Is 5650 So. Monte Vista Dr in South Fulton, GA a good investment?

CashFlowRE grades it B with a 10.1% cap rate and $443/mo modeled cash flow at a $139,950 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 5650 So. Monte Vista Dr?

The modeled cap rate is 10.1% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,047/month, from CashFlowRE's rent model.

B Composite 72.87

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 +28.2/30.0
ARV discount +15.0/15.0
DSCR +10.0/10.0
1% rule +9.6/10.0
Rent growth +3.2/5.0
Livability +2.5/5.0
Schools +2.2/10.0
Condition / age +2.2/5.0
Appreciation +0.0/10.0

$139,950

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

3 bd · 2.5 ba · 1,320 sqft · Townhouse · 97 Days on market

Built 1978 Fair condition 1,306 sqft lot $106/sqft · 49% below area Est $276k · 49% under $207/mo HOA · 10% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

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, near parks, bus line, 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.

Key facts

Near schools
Community amenities
Near parks

What this means for you Summary

Snapshot

This is a 3-bed/2.5-bath townhouse listed at $140k. Condition is rated fair.

Deal economics

At list price, monthly cash flow is $443 ($5k/yr) — positive.
The deal already cash-flows at list — no discount required.
Meets the 1% rule at list price ($2k rent vs $140k).
Recommended offer: $127k (9.0% below list) — sets the bar for market timing.
Cap rate 10.1% 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 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: 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); 727 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 58d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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).
This rent runs 39% 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 $968 of loan paydown is wiped out by about $4k 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.
At projected returns (-3.0% appreciation + 2.6% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

It's been on market 97 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,354 (9.0% below list)

Questions for the listing agent

It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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.
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.
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: 1.46% ✓
Cap rate: 10.09%
Cash-on-cash: 13.56%
DSCR: 1.60
GRM: 5.7

CMA / ARV

ARV (median comp): $275,632
List price: $139,950
Delta: -49.23%
Verdict: UNDERPRICED
Comps: 12 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1018 Mays Hl SW	0.33mi	3/2.5	1,596 (+21%)	4mo	$284,000	$178	56
6000 Skylar Dr	1.82mi	3/2.5	1,508 (+14%)	1mo	$289,990	$192	40
6001 Skylar Dr	1.84mi	3/2.5	1,508 (+14%)	1mo	$280,990	$186	40
6005 Skylar Dr	1.84mi	3/2.5	1,508 (+14%)	2mo	$280,990	$186	40
5999 Skylar Dr	1.84mi	3/2.5	1,508 (+14%)	2mo	$292,990	$194	39
5988 Skylar Dr	1.83mi	3/2.5	1,508 (+14%)	3mo	$289,990	$192	39
5990 Skylar Dr	1.83mi	3/2.5	1,508 (+14%)	4mo	$290,990	$193	38
5984 Skylar Dr	1.83mi	3/2.5	1,508 (+14%)	4mo	$289,990	$192	38
5996 Skylar Dr	1.83mi	3/2.5	1,508 (+14%)	4mo	$295,990	$196	38
5978 Skylar Dr	1.84mi	3/2.5	1,508 (+14%)	4mo	$290,990	$193	38
5966 Skylar Dr	1.86mi	3/2.5	1,508 (+14%)	5mo	$293,990	$195	37
5968 Skylar Drive Dr #70	1.85mi	3/2.5	1,508 (+14%)	5mo	$286,990	$190	37

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 · 2.63% rent growth · sell at horizon

5-year hold

IRR: 3.3%
Equity multiple: 1.13×
Total profit: $4,921
Equity at exit: $20,867

10-year hold

IRR: 12.5%
Equity multiple: 1.97×
Total profit: $38,147
Equity at exit: $12,100

Cash invested: $39,186 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 0 active · 1 under contract
Months of supply: 0.0 mo

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30331

Home prices YoY: -34.2%
Rents YoY: 2.6%
Active inventory: 727
Price-to-rent: 5.7×

Monthly cashflow live

Estimated rent: $2,047 high interval (Pro) →
Mortgage (P&I): −$734
Tax est. 1.5%: −$175 /mo · $2,099/yr
Insurance: −$58
HOA: −$207
Lot rent: −$0
Vacancy / Maint / Mgmt: −$430
Net cashflow: $443

Break-even live

Break-even rent $1,486

Max offer price $139,950

Occupancy floor 73%

Sensitivity live

Price	-10% $539	-5% $491	+0% $443	+5% $394	+10% $346
Rent	-10% $281	-5% $362	+0% $443	+5% $524	+10% $604
Rate	-1.0pp $513	-0.5pp $478	base $443	+0.5pp $406	+1.0pp $370

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: $34,988
Closing costs: $4,198
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1104 Westchase Ln SW Atlanta, GA	1.0–3.0	1.0–2.0	1082	$1,607	$1.48	0d	15	0.37mi
5786 Westchase St South Fulton, GA	3.0	2.5	1584	$1,855	$1.17	69d	1	0.48mi
5320 Cascade Hills Cir SW Atlanta, GA	3.0	2.0	1473	$2,156	$1.46	139d	1	0.50mi
1475 Sand Bay Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	1155	$2,154	$1.86	0d	26	0.52mi
5245 Cascade Hills Cir SW South Fulton, GA	3.0	3.0	1383	$2,160	$1.56	57d	1	0.60mi
389 Sand Bay Dr SW Atlanta, GA	3.0	3.5	1744	$2,195	$1.26	5d	1	0.60mi
5055 Cascade Rd SW Atlanta, GA	3.0	2.0	1816	$1,900	$1.05	120d	1	1.02mi

