4889 Triger Ln · South Fulton, GA 30213

$379,900

5 bd · 3.5 ba · 3,208 sqft · SingleFamily public records · 8 Days on market

Built 2005 0.45 ac lot $118/sqft · at area comps Est $390k · at est. $42/mo HOA · 1% of rent

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Why this score? — see what drove the D 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 +14.7/30.0
• ARV discount +8.7/15.0
• DSCR +4.5/10.0
• Schools +4.5/10.0
• Rent growth +3.1/5.0
• 1% rule +3.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

NEWLY UPDATED LUXURY LISTING - Private Cul-de-Sac Living Welcome to this beautifully updated 5-bedroom, 3-bath, two-story brick-front home offering 3,200 square feet of space, comfort, and functionality, situated on a quiet cul-de-sac lot. Step into a grand two-story foyer with tile flooring and an elegant staircase that sets the tone. The main level features formal living and dining areas with LVP flooring and bay windows that bring in abundant natural light. A main-level bedroom with French doors and a full bath provides flexible use for guests, workspace, or multi-generational living. The updated kitchen opens into the family room with real hardwood floors and a wood-burning/gas firepla

Key facts

• Private staircase
• Updated kitchen
• 0.45 acre lot

Tags

• PRIVATE CUL-DE-SAC LIVING
• GRAND TWO-STORY FOYER
• UPDATED KITCHEN
• WOOD-BURNING GAS FIREPLACE
• OVERSIZED PRIMARY SUITE
• PRIVATE STAIRCASE

Property features AI

Finance

• Other: Resale property; Residential single family property; Listing accepts Cash, Conventional, FHA, VA Loan, and Other terms
• HOA & community: Has association; Association fee $500 (includes grounds maintenance, management, and swimming); Community playground, pool, sidewalks, and street lights

Exterior

• Parking: Attached garage; Parking for 4 vehicles
• Utilities: Public water; Public sewer; Electricity available; Cable available; High-speed internet available; Underground utilities; Water available
• Home design: Single family residence; House; Built in 2005; Two-story
• Construction: Built in 2005; Concrete construction; Composition roof
• Exterior features: Composition roof; Concrete construction; Spa (bath); Cul-de-sac lot

Interior

• Kitchen: Cooktop; Dishwasher; Microwave; Refrigerator; Gas water heater
• Bedrooms: 5 bedrooms total; 1 bedroom on the main level
• Flooring: Carpet; Hardwood; Tile; Vinyl
• Bathrooms: 3 full bathrooms; 1 bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning; Dual-zone cooling; Electric cooling; Zoned cooling; Has fireplace (2 total)
• Interior features: High ceilings; Tray ceilings; Vaulted ceilings; Entrance foyer; Rear stairs; Separate shower; Soaking tub; Walk-in closets; Two levels; Den, family room, foyer, office
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $380k.

Deal economics

• At list price, monthly cash flow is $96 ($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 $305k (19.8% below list).
• Recommended offer: $305k (19.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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 D — 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: Renaissance Es (math 22% / reading 32%, grade F, #689 of 1,228 statewide, top 58%, 601 students, 100% FRL); Renaissance Middle School (math 22% / reading 27%, grade F, #301 of 470 statewide, top 66%, 1,166 students, 71% FRL); Langston Hughes High School (math 8% / reading 17%, grade F, #336 of 424 statewide, top 80%, 1,964 students, 65% FRL) — zoned schools average 78% FRL vs 41% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 21% at this address vs 51% district-wide (-30 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 (+2.5%/yr); 546 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 39% of the median local income ($94k/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 $3k of loan paydown is wiped out by about $11k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $304,822 (19.8% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.80% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.08%
• DSCR: 1.05
• GRM: 10.4

CMA / ARV

• ARV (median comp): $390,089
• List price: $379,900
• Delta: -2.61%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6986 Misttop Loop	0.13mi	5/3.0	3,427 (+7%)	9mo	$365,000	$107	73
4706 Derby Loop	0.27mi	5/3.0	3,400 (+6%)	12mo	$378,700	$111	66
5159 Estonian Dr	0.75mi	5/3.0	3,024 (-6%)	5mo	$300,000	$99	50
7107 Suffolk Ln	0.51mi	4/3.0 (-1)	2,861 (-11%)	7mo	$348,000	$122	45
7267 Appaloosa Cv	0.69mi	5/3.0	2,988 (-7%)	14mo	$326,000	$109	43
5044 Estonian Dr	0.73mi	5/3.5	2,986 (-7%)	15mo	$355,000	$119	42
7500 Jumpers Trl	0.53mi	5/2.5	2,986 (-7%)	23mo	$374,000	$125	41
4924 Estonian Dr	0.52mi	6/3.0 (+1)	3,506 (+9%)	16mo	$381,000	$109	40
515 Shire Ln	0.66mi	6/3.0 (+1)	3,506 (+9%)	14mo	$391,000	$112	35
7170 Jumpers Trl	0.53mi	4/3.0 (-1)	2,863 (-11%)	23mo	$390,000	$136	31
5068 Estonian Dr	0.70mi	5/3.0	2,863 (-11%)	21mo	$359,900	$126	30

