2154 Olmadison Vw · South Fulton, GA 30349

$209,900

3 bd · 2.5 ba · 1,460 sqft · Townhouse public records · 76 Days on market

Built 2006 3,702 sqft lot $144/sqft · at area comps Est $219k · at est. $17/mo HOA · 1% 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).

• Cash flow +15.6/30.0
• Appreciation +10.0/10.0
• ARV discount +9.3/15.0
• DSCR +4.8/10.0
• Schools +4.5/10.0
• 1% rule +4.2/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome home to this freshly renovated MOVE-IN-READY END-UNIT Townhouse. Enjoy brand new LVP flooring throughout-new carpet on stairs, fresh interior paint, full kitchen appliances, and updated fixtures and hardware. The inviting living area features a cozy fireplace encased between built-in bookcases, & a neutral color paint scheme that creates a serene atmosphere. Ideal for first-time buyers or anyone seeking comfort and convenience. This home has a large 1-car ATTACHED GARAGE + driveway for additional parking. ASK ABOUT 100% FINANCING OPTION! The neighborhood has a playground, pool, gazebo and grilling area with picnic tables. Plenty of shopping, restaurants and entertainment nearby, and it's just minutes to Atlanta airport. AGENTS USE SHOWINGTIME.

Key facts

• Large garage
• Built-in bookcases
• Pool

Tags

• FRESHLY RENOVATED
• LVP FLOORING
• COZY FIREPLACE
• BUILT-IN BOOKCASES
• LARGE GARAGE
• POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $210k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (7.8% below list).
• Recommended offer: $194k (7.8% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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.
• 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); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 35% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $22k of equity ($1k loan paydown + $21k 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 $59k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $126k; list at $210k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,583 (7.8% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.92% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.83%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (median comp): $218,638
• List price: $209,900
• Delta: -4.00%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6412 Olmadison Pl	0.05mi	3/2.5	1,520 (+4%)	3mo	$239,000	$157	88
2304 Bigwood Trl	0.07mi	3/2.5	1,620 (+11%)	1mo	$179,000	$110	78
2330 Bigwood Trl	0.12mi	3/2.5	1,584 (+8%)	5mo	$200,000	$126	76
6420 Olmadison Pl	0.04mi	3/2.5	1,582 (+8%)	11mo	$253,400	$160	75
2236 Bigwood Trl	0.07mi	3/2.5	1,618 (+11%)	13mo	$192,000	$119	68
2667 Rocky Ct	0.50mi	3/2.5	1,432 (-2%)	8mo	$195,000	$136	67
2637 Rocky Ct	0.51mi	2/2.5 (-1)	1,424 (-2%)	1mo	$190,000	$133	66
3473 Shoal Oak Ct	0.45mi	3/2.5	1,507 (+3%)	11mo	$257,000	$171	65
6001 Oak Bend Ct	0.60mi	3/2.5	1,456 (-0%)	11mo	$240,000	$165	62
6374 Rockaway Rd	0.46mi	2/2.5 (-1)	1,453 (-0%)	15mo	$199,900	$138	60
6106 Oak Bend Ct	0.37mi	3/2.5	1,513 (+4%)	22mo	$265,000	$175	58
6021 Oak Bend Ct	0.56mi	3/2.5	1,539 (+5%)	22mo	$261,000	$170	47

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: 24.9%
• Equity multiple: 2.98×
• Total profit: $116,125
• Equity at exit: $189,095

10-year hold

• IRR: 21.5%
• Equity multiple: 6.62×
• Total profit: $330,239
• Equity at exit: $407,790

Cash invested: $58,772 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,936 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$235 /mo · $2,816/yr
• Insurance: −$87
• HOA: −$17
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $89

