8475 Campbellton Fairburn Rd · South Fulton, GA 30213

$135,000

3 bd · 1.0 ba · 1,488 sqft · SingleFamily public records

Built 1959 1.00 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PROPERTY IN PROBATE - PRICE IMPROVEMENT! POTENTIAL COMMERCIAL - 6.5 acres at the intersection of Hwy 92 and Hwy 154. Proposed development to include shops and recreational opportunities in the same intersection. Where the cities of Chattahoochee Hills and South Fulton collide. There is a cell tower and an occupied home on the property. Please schedule all showings with the listing agent. DO NOT WALK ON THE PROPERTY WITHOUT PERMISSION!

Key facts

• 1 acre lot
• Built 1959

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 15.3% 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: Cliftondale Elementary School (math 27% / reading 37%, grade F, #582 of 1,228 statewide, top 50%, 667 students, 62% 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 66% FRL vs 41% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 51% district-wide (-28 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); 531 active listings in the ZIP; solid renter incomes; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 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 + 2.5% rent growth), your $38k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $135,000

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.70% ✓
• Cap rate: 15.27%
• Cash-on-cash: 32.07%
• DSCR: 2.43
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.53% rent growth · sell at horizon

5-year hold

• IRR: 26.5%
• Equity multiple: 2.09×
• Total profit: $41,337
• Equity at exit: $20,129

10-year hold

• IRR: 33.9%
• Equity multiple: 4.02×
• Total profit: $114,267
• Equity at exit: $11,672

Cash invested: $37,800 (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: 531
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,293 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$37 /mo · $444/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $1,010

Break-even live

Break-even rent $1,014

Max offer price $135,000

Occupancy floor 51%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-05-02
   historical
2. 2026-04-27
   listed $135,000
3. 2026-04-06
   soldstatus $370,000 Sold 439-char remark

   Show marketing remark (439 chars)

   PROPERTY IN PROBATE - PRICE IMPROVEMENT! POTENTIAL COMMERCIAL - 6.5 acres at the intersection of Hwy 92 and Hwy 154. Proposed development to include shops and recreational opportunities in the same intersection. Where the cities of Chattahoochee Hills and South Fulton collide. There is a cell tower and an occupied home on the property. Please schedule all showings with the listing agent. DO NOT WALK ON THE PROPERTY WITHOUT PERMISSION!

4. 2026-01-08
   status Under Contract 439-char remark

   Show marketing remark (439 chars)

   PROPERTY IN PROBATE - PRICE IMPROVEMENT! POTENTIAL COMMERCIAL - 6.5 acres at the intersection of Hwy 92 and Hwy 154. Proposed development to include shops and recreational opportunities in the same intersection. Where the cities of Chattahoochee Hills and South Fulton collide. There is a cell tower and an occupied home on the property. Please schedule all showings with the listing agent. DO NOT WALK ON THE PROPERTY WITHOUT PERMISSION!

5. 2025-11-17
   status Back On Market 439-char remark

   Show marketing remark (439 chars)

   PROPERTY IN PROBATE - PRICE IMPROVEMENT! POTENTIAL COMMERCIAL - 6.5 acres at the intersection of Hwy 92 and Hwy 154. Proposed development to include shops and recreational opportunities in the same intersection. Where the cities of Chattahoochee Hills and South Fulton collide. There is a cell tower and an occupied home on the property. Please schedule all showings with the listing agent. DO NOT WALK ON THE PROPERTY WITHOUT PERMISSION!

6. 2025-10-28
   status Under Contract 439-char remark

   Show marketing remark (439 chars)

   PROPERTY IN PROBATE - PRICE IMPROVEMENT! POTENTIAL COMMERCIAL - 6.5 acres at the intersection of Hwy 92 and Hwy 154. Proposed development to include shops and recreational opportunities in the same intersection. Where the cities of Chattahoochee Hills and South Fulton collide. There is a cell tower and an occupied home on the property. Please schedule all showings with the listing agent. DO NOT WALK ON THE PROPERTY WITHOUT PERMISSION!