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 · 2.53% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.46×
• Total profit: $-57,054
• Equity at exit: $56,644

10-year hold

• IRR: -7.3%
• Equity multiple: 0.55×
• Total profit: $-48,269
• Equity at exit: $32,847

Cash invested: $106,372 (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 30213

• Home prices YoY: -17.7%
• Rents YoY: 2.5%
• Active inventory: 546
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $3,048 high
• Mortgage (P&I): −$1,992
• Tax from tax record: −$120 /mo · $1,440/yr
• Insurance: −$158
• HOA: −$42
• Vacancy / Maint / Mgmt: −$640
• Net cashflow: $96

Break-even live

Break-even rent $2,927

Max offer price $379,900

Occupancy floor 92%

Sensitivity live

Price	-10% $311	-5% $203	+0% $96	+5% $-12	+10% $-119
Rent	-10% $-145	-5% $-25	+0% $96	+5% $216	+10% $336
Rate	-1.0pp $287	-0.5pp $192	base $96	+0.5pp $-3	+1.0pp $-103

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: $94,975
• Closing costs: $11,397
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4775 Jones Rd Fairburn, GA	4.0	2.5	3831	$3,500	$0.91	45d	1	0.35mi
4551 Derby Loop Fairburn, GA	4.0	2.0	2152	$2,099	$0.98	45d	1	0.43mi
420 Tarpan Ct Fairburn, GA	5.0	3.0	2776	$2,760	$0.99	7d	1	0.60mi
5148 Estonian Dr Fairburn, GA	5.0	3.5	2776	$2,799	$1.01	4d	1	0.72mi
1124 Sly Fox Run Fairburn, GA	5.0	4.0	3064	$3,750	$1.22	45d	1	0.80mi
1087 Sly Fox Run Fairburn, GA	4.0	2.5	3736	$2,841	$0.76	26d	1	0.85mi
4377 Montberry Ln Fairburn, GA	5.0	3.5	2896	$3,200	$1.10	26d	1	1.14mi
625 Blueangel Dr Atlanta, GA	4.0	2.5	2514	$2,670	$1.06	45d	1	1.16mi
6876 Foxfire Pl Atlanta, GA	5.0	3.0	2990	$2,700	$0.90	45d	1	1.27mi
6802 Fireside Ln Atlanta, GA	4.0	2.0	2664	$2,525	$0.95	26d	1	1.29mi
300 Pennant Ln Fairburn, GA	4.0	3.5	2948	$2,900	$0.98	45d	1	1.37mi
7571 Deerridge Way Fairburn, GA	5.0	4.0	3136	$3,049	$0.97	45d	1	1.40mi
965 Athena Bnd Fairburn, GA	4.0	2.5	3104	$3,100	$1.00	19d	1	1.49mi

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: gas

Listing history 1 events

1. 2026-05-13
   listed $379,900 New 1560-char remark

ⓘ 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: $1,440 · $120/mo
• Projected year-2 tax: $3,495 · $291/mo
• Expected delta: +$2,055/yr (+$171/mo · 142.7%)

ⓘ 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 ≥104°F today · 18 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,579
• − Mortgage interest: −$21,280
• − Property taxes: −$1,440
• − Insurance: −$1,900
• − Repairs & maintenance: −$2,926
• − Management: −$2,926
• − HOA: −$504
• − Depreciation: −$11,052
• Taxable loss: −$5,449
• Est. tax savings @ 24.0%: +$1,308
• After-tax cash flow: $2,455/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): 50,621
• Household income: $94,125
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 1025.0

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 (86%)
• Race & ethnicity: Black 86% White 8% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Hispanic 1% Arab 1% Lithuanian 0%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 4% French/Haitian/Cajun 2% Arabic 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: ▼ -50.66%
• Current HPI: 235.9372
• Rent YoY: ▲ 2.53%
• 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

2 events — show timeline

• 2026-05-21 Pending — GAMLS
• 2026-05-13 Listed $379,900 GAMLS

Property tax history

-3.1%/yr

Latest (2025): $1,440 · +4.2% YoY. Source: county tax records.