555 Amish Ave #2 · South Fulton, GA 30296

$219,000

4 bd · 2.5 ba · 1,868 sqft · SingleFamily · 17 Days on market

Built 2006 5,793 sqft lot $117/sqft · 29% below area Est $309k · 29% under $13/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 +16.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +4.6/10.0
• Schools +4.5/10.0
• Rent growth +3.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR SPECIAL! This spacious 2-story traditional home sits on a desirable corner lot and offers 4 bedrooms and 2.5 bathrooms. The functional floor plan includes formal living and dining rooms, plus a large kitchen with island that opens to a generous family room featuring a cozy fireplace - perfect for entertaining. Upstairs, the oversized primary suite includes elegant tray ceilings and plenty of space to unwind. Located in a well-maintained subdivision with convenient access to shopping, dining, and the interstate. Tenant occupied - Tenant will vacate property by 7/15/2026. Please do not disturb tenant. SHOWING BY APPOINTMENT ONLY!

Key facts

• Large family room
• Spacious kitchen
• Primary suite

Tags

• CORNER LOT
• FORMAL LIVING
• SPACIOUS KITCHEN
• LARGE FAMILY ROOM
• FIREPLACE
• PRIMARY SUITE

Property features AI

Finance

• Other: Listing accepts FHA financing and other terms
• HOA & community: Homeowners association with a $150 fee (fee does not include other services)

Exterior

• Parking: Attached garage; Attached parking
• Utilities: Public water; Public sewer (connected); Cable available; Electricity available
• Home design: Single-family house; Residential resale
• Construction: Built in 2006
• Exterior features: Composition roof; Aluminum and vinyl siding; Lot approximately 0.133 acres; Electric service on property

Interior

• Kitchen: Convection oven; Dishwasher; Microwave; Refrigerator; Gas water heater
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom (total 2.5 bathrooms)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Double vanity; Living area recorded as 1,868 (public records); Two levels; Fireplace (1)
• Laundry & utility: Laundry closet

🏷️ Possibly a rental listed for sale. The $219,000 price doesn't fit this home's estimated sale value (~$308,653) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/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 $209k (4.5% below list).
• Recommended offer: $209k (4.5% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: Nolan Elementary School (math 24% / reading 22%, grade F, #796 of 1,228 statewide, top 65%, 710 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 rising (+3.5%/yr); 135 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 40% 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 $2k of loan paydown is wiped out by about $7k 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 17 days — a 2% lower offer ($216k) is reasonable based on typical stale-listing flexibility.

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 $209,213 (4.5% 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. 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.
4. 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.
5. 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: 0.96% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.47%
• DSCR: 1.11
• GRM: 8.7

CMA / ARV

• ARV (median comp): $308,653
• List price: $219,000
• Delta: -29.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2734 South Hls	0.13mi	4/2.5	1,997 (+7%)	6mo	$293,000	$147	78
2590 Carolina Rdg	0.25mi	4/2.5	1,936 (+4%)	13mo	$293,000	$151	72
2570 Ashley Downs Ln	0.32mi	3/2.0 (-1)	1,814 (-3%)	2mo	$279,500	$154	71
2635 Carolina Rdg	0.27mi	3/2.5 (-1)	1,808 (-3%)	11mo	$264,900	$147	68
2660 Ashley Downs Ln	0.38mi	4/2.5	2,002 (+7%)	9mo	$285,000	$142	63
752 Wood Bend Ct	0.42mi	3/2.5 (-1)	1,907 (+2%)	12mo	$224,000	$117	62
100 Rimel Ln	0.63mi	3/2.0 (-1)	1,820 (-3%)	1mo	$155,000	$85	59
7020 Old Bethsaida Way	0.34mi	3/2.5 (-1)	1,642 (-12%)	4mo	$295,000	$180	56
327 Sapphire Bnd	0.44mi	3/2.5 (-1)	2,056 (+10%)	6mo	$246,500	$120	52
752 Jasper Cv	0.67mi	3/2.5 (-1)	1,690 (-10%)	6mo	$234,900	$139	42
2451 Garnet Ave	0.50mi	3/2.0 (-1)	1,664 (-11%)	14mo	$265,000	$159	40
2406 Garnet Ave	0.61mi	3/2.5 (-1)	2,134 (+14%)	8mo	$266,000	$125	36

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 · 3.55% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.57×
• Total profit: $-26,238
• Equity at exit: $32,654

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-7,497
• Equity at exit: $18,935

Cash invested: $61,320 (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 30296

• Rents YoY: 3.5%
• Active inventory: 135
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,092 high
• Mortgage (P&I): −$1,148
• Tax est. 1.5%: −$274 /mo · $3,285/yr
• Insurance: −$91
• HOA: −$13
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $126

