3280 Devilla Trce · South Fulton, GA 30349

$275,000

3 bd · 3.0 ba · 1,350 sqft · SingleFamily public records · 290 Days on market

Built 1972 0.27 ac lot $204/sqft · 26% above area Est $327k · 16% under

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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).

• ARV discount +14.6/15.0
• Cash flow +11.8/30.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• DSCR +3.5/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0

Listing remarks MLS

Welcome to 3280 De Villa Trace, a charming and well-maintained home in the heart of College Park offering a perfect blend of comfort, character, and unique outdoor features for the gardener or hobbyist. This lovely property invites you in with a warm living room anchored by a cozy fireplace, a formal dining area ideal for entertaining, and a bright, functional kitchen. The spacious family room and partially finished basement provide endless possibilities for a home office, movie room, hobby space, man cave, exercise room or playroom. The basement is perfect for a fun evening with family and friends around the fireplace. Outside, the backyard is truly one of a kind-featuring a sturdy chicken coop for fresh eggs and even a place to practice your golf swing. Whether you're enjoying a peaceful morning coffee, collecting eggs, or hosting a casual golf challenge with friends, this property's outdoor amenities make every day feel special. Conveniently located near major highways, schools, shopping, and dining, this home offers the rare combination of suburban tranquility with easy city access. If you've been searching for a home with both personality and practicality, 3280 De Villa Trace is ready to welcome you. Call the Powell Real Estate Team today to set up your private tour. Please note that basement square footage is estimated.

Key facts

• Wooden platform
• Formal dining area
• Chicken coop

Tags

• CHICKEN COOP
• WOODEN PLATFORM
• PICTURESQUE BRIDGE
• BACKYARD AMENITIES
• PARTIALLY FINISHED BASEMENT
• FORMAL DINING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-75 ($-903/yr) — negative.
• To cash-flow at today's rent, offer at most $262k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (28.6% below list).
• Recommended offer: $196k (28.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.6% in South Fulton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 $29k of equity ($2k loan paydown + $28k 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 $77k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 290 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago 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 $120k; list at $275k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $196,345 (28.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 290 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 0.71% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.17%
• DSCR: 0.95
• GRM: 11.7

CMA / ARV

• ARV (median comp): $326,887
• List price: $275,000
• Delta: -15.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3420 Leisure Ln	0.59mi	3/2.0	1,388 (+3%)	11mo	$225,000	$162	54
3400 Flat Shoals Rd	0.45mi	3/2.0	1,238 (-8%)	8mo	$140,000	$113	54
2950 Harper Valley Dr	0.64mi	3/2.0	1,367 (+1%)	20mo	$155,000	$113	48
3045 Flat Shoals Rd	0.34mi	2/2.0 (-1)	1,200 (-11%)	13mo	$215,000	$179	46
3510 Leisure Ln	0.65mi	3/2.0	1,297 (-4%)	18mo	$205,000	$158	44
3401 Sumersbe Ct #1	0.60mi	3/3.5	1,491 (+10%)	18mo	$291,989	$196	37

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: 22.9%
• Equity multiple: 2.83×
• Total profit: $140,870
• Equity at exit: $247,742

10-year hold

• IRR: 20.0%
• Equity multiple: 6.34×
• Total profit: $410,935
• Equity at exit: $534,265

Cash invested: $77,000 (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 30349

• Home prices YoY: 4.6%
• Rents YoY: 0.9%
• Active inventory: 651
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,963 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$70 /mo · $836/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $-75