Break-even live

Break-even rent $1,823

Max offer price $209,900

Occupancy floor 90%

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2285 Bigwood Trl Atlanta, GA	3.0	2.5	1580	$1,740	$1.10	1d	1	0.05mi
2184 Olmadison Vw Atlanta, GA	2.0	2.0	1236	$1,985	$1.61	18d	1	0.07mi
2310 Bigwood Trl Atlanta, GA	3.0	2.5	1580	$2,600	$1.65	24d	1	0.07mi
2373 Bigwood Trl Atlanta, GA	3.0	2.5	1566	$1,845	$1.18	24d	1	0.07mi
6370 Olmadison Pl Atlanta, GA	3.0	2.5	1440	$1,795	$1.25	43d	1	0.09mi
6368 Olmadison Pl Atlanta, GA	3.0	2.5	1428	$1,656	$1.16	11d	1	0.09mi
6078 Oak Bend Ct Riverdale, GA	3.0	2.5	1622	$1,800	$1.11	24d	1	0.42mi
2592 Rocky Ct Atlanta, GA	2.0	2.5	1424	$2,000	$1.40	43d	1	0.49mi
6048 Oak Bend Ct Riverdale, GA	3.0	2.5	1500	$1,750	$1.17	22d	1	0.50mi
6278 Rockaway Rd Atlanta, GA	3.0	2.5	1524	$2,000	$1.31	43d	1	0.51mi
2667 Rocky Ct Atlanta, GA	3.0	2.5	1432	$2,200	$1.54	43d	1	0.52mi
6027 Oak Bend Ct Riverdale, GA	3.0	2.5	1530	$2,070	$1.35	5d	1	0.56mi
2300 Flat Shoals Rd Unit 2 Riverdale, GA	2.0	3.0	1000	$1,425	$1.43	24d	1	0.62mi
6684 Judy Ln Riverdale, GA	3.0	2.0	1356	$1,705	$1.26	43d	1	0.68mi
855 Old Rocky Rd Atlanta, GA	3.0	2.0	1310	$1,710	$1.31	24d	1	0.68mi
320 Emerald Green Ct Atlanta, GA	3.0	2.0	1575	$2,050	$1.30	43d	1	0.70mi
6165 Radford Dr Riverdale, GA	3.0	2.0	1232	$1,799	$1.46	24d	1	0.73mi
6165 Radford Dr Riverdale, GA	3.0	2.0	1232	$1,695	$1.38	5d	1	0.73mi
6165 Radford Dr Riverdale, GA	3.0	2.0	1232	$1,799	$1.46	43d	1	0.73mi
6165 Radford Dr Riverdale, GA	3.0	2.0	1232	$1,750	$1.42	22d	1	0.73mi
6090 Emerald Pointe Cir Atlanta, GA	3.0	2.0	1200	$1,875	$1.56	18d	1	0.76mi
6560 Emerald Pointe Cir Atlanta, GA	3.0	2.0	1309	$1,500	$1.15	22d	1	0.80mi
2555 Flat Shoals Rd #401 Atlanta, GA	3.0	2.5	1550	$2,050	$1.32	43d	1	0.83mi
3105 Garnet Way Atlanta, GA	3.0	2.0	1470	$1,660	$1.13	12d	1	0.84mi
6310 Thornhedge Dr Riverdale, GA	4.0	2.0	1600	$2,400	$1.50	24d	1	0.85mi
2555 Flat Shoals Rd #404 College Park, GA	3.0	2.5	1408	$1,700	$1.21	24d	1	0.90mi
2555 Flat Shoals Rd #3005 Atlanta, GA	3.0	2.5	1724	$1,850	$1.07	5d	1	0.90mi
2014 Radford Ct Riverdale, GA	3.0	1.5	1190	$1,665	$1.40	43d	1	0.93mi
2820 Greenbower Ct Atlanta, GA	3.0	2.0	1338	$1,730	$1.29	3d	1	0.95mi
1857 Whitworth Dr Riverdale, GA	4.0	3.0	1857	$1,888	$1.02	43d	1	0.95mi
2550 Hallie Mill Rd Atlanta, GA	3.0	2.0	1372	$1,600	$1.17	12d	1	0.99mi
6450 Peppermill Ln Atlanta, GA	4.0	2.0	1188	$1,531	$1.29	24d	1	0.99mi
6120 Hemperly Rd Atlanta, GA	4.0	2.5	1770	$2,100	$1.19	24d	1	1.00mi
6120 Hemperly Rd Atlanta, GA	4.0	2.5	1770	$2,100	$1.19	3d	1	1.00mi
6454 W Fayetteville Rd Riverdale, GA	3.0	2.0	1204	$1,950	$1.62	20d	1	1.02mi
6056 Carriage Ct Atlanta, GA	3.0	2.0	1400	$1,599	$1.14	5d	1	1.06mi
145 W Village Ct Riverdale, GA	3.0	2.5	1284	$1,865	$1.45	5d	1	1.06mi
6345 Peppermill Ln Atlanta, GA	3.0	2.5	1224	$1,800	$1.47	43d	1	1.08mi
7025 Brentwood Ct Riverdale, GA	2.0	1.5	1124	$1,425	$1.27	43d	1	1.09mi
110 Fruitwood Trce Unit A Riverdale, GA	3.0	2.0	1100	$1,800	$1.64	20d	1	1.12mi

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: pool

Listing history 19 events

1. 2026-06-18
   days on market $209,900 Active 76 DOM
2. 2026-06-17
   days on market $209,900 Active 75 DOM
3. 2026-06-16
   days on market $209,900 Active 74 DOM
4. 2026-06-15
   days on market $209,900 Active 73 DOM
5. 2026-06-13
   days on market $209,900 Active 71 DOM
6. 2026-06-09
   days on market $209,900 Active 67 DOM
7. 2026-06-08
   days on market $209,900 Active 66 DOM
8. 2026-06-07
   days on market $209,900 Active 65 DOM
9. 2026-06-04
   days on market $209,900 Active 62 DOM
10. 2026-06-03
    days on market $209,900 Active 61 DOM
11. 2026-06-01
    days on market $209,900 Active 59 DOM
12. 2026-05-31
    days on market $209,900 Active 58 DOM
13. 2026-05-07
    price $214,900 765-char remark