7. 2025-10-24
   price $650,000 439-char remark

   Show marketing remark (439 chars)

   PROPERTY IN PROBATE - PRICE IMPROVEMENT! POTENTIAL COMMERCIAL - 6.5 acres at the intersection of Hwy 92 and Hwy 154. Proposed development to include shops and recreational opportunities in the same intersection. Where the cities of Chattahoochee Hills and South Fulton collide. There is a cell tower and an occupied home on the property. Please schedule all showings with the listing agent. DO NOT WALK ON THE PROPERTY WITHOUT PERMISSION!

8. 2025-06-28
   price $699,900 439-char remark

   Show marketing remark (439 chars)

   PROPERTY IN PROBATE - PRICE IMPROVEMENT! POTENTIAL COMMERCIAL - 6.5 acres at the intersection of Hwy 92 and Hwy 154. Proposed development to include shops and recreational opportunities in the same intersection. Where the cities of Chattahoochee Hills and South Fulton collide. There is a cell tower and an occupied home on the property. Please schedule all showings with the listing agent. DO NOT WALK ON THE PROPERTY WITHOUT PERMISSION!

9. 2025-06-24
   status Back On Market 439-char remark

   Show marketing remark (439 chars)

   PROPERTY IN PROBATE - PRICE IMPROVEMENT! POTENTIAL COMMERCIAL - 6.5 acres at the intersection of Hwy 92 and Hwy 154. Proposed development to include shops and recreational opportunities in the same intersection. Where the cities of Chattahoochee Hills and South Fulton collide. There is a cell tower and an occupied home on the property. Please schedule all showings with the listing agent. DO NOT WALK ON THE PROPERTY WITHOUT PERMISSION!

10. 2025-06-18
    status Under Contract 439-char remark

    Show marketing remark (439 chars)

    PROPERTY IN PROBATE - PRICE IMPROVEMENT! POTENTIAL COMMERCIAL - 6.5 acres at the intersection of Hwy 92 and Hwy 154. Proposed development to include shops and recreational opportunities in the same intersection. Where the cities of Chattahoochee Hills and South Fulton collide. There is a cell tower and an occupied home on the property. Please schedule all showings with the listing agent. DO NOT WALK ON THE PROPERTY WITHOUT PERMISSION!

11. 2025-06-10
    status Back On Market 439-char remark

    Show marketing remark (439 chars)

    PROPERTY IN PROBATE - PRICE IMPROVEMENT! POTENTIAL COMMERCIAL - 6.5 acres at the intersection of Hwy 92 and Hwy 154. Proposed development to include shops and recreational opportunities in the same intersection. Where the cities of Chattahoochee Hills and South Fulton collide. There is a cell tower and an occupied home on the property. Please schedule all showings with the listing agent. DO NOT WALK ON THE PROPERTY WITHOUT PERMISSION!

12. 2025-05-20
    status Under Contract 439-char remark

    Show marketing remark (439 chars)

    PROPERTY IN PROBATE - PRICE IMPROVEMENT! POTENTIAL COMMERCIAL - 6.5 acres at the intersection of Hwy 92 and Hwy 154. Proposed development to include shops and recreational opportunities in the same intersection. Where the cities of Chattahoochee Hills and South Fulton collide. There is a cell tower and an occupied home on the property. Please schedule all showings with the listing agent. DO NOT WALK ON THE PROPERTY WITHOUT PERMISSION!

13. 2024-10-08
    price $790,000 439-char remark

    Show marketing remark (439 chars)

    PROPERTY IN PROBATE - PRICE IMPROVEMENT! POTENTIAL COMMERCIAL - 6.5 acres at the intersection of Hwy 92 and Hwy 154. Proposed development to include shops and recreational opportunities in the same intersection. Where the cities of Chattahoochee Hills and South Fulton collide. There is a cell tower and an occupied home on the property. Please schedule all showings with the listing agent. DO NOT WALK ON THE PROPERTY WITHOUT PERMISSION!