Break-even live

Break-even rent $2,059

Max offer price $261,701

Occupancy floor 99%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3240 Devilla Trce South Fulton, GA	4.0	2.0	1616	$1,980	$1.23	43d	1	0.06mi
6415 El Caudillo Ct Atlanta, GA	3.0	3.0	1498	$2,800	$1.87	4d	1	0.25mi
2560 Foxlair Trl Atlanta, GA	4.0	2.0	1485	$1,795	$1.21	24d	1	0.47mi
6230 Cedar Wood Dr Atlanta, GA	3.0	2.0	1238	$1,694	$1.37	43d	1	0.61mi
3457 Sumersbe Ct Atlanta, GA	3.0	2.5	1800	$2,300	$1.28	5d	1	0.63mi
6345 Peppermill Ln Atlanta, GA	3.0	2.5	1224	$1,800	$1.47	43d	1	0.64mi
6575 Smoke Ridge Dr Atlanta, GA	4.0	2.0	1808	$1,815	$1.00	43d	1	0.68mi
325 Pointer Ct Atlanta, GA	3.0	2.0	1474	$1,620	$1.10	5d	1	0.70mi
3500 Keels Ln Atlanta, GA	3.0	2.0	1272	$1,755	$1.38	1d	1	0.76mi
6450 Peppermill Ln Atlanta, GA	4.0	2.0	1188	$1,531	$1.29	24d	1	0.78mi
2865 Spruce Point Rd Atlanta, GA	4.0	2.0	1050	$1,910	$1.82	43d	1	0.80mi
6440 Connell Rd Atlanta, GA	3.0	2.0	1391	$1,695	$1.22	24d	1	0.83mi
6445 Connell Rd Atlanta, GA	3.0	2.0	1357	$1,856	$1.37	43d	1	0.87mi
3105 Garnet Way Atlanta, GA	3.0	2.0	1470	$1,660	$1.13	12d	1	0.88mi
6500 Connell Rd Atlanta, GA	3.0	2.0	1483	$1,650	$1.11	24d	1	0.92mi
3760 Cedar Hurst Way Atlanta, GA	4.0	2.5	1595	$2,150	$1.35	10d	1	0.94mi
6120 Hemperly Rd Atlanta, GA	4.0	2.5	1770	$2,100	$1.19	3d	1	0.96mi
6120 Hemperly Rd Atlanta, GA	4.0	2.5	1770	$2,100	$1.19	24d	1	0.96mi
6560 Emerald Pointe Cir Atlanta, GA	3.0	2.0	1309	$1,500	$1.15	22d	1	0.97mi
5750 Buffington Rd Atlanta, GA	1.0–3.0	1.0–2.0	1142	$1,702	$1.49	1d	19	0.98mi
855 Old Rocky Rd Atlanta, GA	3.0	2.0	1310	$1,710	$1.31	24d	1	1.05mi
3800 Leisure Ln Atlanta, GA	3.0	2.0	1198	$2,350	$1.96	22d	1	1.06mi
5740 Buffington Rd Atlanta, GA	1.0–3.0	1.0–2.5	964	$2,149	$2.23	3d	16	1.06mi
2820 Greenbower Ct Atlanta, GA	3.0	2.0	1338	$1,730	$1.29	3d	1	1.09mi
3477 Carriage Chase Rd Atlanta, GA	4.0	3.0	1545	$2,000	$1.29	24d	1	1.10mi
6056 Carriage Ct Atlanta, GA	3.0	2.0	1400	$1,599	$1.14	5d	1	1.10mi
6090 Emerald Pointe Cir Atlanta, GA	3.0	2.0	1200	$1,875	$1.56	18d	1	1.10mi
320 Emerald Green Ct Atlanta, GA	3.0	2.0	1575	$2,050	$1.30	43d	1	1.17mi
2667 Rocky Ct Atlanta, GA	3.0	2.5	1432	$2,200	$1.54	43d	1	1.19mi
3514 Devon Chase Rd Atlanta, GA	3.0	2.0	1540	$1,720	$1.12	43d	1	1.20mi
2592 Rocky Ct Atlanta, GA	2.0	2.5	1424	$2,000	$1.40	43d	1	1.22mi
6278 Rockaway Rd Atlanta, GA	3.0	2.5	1524	$2,000	$1.31	43d	1	1.25mi
5825 Vernier Dr Atlanta, GA	3.0	2.0	1346	$1,615	$1.20	24d	1	1.27mi
5825 Vernier Dr Atlanta, GA	3.0	2.0	1346	$1,615	$1.20	20d	1	1.27mi
5825 Vernier Dr Atlanta, GA	3.0	2.0	1346	$1,615	$1.20	43d	1	1.27mi
5825 Vernier Dr Atlanta, GA	3.0	2.0	1346	$1,615	$1.20	5d	1	1.27mi
3027 Sable Run Rd Atlanta, GA	3.0	3.0	1808	$2,080	$1.15	43d	1	1.30mi
3022 Sable Run Rd Atlanta, GA	3.0	2.5	1748	$1,955	$1.12	3d	1	1.30mi
2555 Flat Shoals Rd #404 College Park, GA	3.0	2.5	1408	$1,700	$1.21	24d	1	1.36mi
3364 Estes Dr Atlanta, GA	3.0	2.5	1736	$1,889	$1.09	16d	1	1.39mi

