521 Greyhound Ct · South Fulton, GA 30291

$399,000

5 bd · 3.5 ba · 3,022 sqft · SingleFamily public records · 59 Days on market

Built 2015 8,694 sqft lot $132/sqft · at area comps Est $396k · at est. $54/mo HOA · 2% 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).

• Appreciation +10.0/10.0
• Cash flow +7.2/30.0
• ARV discount +7.1/15.0
• Schools +4.5/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.3/10.0

Listing remarks MLS

Welcome to this stunning 5 bedroom 3.5 bath 2 story home in sought after Oakley Township Community. Home features a host of modern upgrades blending comfort and style, that includes: LVP hardwood floors, updated modern light fixtures, an open concept family room with tile fireplace and a chef-inspired kitchen with stainless steel appliances, granite countertops, and ample white cabinetry for storage. Home also features a luxurious primary suite with tray ceiling and an ensuite with double vanities, granite countertops, jetted tub, separate shower. Upstairs boasts 4 more spacious secondary bedrooms and 3 full baths. Community amenities are a clubhouse, playground, pool and tennis courts and home is conveniently located near highways, Hartsfield Atlanta Airport, restaurants, shopping, and schools. Don't wait...call to schedule your tour today!

Key facts

• Tile fireplace
• Lvp hardwood floors
• 8,694 sq ft lot

Tags

• LVP HARDWOOD FLOORS
• UPDATED MODERN LIGHT FIXTURES
• OPEN CONCEPT FAMILY ROOM
• TILE FIREPLACE
• CHEF-INSPIRED KITCHEN
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $-558 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $300k (24.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $275k (31.1% below list).
• Recommended offer: $275k (31.1% below list) — sets the bar for 1% rule.

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.
• Market conditions: Rents rising (+2.2%/yr); 167 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• At $2,750/mo this rent would consume 68% of the median local household income ($48k/yr) (locally 1778% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $43k of equity ($3k loan paydown + $40k appreciation (10.0% local appreciation)).
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$69k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($387k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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

• Climate carrying-cost: moderate wind risk, 26% 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 $274,974 (31.1% 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 59 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.69% ✗
• Cap rate: 4.62%
• Cash-on-cash: -5.99%
• DSCR: 0.73
• GRM: 12.1

CMA / ARV

• ARV (median comp): $395,763
• List price: $399,000
• Delta: 0.82%
• 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
7420 Toccoa Cir	0.21mi	4/2.5 (-1)	3,046 (+1%)	3mo	$325,000	$107	77
7400 Toccoa Cir	0.25mi	4/2.5 (-1)	2,907 (-4%)	1mo	$335,000	$115	72
4366 Favored Way	0.22mi	5/3.0	2,696 (-11%)	3mo	$326,000	$121	67
7695 Oakley Rd	0.25mi	4/3.5 (-1)	3,212 (+6%)	6mo	$339,000	$106	67
7355 Toccoa Cir	0.36mi	5/3.0	3,138 (+4%)	20mo	$350,000	$112	58
7336 Toccoa Cir	0.41mi	4/2.5 (-1)	2,983 (-1%)	15mo	$325,000	$109	57
7366 Poppy Way	0.41mi	4/3.5 (-1)	3,371 (+12%)	3mo	$350,000	$104	54
2518 Quincy Loop	0.68mi	4/2.5 (-1)	3,127 (+4%)	6mo	$367,000	$117	49
2518 Quincy Loop #90	0.68mi	4/2.5 (-1)	3,127 (+4%)	6mo	$367,000	$117	49
7360 Poppy Way	0.45mi	5/3.0	3,273 (+8%)	20mo	$273,000	$83	46
4422 Sonoran Way	0.64mi	4/2.5 (-1)	2,991 (-1%)	20mo	$380,000	$127	43
7319 Toccoa Cir	0.47mi	4/2.5 (-1)	2,788 (-8%)	20mo	$287,500	$103	39

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 · 2.2% rent growth · sell at horizon

5-year hold

• IRR: 19.8%
• Equity multiple: 2.61×
• Total profit: $179,601
• Equity at exit: $359,451

10-year hold

• IRR: 18.0%
• Equity multiple: 5.95×
• Total profit: $552,576
• Equity at exit: $775,169

Cash invested: $111,720 (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 30291

• Home prices YoY: 11.1%
• Rents YoY: 2.2%
• Active inventory: 167
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,750 high
• Mortgage (P&I): −$2,092
• Tax from tax record: −$418 /mo · $5,011/yr
• Insurance: −$166
• HOA: −$54
• Vacancy / Maint / Mgmt: −$577
• Net cashflow: $-558

Break-even live

Break-even rent $3,456

Max offer price $300,443

Occupancy floor —

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
370 Brannigan Ct Union City, GA	4.0	2.5	2862	$2,615	$0.91	44d	1	0.22mi
7259 Madison Cir Union City, GA	5.0	3.0	3224	$2,899	$0.90	3d	1	0.66mi
769 Lavender Ln Union City, GA	4.0	2.5	2844	$2,503	$0.88	24d	1	0.72mi
7225 Boulder Pass Union City, GA	4.0	3.5	2436	$2,299	$0.94	21d	1	1.40mi
7190 Flagstone Pl Union City, GA	4.0	2.5	2246	$2,255	$1.00	4d	1	1.44mi