14. 2024-04-03
    price $975,000 439-char remark

    Show marketing remark (439 chars)

    PROPERTY IN PROBATE - PRICE IMPROVEMENT! POTENTIAL COMMERCIAL - 6.5 acres at the intersection of Hwy 92 and Hwy 154. Proposed development to include shops and recreational opportunities in the same intersection. Where the cities of Chattahoochee Hills and South Fulton collide. There is a cell tower and an occupied home on the property. Please schedule all showings with the listing agent. DO NOT WALK ON THE PROPERTY WITHOUT PERMISSION!

15. 2023-12-21
    historical
16. 2023-05-11
    price $1,800,000
17. 2022-12-21
    status Back On Market
18. 2022-12-20
    historical
19. 2022-01-13
    price $1,950,000
20. 2021-12-20
    listed $1,500,000 New 439-char remark

    Show marketing remark (439 chars)

    PROPERTY IN PROBATE - PRICE IMPROVEMENT! POTENTIAL COMMERCIAL - 6.5 acres at the intersection of Hwy 92 and Hwy 154. Proposed development to include shops and recreational opportunities in the same intersection. Where the cities of Chattahoochee Hills and South Fulton collide. There is a cell tower and an occupied home on the property. Please schedule all showings with the listing agent. DO NOT WALK ON THE PROPERTY WITHOUT PERMISSION!

21. 2021-12-20
    listed $2,250,000 New

    Show marketing remark (439 chars)

    PROPERTY IN PROBATE - PRICE IMPROVEMENT! POTENTIAL COMMERCIAL - 6.5 acres at the intersection of Hwy 92 and Hwy 154. Proposed development to include shops and recreational opportunities in the same intersection. Where the cities of Chattahoochee Hills and South Fulton collide. There is a cell tower and an occupied home on the property. Please schedule all showings with the listing agent. DO NOT WALK ON THE PROPERTY WITHOUT PERMISSION!

ⓘ 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: $444 · $37/mo
• Projected year-2 tax: $1,242 · $104/mo
• Expected delta: +$798/yr (+$67/mo · 179.7%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,515
• − Mortgage interest: −$7,562
• − Property taxes: −$444
• − Insurance: −$675
• − Repairs & maintenance: −$2,201
• − Management: −$2,201
• − Depreciation: −$3,927
• Taxable income: $10,504
• Est. tax owed @ 24.0%: −$2,521
• After-tax cash flow: $9,601/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

-91.0% since first listed

21 events — show timeline

• 2026-05-02 Listing Removed — GAMLS
• 2026-04-27 Listed $135,000 GAMLS
• 2026-04-06 Sold (MLS) $370,000 GAMLS
• 2026-01-08 Pending — GAMLS
• 2025-11-17 Relisted — GAMLS
• 2025-10-28 Pending — GAMLS
• 2025-10-24 Price Changed $650,000 GAMLS
• 2025-06-28 Price Changed $699,900 GAMLS
• 2025-06-24 Relisted — GAMLS
• 2025-06-18 Pending — GAMLS
• 2025-06-10 Relisted — GAMLS
• 2025-05-20 Pending — GAMLS
• 2024-10-08 Price Changed $790,000 GAMLS
• 2024-04-03 Price Changed $975,000 GAMLS
• 2023-12-21 Listing Removed — GAMLS
• 2023-05-11 Price Changed $1,800,000 GAMLS
• 2022-12-21 Relisted — GAMLS
• 2022-12-20 Listing Removed — GAMLS
• 2022-01-13 Price Changed $1,950,000 GAMLS
• 2021-12-20 Listed $2,250,000 GAMLS
• 2021-12-20 Listed $1,500,000 GAMLS

Property tax history

+0.8%/yr

Latest (2025): $444 · -14.3% YoY. Source: county tax records.