Listing history 15 events

1. 2025-08-07
   listed $275,000 New 1347-char remark

   Show marketing remark (1347 chars)

   Welcome to 3280 De Villa Trace, a charming and well-maintained home in the heart of College Park offering a perfect blend of comfort, character, and unique outdoor features for the gardener or hobbyist. This lovely property invites you in with a warm living room anchored by a cozy fireplace, a formal dining area ideal for entertaining, and a bright, functional kitchen. The spacious family room and partially finished basement provide endless possibilities for a home office, movie room, hobby space, man cave, exercise room or playroom. The basement is perfect for a fun evening with family and friends around the fireplace. Outside, the backyard is truly one of a kind-featuring a sturdy chicken coop for fresh eggs and even a place to practice your golf swing. Whether you're enjoying a peaceful morning coffee, collecting eggs, or hosting a casual golf challenge with friends, this property's outdoor amenities make every day feel special. Conveniently located near major highways, schools, shopping, and dining, this home offers the rare combination of suburban tranquility with easy city access. If you've been searching for a home with both personality and practicality, 3280 De Villa Trace is ready to welcome you. Call the Powell Real Estate Team today to set up your private tour. Please note that basement square footage is estimated.

2. 2018-05-15
   soldstatus $120,000
3. 2018-05-09
   soldstatus $120,000 Sold 232-char remark

   Show marketing remark (232 chars)

   SPACIOUS 3 BEDROOM 3 BATH HOME WITH EAT-IN KITCHEN, SEPERATE DINING ROOM AND LIVING ROOM. FAMILY ROOM IS LARGE AND GREAT FOR ENTERTAINING. MOVE IN READY. NEW CARPET AND PAINT. CLOSE TO HIGHWAY, SHOPPING, AND OTHER AREA AMENTITIES.

4. 2018-05-09
   soldstatus $120,000 Sold

   Show marketing remark (232 chars)

   SPACIOUS 3 BEDROOM 3 BATH HOME WITH EAT-IN KITCHEN, SEPERATE DINING ROOM AND LIVING ROOM. FAMILY ROOM IS LARGE AND GREAT FOR ENTERTAINING. MOVE IN READY. NEW CARPET AND PAINT. CLOSE TO HIGHWAY, SHOPPING, AND OTHER AREA AMENTITIES.

5. 2018-04-13
   status Under Contract
6. 2018-04-01
   historical 232-char remark

   Show marketing remark (232 chars)

   SPACIOUS 3 BEDROOM 3 BATH HOME WITH EAT-IN KITCHEN, SEPERATE DINING ROOM AND LIVING ROOM. FAMILY ROOM IS LARGE AND GREAT FOR ENTERTAINING. MOVE IN READY. NEW CARPET AND PAINT. CLOSE TO HIGHWAY, SHOPPING, AND OTHER AREA AMENTITIES.

7. 2018-03-08
   status Back on Market

   Show marketing remark (232 chars)

   SPACIOUS 3 BEDROOM 3 BATH HOME WITH EAT-IN KITCHEN, SEPERATE DINING ROOM AND LIVING ROOM. FAMILY ROOM IS LARGE AND GREAT FOR ENTERTAINING. MOVE IN READY. NEW CARPET AND PAINT. CLOSE TO HIGHWAY, SHOPPING, AND OTHER AREA AMENTITIES.