HOA detail

• Monthly dues: $54 · $648/yr
• Likely covers: pool

Listing history 30 events

1. 2026-06-18
   days on market $399,000 Active 59 DOM
2. 2026-06-17
   days on market $399,000 Active 58 DOM
3. 2026-06-16
   days on market $399,000 Active 57 DOM
4. 2026-06-15
   days on market $399,000 Active 56 DOM
5. 2026-06-13
   days on market $399,000 Active 54 DOM
6. 2026-06-09
   days on market $399,000 Active 50 DOM
7. 2026-06-08
   days on market $399,000 Active 49 DOM
8. 2026-06-07
   days on market $399,000 Active 48 DOM
9. 2026-06-04
   days on market $399,000 Active 45 DOM
10. 2026-06-03
    days on market $399,000 Active 44 DOM
11. 2026-06-01
    days on market $399,000 Active 42 DOM
12. 2026-05-31
    days on market $399,000 Active 41 DOM
13. 2026-04-20
    listed $399,000 New 853-char remark

    Show marketing remark (853 chars)

    Welcome to this stunning 5 bedroom 3.5 bath 2 story home in sought after Oakley Township Community. Home features a host of modern upgrades blending comfort and style, that includes: LVP hardwood floors, updated modern light fixtures, an open concept family room with tile fireplace and a chef-inspired kitchen with stainless steel appliances, granite countertops, and ample white cabinetry for storage. Home also features a luxurious primary suite with tray ceiling and an ensuite with double vanities, granite countertops, jetted tub, separate shower. Upstairs boasts 4 more spacious secondary bedrooms and 3 full baths. Community amenities are a clubhouse, playground, pool and tennis courts and home is conveniently located near highways, Hartsfield Atlanta Airport, restaurants, shopping, and schools. Don't wait...call to schedule your tour today!

14. 2026-04-20
    listed $399,000 Active 853-char remark

    Show marketing remark (853 chars)

    Welcome to this stunning 5 bedroom 3.5 bath 2 story home in sought after Oakley Township Community. Home features a host of modern upgrades blending comfort and style, that includes: LVP hardwood floors, updated modern light fixtures, an open concept family room with tile fireplace and a chef-inspired kitchen with stainless steel appliances, granite countertops, and ample white cabinetry for storage. Home also features a luxurious primary suite with tray ceiling and an ensuite with double vanities, granite countertops, jetted tub, separate shower. Upstairs boasts 4 more spacious secondary bedrooms and 3 full baths. Community amenities are a clubhouse, playground, pool and tennis courts and home is conveniently located near highways, Hartsfield Atlanta Airport, restaurants, shopping, and schools. Don't wait...call to schedule your tour today!

15. 2025-12-11
    historical $1,250
16. 2025-11-09
    listed $1,250
17. 2024-07-31
    soldstatus $397,500
18. 2024-07-19
    soldstatus $397,500 Closed
19. 2024-06-13
    status Pending
20. 2024-05-16
    listed $400,000 Active
21. 2024-05-15
    historical $400,000
22. 2018-11-19
    soldstatus $208,000
23. 2018-10-29
    soldstatus $208,000 Sold
24. 2018-09-22
    status Under Contract
25. 2018-09-20
    price $204,900
26. 2018-09-12
    status Back on Market
27. 2018-08-22
    status Under Contract
28. 2018-08-11
    price $205,000
29. 2018-08-01
    price $210,000
30. 2018-07-24
    listed $215,000 New

ⓘ 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: $5,011 · $418/mo
• Projected year-2 tax: $5,011 · $418/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 ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,997
• − Mortgage interest: −$22,350
• − Property taxes: −$5,011
• − Insurance: −$1,995
• − Repairs & maintenance: −$2,640
• − Management: −$2,640
• − HOA: −$648
• − Depreciation: −$11,607
• Taxable loss: −$13,894
• Est. tax savings @ 24.0%: +$3,335
• After-tax cash flow: $-3,360/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): 25,130
• Household income: $48,184
• Rent vs Own: 61.3% rent · 38.7% own
• Severe rent burden: 1778.0

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% Hispanic / Latino 7% Two or more races 6% White 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 6%

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: ▲ 23.98%
• Current HPI: 239.3471
• Rent YoY: ▲ 2.20%
• 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

+85.6% since first listed

18 events — show timeline

• 2026-04-20 Listed $399,000 FMLS
• 2026-04-20 Listed $399,000 GAMLS
• 2025-12-11 Rental Removed $1,250 TURBOTENANT
• 2025-11-09 Listed for Rent $1,250 TURBOTENANT
• 2024-07-31 Sold (Public Records) $397,500 Public Records
• 2024-07-19 Sold (MLS) $397,500 FMLS
• 2024-06-13 Pending — FMLS
• 2024-05-16 Listed $400,000 FMLS
• 2024-05-15 Coming Soon $400,000 FMLS
• 2018-11-19 Sold (Public Records) $208,000 Public Records
• 2018-10-29 Sold (MLS) $208,000 GAMLS
• 2018-09-22 Pending — GAMLS
• 2018-09-20 Price Changed $204,900 GAMLS
• 2018-09-12 Relisted — GAMLS
• 2018-08-22 Pending — GAMLS
• 2018-08-11 Price Changed $205,000 GAMLS
• 2018-08-01 Price Changed $210,000 GAMLS
• 2018-07-24 Listed $215,000 GAMLS

Property tax history

+17.5%/yr

Latest (2025): $5,011 · -11.8% YoY. Source: county tax records.