    Show marketing remark (765 chars)

    Welcome home to this freshly renovated MOVE-IN-READY END-UNIT Townhouse. Enjoy brand new LVP flooring throughout-new carpet on stairs, fresh interior paint, full kitchen appliances, and updated fixtures and hardware. The inviting living area features a cozy fireplace encased between built-in bookcases, & a neutral color paint scheme that creates a serene atmosphere. Ideal for first-time buyers or anyone seeking comfort and convenience. This home has a large 1-car ATTACHED GARAGE + driveway for additional parking. ASK ABOUT 100% FINANCING OPTION! The neighborhood has a playground, pool, gazebo and grilling area with picnic tables. Plenty of shopping, restaurants and entertainment nearby, and it's just minutes to Atlanta airport. AGENTS USE SHOWINGTIME.

14. 2026-05-07
    price $214,900 765-char remark

    Show marketing remark (765 chars)

    Welcome home to this freshly renovated MOVE-IN-READY END-UNIT Townhouse. Enjoy brand new LVP flooring throughout-new carpet on stairs, fresh interior paint, full kitchen appliances, and updated fixtures and hardware. The inviting living area features a cozy fireplace encased between built-in bookcases, & a neutral color paint scheme that creates a serene atmosphere. Ideal for first-time buyers or anyone seeking comfort and convenience. This home has a large 1-car ATTACHED GARAGE + driveway for additional parking. ASK ABOUT 100% FINANCING OPTION! The neighborhood has a playground, pool, gazebo and grilling area with picnic tables. Plenty of shopping, restaurants and entertainment nearby, and it's just minutes to Atlanta airport. AGENTS USE SHOWINGTIME.

15. 2026-04-03
    listed $219,995 New 765-char remark

    Show marketing remark (765 chars)

    Welcome home to this freshly renovated MOVE-IN-READY END-UNIT Townhouse. Enjoy brand new LVP flooring throughout-new carpet on stairs, fresh interior paint, full kitchen appliances, and updated fixtures and hardware. The inviting living area features a cozy fireplace encased between built-in bookcases, & a neutral color paint scheme that creates a serene atmosphere. Ideal for first-time buyers or anyone seeking comfort and convenience. This home has a large 1-car ATTACHED GARAGE + driveway for additional parking. ASK ABOUT 100% FINANCING OPTION! The neighborhood has a playground, pool, gazebo and grilling area with picnic tables. Plenty of shopping, restaurants and entertainment nearby, and it's just minutes to Atlanta airport. AGENTS USE SHOWINGTIME.

16. 2026-04-03
    listed $219,995 Active 765-char remark

    Show marketing remark (765 chars)

    Welcome home to this freshly renovated MOVE-IN-READY END-UNIT Townhouse. Enjoy brand new LVP flooring throughout-new carpet on stairs, fresh interior paint, full kitchen appliances, and updated fixtures and hardware. The inviting living area features a cozy fireplace encased between built-in bookcases, & a neutral color paint scheme that creates a serene atmosphere. Ideal for first-time buyers or anyone seeking comfort and convenience. This home has a large 1-car ATTACHED GARAGE + driveway for additional parking. ASK ABOUT 100% FINANCING OPTION! The neighborhood has a playground, pool, gazebo and grilling area with picnic tables. Plenty of shopping, restaurants and entertainment nearby, and it's just minutes to Atlanta airport. AGENTS USE SHOWINGTIME.

17. 2007-08-29
    soldstatus $126,000
18. 2007-06-04
    soldstatus $1,536,600
19. 2005-10-06
    soldstatus $2,287,500

ⓘ 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: $2,816 · $235/mo
• Projected year-2 tax: $2,816 · $235/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 6/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $23,230
• − Mortgage interest: −$11,758
• − Property taxes: −$2,816
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,858
• − Management: −$1,858
• − HOA: −$204
• − Depreciation: −$6,106
• Taxable loss: −$2,420
• Est. tax savings @ 24.0%: +$581
• After-tax cash flow: $1,654/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

-90.6% since first listed

7 events — show timeline

• 2026-05-07 Price Changed $214,900 GAMLS
• 2026-05-07 Price Changed $214,900 FMLS
• 2026-04-03 Listed $219,995 FMLS
• 2026-04-03 Listed $219,995 GAMLS
• 2007-08-29 Sold (Public Records) $126,000 Public Records
• 2007-06-04 Sold (Public Records) $1,536,600 Public Records
• 2005-10-06 Sold (Public Records) $2,287,500 Public Records

Property tax history

+3.4%/yr

Latest (2025): $2,816 · -17.6% YoY. Source: county tax records.