8. 2018-03-08
   status Active 232-char remark

   Show marketing remark (232 chars)

   SPACIOUS 3 BEDROOM 3 BATH HOME WITH EAT-IN KITCHEN, SEPERATE DINING ROOM AND LIVING ROOM. FAMILY ROOM IS LARGE AND GREAT FOR ENTERTAINING. MOVE IN READY. NEW CARPET AND PAINT. CLOSE TO HIGHWAY, SHOPPING, AND OTHER AREA AMENTITIES.

9. 2018-01-22
   status Pending 232-char remark

   Show marketing remark (232 chars)

   SPACIOUS 3 BEDROOM 3 BATH HOME WITH EAT-IN KITCHEN, SEPERATE DINING ROOM AND LIVING ROOM. FAMILY ROOM IS LARGE AND GREAT FOR ENTERTAINING. MOVE IN READY. NEW CARPET AND PAINT. CLOSE TO HIGHWAY, SHOPPING, AND OTHER AREA AMENTITIES.

10. 2018-01-22
    status Under Contract

    Show marketing remark (232 chars)

    SPACIOUS 3 BEDROOM 3 BATH HOME WITH EAT-IN KITCHEN, SEPERATE DINING ROOM AND LIVING ROOM. FAMILY ROOM IS LARGE AND GREAT FOR ENTERTAINING. MOVE IN READY. NEW CARPET AND PAINT. CLOSE TO HIGHWAY, SHOPPING, AND OTHER AREA AMENTITIES.

11. 2017-11-08
    listed $120,000 Active 232-char remark

    Show marketing remark (232 chars)

    SPACIOUS 3 BEDROOM 3 BATH HOME WITH EAT-IN KITCHEN, SEPERATE DINING ROOM AND LIVING ROOM. FAMILY ROOM IS LARGE AND GREAT FOR ENTERTAINING. MOVE IN READY. NEW CARPET AND PAINT. CLOSE TO HIGHWAY, SHOPPING, AND OTHER AREA AMENTITIES.

12. 2017-11-05
    listed $120,000 New
13. 2008-06-25
    soldstatus $150,000
14. 1996-06-10
    soldstatus $87,000
15. 1983-02-14
    soldstatus $65,000

ⓘ 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: $836 · $70/mo
• Projected year-2 tax: $2,530 · $211/mo
• Expected delta: +$1,694/yr (+$141/mo · 202.5%)

ⓘ 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 ≥105°F today · 18 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: $23,561
• − Mortgage interest: −$15,404
• − Property taxes: −$836
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,885
• − Management: −$1,885
• − Depreciation: −$8,000
• Taxable loss: −$5,824
• Est. tax savings @ 24.0%: +$1,398
• After-tax cash flow: $494/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

+323.1% since first listed

15 events — show timeline

• 2025-08-07 Listed $275,000 GAMLS
• 2018-05-15 Sold (Public Records) $120,000 Public Records
• 2018-05-09 Sold (MLS) $120,000 GAMLS
• 2018-05-09 Sold (MLS) $120,000 FMLS
• 2018-04-13 Pending — GAMLS
• 2018-04-01 Listing Removed — FMLS
• 2018-03-08 Relisted — GAMLS
• 2018-03-08 Relisted — FMLS
• 2018-01-22 Pending — FMLS
• 2018-01-22 Pending — GAMLS
• 2017-11-08 Listed $120,000 FMLS
• 2017-11-05 Listed $120,000 GAMLS
• 2008-06-25 Sold (Public Records) $150,000 Public Records
• 1996-06-10 Sold (Public Records) $87,000 Public Records
• 1983-02-14 Sold (Public Records) $65,000 Public Records

Property tax history

-4.0%/yr

Latest (2025): $836 · +5.0% YoY. Source: county tax records.