCR +5.7/10.0
• Schools +4.5/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully maintained condominium in the heart of South Fulton! Included is a Virtual Tour. Conveniently located near I-285, downtown Atlanta, Hartsfield-Jackson International Airport, shopping, dining, and entertainment. This spacious unit offers comfortable living with an open floor plan, generous bedroom sizes, and abundant natural light throughout. The functional kitchen overlooks the living and dining areas, making it ideal for everyday living and entertaining. Enjoy low-maintenance living with community amenities and professionally maintained grounds. Whether you're a first-time homebuyer, downsizing, or looking for an investment opportunity, this property offers

Key facts

• Near schools
• Community amenities
• Near parks

Tags

• NEAR DOWNTOWN ATLANTA
• COMMUNITY AMENITIES
• NEAR PARKS
• NEAR SCHOOLS
• NEAR PUBLIC TRANSPORTATION

Property features AI

Finance

• HOA & community: Has homeowners association; Association fee assessed (amount available in listing); Association covers structure and grounds maintenance and other services

Exterior

• Parking: Carport; Assigned parking; Detached parking
• Utilities: Public water; Public sewer; Cable available; Electricity available; Natural gas available
• Home design: Residential townhouse (garden/patio home); Resale property; Built in 1978
• Construction: Other construction materials; Public records list living area as 1320
• Exterior features: Composition roof; Lot has no notable features

Interior

• Kitchen: Dishwasher; Refrigerator; Trash compactor; Gas water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom (total 2.5 bathrooms)
• Heating & cooling: Central heating; Central electric air conditioning
• Interior features: Walk-in closet(s); Two levels; Dining room and living room combo
• Laundry & utility: Washer included; Laundry in hall with laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $175k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.4% 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: Randolph Elementary School (math 12% / reading 27%, grade F, #878 of 1,228 statewide, top 75%, 497 students, 100% FRL); Sandtown Middle School (math 24% / reading 35%, grade F, #249 of 470 statewide, top 55%, 1,057 students, 57% FRL); Westlake High School (math 27% / reading 5%, grade F, #287 of 424 statewide, top 68%, 2,461 students, 43% FRL) — zoned schools average 67% FRL vs 41% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 51% district-wide (-29 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 (+2.6%/yr); 487 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 38% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• It's been on market 21 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,375 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.14% ✓
• Cap rate: 7.38%
• Cash-on-cash: 3.87%
• DSCR: 1.17
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.63% rent growth · sell at horizon

5-year hold

• IRR: -10.6%
• Equity multiple: 0.61×
• Total profit: $-18,884
• Equity at exit: $26,093

10-year hold

• IRR: -1.8%
• Equity multiple: 0.88×
• Total profit: $-5,867
• Equity at exit: $15,131

Cash invested: $49,000 (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 30331

• Home prices YoY: -34.2%
• Rents YoY: 2.6%
• Active inventory: 487
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,993 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$207
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $158

Break-even live

Break-even rent $1,793

Max offer price $175,000

Occupancy floor 87%

Sensitivity live

Price	-10% $279	-5% $218	+0% $158	+5% $97	+10% $37
Rent	-10% $0	-5% $79	+0% $158	+5% $237	+10% $315
Rate	-1.0pp $246	-0.5pp $202	base $158	+0.5pp $113	+1.0pp $66

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1104 Westchase St Atlanta, GA	1.0–3.0	1.0–2.0	1082	$1,580	$1.46	0d	8	0.44mi
5786 Westchase St Atlanta, GA	3.0	2.5	1584	$2,020	$1.28	6d	1	0.48mi
5320 Cascade Hills Cir SW Atlanta, GA	3.0	2.0	1473	$2,156	$1.46	45d	1	0.50mi
1475 Sand Bay Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	1155	$1,896	$1.64	0d	31	0.52mi
5055 Cascade Rd SW Atlanta, GA	3.0	2.0	1816	$1,900	$1.05	25d	1	1.02mi

HOA detail

• Monthly dues: $207 · $2,484/yr
• Likely covers: landscaping

Listing history 14 events

1. 2026-06-21
   days on market $175,000 Active 21 DOM
2. 2026-06-18
   days on market $175,000 Active 18 DOM
3. 2026-06-17
   days on market $175,000 Active 17 DOM
4. 2026-06-16
   days on market $175,000 Active 16 DOM
5. 2026-06-15
   statusdays on market $175,000 Active 15 DOM
6. 2026-06-13
   days on market $175,000 New 13 DOM
7. 2026-06-09
   days on market $175,000 New 9 DOM
8. 2026-06-08
   days on market $175,000 New 8 DOM
9. 2026-06-07
   days on market $175,000 New 7 DOM
10. 2026-06-04
    days on market $175,000 New 4 DOM
11. 2026-06-03
    days on market $175,000 New 3 DOM
12. 2026-06-02
    days on market $175,000 New 2 DOM
13. 2026-06-01
    remarks 699-char remark
14. 2026-06-01
    listed $175,000 New 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 6 d/yr ≥103°F today · 14 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,913
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,913
• − Management: −$1,913
• − HOA: −$2,484
• − Depreciation: −$5,091
• Taxable loss: −$791
• Est. tax savings @ 24.0%: +$190
• After-tax cash flow: $2,084/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.

Condition & rehab AI · 11 photos

Fair 45/100 Cosmetic rehab

This condo is in fair condition with cosmetic updates needed to enhance its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor kitchen countertops — dated design
• Minor bathroom fixtures — basic design

Value-add opportunities

• Resale new kitchen cabinets and countertops — modernizes the kitchen
• Resale new bathroom fixtures — enhances the bathroom's appeal
• Both landscaping improvements — enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
kitchen countertops · dated design	Minor	$500–3,000
bathroom fixtures · basic design	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale new kitchen cabinets and countertops — modernizes the kitchen ↑
• Resale new bathroom fixtures — enhances the bathroom's appeal ↑
• Both landscaping improvements — enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 62,567
• Household income: $62,623
• Rent vs Own: 46.8% rent · 53.2% own
• Severe rent burden: 3748.0

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 (94%)
• Race & ethnicity: Black 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Hispanic 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 1% 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: ▼ -106.38%
• Current HPI: 204.5402
• Rent YoY: ▲ 2.63%
• 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

1 event — show timeline

• 2026-05-29 Listed $175,000 GAMLS