Break-even live

Break-even rent $1,932

Max offer price $219,000

Occupancy floor 89%

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2722 South Hills Riverdale, GA	3.0	2.5	1722	$2,200	$1.28	5d	1	0.13mi
7156 Tanger Blvd Riverdale, GA	4.0	2.5	1984	$2,229	$1.12	3d	1	0.14mi
2590 South Hills Riverdale, GA	3.0	2.5	1850	$2,005	$1.08	13d	1	0.20mi
6870 Old Bethsaida Way Riverdale, GA	4.0	2.5	1916	$1,973	$1.03	44d	1	0.24mi
2625 Carolina Rdg Riverdale, GA	4.0	2.5	1936	$2,125	$1.10	21d	1	0.28mi
3206 Pine Tree Trl Unit 15C Atlanta, GA	3.0	2.5	1466	$1,950	$1.33	4d	1	0.31mi
2529 Wood Bend Ln Riverdale, GA	3.0	2.5	1508	$1,945	$1.29	44d	1	0.31mi
2550 Hallie Mill Rd Atlanta, GA	3.0	2.0	1372	$1,600	$1.17	13d	1	0.41mi
145 W Village Ct Riverdale, GA	3.0	2.5	1284	$1,865	$1.45	5d	1	0.43mi
2405 Wood Bend Ln Riverdale, GA	3.0	2.5	1396	$1,800	$1.29	44d	1	0.47mi
7045 Birling Dr Atlanta, GA	4.0	3.0	1488	$1,765	$1.19	44d	1	0.55mi
2820 Greenbower Ct Atlanta, GA	3.0	2.0	1338	$1,730	$1.29	4d	1	0.79mi
336 Rocky Springs Ct Atlanta, GA	4.0	2.0	1900	$1,450	$0.76	24d	1	0.93mi
2372 Creel Rd Atlanta, GA	4.0	3.0	2579	$2,229	$0.86	3d	1	1.04mi
2328 Creel Rd Atlanta, GA	4.0	3.0	2100	$1,895	$0.90	44d	1	1.12mi
7495 Royale Ct Riverdale, GA	4.0	3.0	1284	$2,150	$1.67	2d	1	1.17mi
3500 Keels Ln Atlanta, GA	3.0	2.0	1272	$1,755	$1.38	2d	1	1.22mi
6500 Connell Rd Atlanta, GA	3.0	2.0	1483	$1,650	$1.11	24d	1	1.27mi
3325 Valley Bend Rd Atlanta, GA	4.0	2.0	2000	$1,995	$1.00	17d	1	1.28mi
3325 Valley Bend Rd Atlanta, GA	4.0	2.0	2000	$1,995	$1.00	5d	1	1.28mi
3105 Garnet Way Atlanta, GA	3.0	2.0	1470	$1,660	$1.13	13d	1	1.28mi
6575 Smoke Ridge Dr Atlanta, GA	4.0	2.0	1808	$1,815	$1.00	44d	1	1.29mi
7301 Fern Ct Riverdale, GA	3.0	3.0	1325	$1,909	$1.44	4d	1	1.30mi
2373 Bigwood Trl Atlanta, GA	3.0	2.5	1566	$1,845	$1.18	24d	1	1.33mi
2667 Rocky Ct Atlanta, GA	3.0	2.5	1432	$2,200	$1.54	44d	1	1.33mi
6440 Connell Rd Atlanta, GA	3.0	2.0	1391	$1,695	$1.22	24d	1	1.36mi
2285 Bigwood Trl Atlanta, GA	3.0	2.5	1580	$1,740	$1.10	2d	1	1.36mi
6445 Connell Rd Atlanta, GA	3.0	2.0	1357	$1,856	$1.37	44d	1	1.36mi
2310 Bigwood Trl Atlanta, GA	3.0	2.5	1580	$2,600	$1.65	24d	1	1.40mi
325 Pointer Ct Atlanta, GA	3.0	2.0	1474	$1,620	$1.10	5d	1	1.42mi
6368 Olmadison Pl Atlanta, GA	3.0	2.5	1428	$1,656	$1.16	11d	1	1.43mi
6370 Olmadison Pl Atlanta, GA	3.0	2.5	1440	$1,795	$1.25	44d	1	1.44mi
855 Old Rocky Rd Atlanta, GA	3.0	2.0	1310	$1,710	$1.31	24d	1	1.44mi
6684 Judy Ln Riverdale, GA	3.0	2.0	1356	$1,705	$1.26	44d	1	1.47mi
2003 Echota Way Riverdale, GA	3.0	2.0	1449	$1,750	$1.21	44d	1	1.48mi
6278 Rockaway Rd Atlanta, GA	3.0	2.5	1524	$2,000	$1.31	44d	1	1.49mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 2 events

1. 2026-05-18
   status Under Contract 644-char remark
2. 2026-05-01
   listed $219,000 New 644-char remark

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°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: $25,106
• − Mortgage interest: −$12,267
• − Property taxes: −$3,285
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,008
• − Management: −$2,008
• − HOA: −$156
• − Depreciation: −$6,371
• Taxable loss: −$2,086
• Est. tax savings @ 24.0%: +$501
• After-tax cash flow: $2,016/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: Clayton County · 230,153 people
• City population: 127,674
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 27,045
• Household income: $63,292
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 1400.0

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 (81%)
• Race & ethnicity: Black 81% Hispanic / Latino 10% White 4% Asian 4% Two or more races 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Hispanic 2%
• Foreign-born: 14% · Canada, China, Vietnam
• Languages at home: 80% English-only · Spanish 9% Chinese 3% French/Haitian/Cajun 2%

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: ▼ -137.25%
• Current HPI: 209.7527
• Rent YoY: ▲ 3.55%
• 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

• 2026-05-18 Pending — GAMLS
• 2026-05-01 Listed $219,000 GAMLS