Property features AI

Finance

HOA & community: Homeowners association present; association fee billed (fee covers structure and grounds maintenance and other services)

Exterior

Parking: CarportAssigned parkingDetached parking
Utilities: Public waterPublic sewerCable availableElectricity availableNatural gas available
Home design: Residential townhouseGarden/patio homeTwo levelsBuilt in 1978
Construction: Other construction materials
Exterior features: Composition roofNo notable lot features

Interior

Kitchen: DishwasherRefrigeratorTrash compactorGas water heater
Bedrooms: 3 bedrooms
Flooring: Carpet
Bathrooms: 2 full bathrooms and 1 half bathroom (3 total)
Heating & cooling: Central heatingCentral air conditioning (electric)
Interior features: Walk-in closet(s)Dining and living room comboNo basement
Laundry & utility: Washer includedLaundry in hall with laundry closet

HOA detail $207/mo · $2,484/yr

Likely covers: landscaping

Listing history 50 events

2026-09-05

days on market $139,950 Active 97 DOM
2026-09-04

days on market $139,950 Active 96 DOM
2026-09-03

days on market $139,950 Active 95 DOM
2026-08-31

days on market $139,950 Active 92 DOM
2026-08-29

days on market $139,950 Active 90 DOM
2026-08-28

days on market $139,950 Active 89 DOM
2026-08-27

days on market $139,950 Active 88 DOM
2026-08-25

days on market $139,950 Active 86 DOM
2026-08-24

days on market $139,950 Active 85 DOM
2026-08-23

days on market $139,950 Active 84 DOM
2026-08-22

days on market $139,950 Active 83 DOM
2026-08-21

days on market $139,950 Active 82 DOM
2026-08-20

days on market $139,950 Active 81 DOM
2026-08-19

days on market $139,950 Active 80 DOM
2026-08-18

days on market $139,950 Active 79 DOM
2026-08-17

days on market $139,950 Active 78 DOM
2026-08-16

days on market $139,950 Active 77 DOM
2026-08-14

days on market $139,950 Active 75 DOM
2026-08-13

days on market $139,950 Active 74 DOM
2026-08-12

days on market $139,950 Active 73 DOM
2026-08-11

days on market $139,950 Active 72 DOM
2026-08-10

days on market $139,950 Active 71 DOM
2026-08-09

days on market $139,950 Active 70 DOM
2026-08-08

days on market $139,950 Active 69 DOM
2026-08-06

days on market $139,950 Active 67 DOM
2026-08-05

days on market $139,950 Active 66 DOM
2026-08-04

days on market $139,950 Active 65 DOM
2026-08-03

days on market $139,950 Active 64 DOM
2026-07-31

days on market $139,950 Active 61 DOM
2026-07-30

days on market $139,950 Active 59 DOM
2026-07-28

days on market $139,950 Active 58 DOM
2026-07-26

days on market $139,950 Active 56 DOM
2026-07-24

days on market $139,950 Active 54 DOM
2026-07-23

days on market $139,950 Active 53 DOM
2026-07-22

days on market $139,950 Active 52 DOM
2026-07-21

days on market $139,950 Active 51 DOM
2026-07-20

statusdays on market $139,950 Active 50 DOM
2026-07-18

days on market $139,950 Price Change 48 DOM
2026-07-18

pricedays on market $139,950 Price Change 47 DOM
2026-07-16

days on market $165,000 Price Change 46 DOM
2026-07-15

pricestatusdays on market $165,000 Price Change 45 DOM
2026-07-14

days on market $175,000 Active 44 DOM
2026-07-13

days on market $175,000 Active 43 DOM
2026-07-13

days on market $175,000 Active 42 DOM
2026-07-11

days on market $175,000 Active 41 DOM
2026-07-10

days on market $175,000 Active 40 DOM
2026-07-09

days on market $175,000 Active 39 DOM
2026-07-07

days on market $175,000 Active 37 DOM
2026-07-06

days on market $175,000 Active 36 DOM
2026-07-06

days on market $175,000 Active 35 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 1/10 Low
🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
💨 Wind 4/10 Moderate 23% chance of damaging wind over 30 yrs
🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $24,561
− Mortgage interest: −$7,839
− Property taxes: −$2,099
− Insurance: −$700
− Repairs & maintenance: −$1,965
− Management: −$1,965
− HOA: −$2,484
− Depreciation: −$4,071
Taxable income: $3,437

Your marginal tax rate % combined federal + state — saved on this device

Est. tax owed @ 24.0%: −$825
After-tax cash flow: $4,488/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 Est. rehab $6,600–$19,800 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 22/100

Zoned Schools

Elementary Randolph Elementary School F GA #878/1,228 Nat'l #33,738/41,679 Middle Sandtown Middle School F GA #249/470 Nat'l #9,020/14,009 High Westlake High School F GA #287/424 Nat'l #15,203/17,239

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 · 1,203,707 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: 12% of renters

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
#203 WestRock Atlanta $19.3B #346 Graphic Packaging Holding Atlanta $9.4B
Retail	1	$160B
#24 Home Depot Atlanta $159.5B
Transportation / Logistics	1	$91B
#47 United Parcel Service Atlanta $91.1B
Airlines	1	$62B
#70 Delta Air Lines Atlanta $61.6B
Consumer Goods	1	$47B
#97 Coca-Cola Atlanta $47.1B
Utilities	1	$25B
#147 Southern Company Atlanta $24.9B

Price history

1 event — show timeline

2026-05-29 Listed $175,000 GAMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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