4968 Locherby Dr · South Fulton, GA 30213

$324,900

4 bd · 2.5 ba · 2,706 sqft · SingleFamily public records · 28 Days on market

Built 2009 10,454 sqft lot $120/sqft · 16% below area Est $389k · 16% under $56/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).

• ARV discount +14.9/15.0
• Cash flow +8.8/30.0
• Schools +4.5/10.0
• 1% rule +3.1/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious and thoughtfully designed, this two-story home offers the room and flexibility today's lifestyle demands. Featuring 5 bedrooms and 3 full bathrooms, the layout includes a welcoming living area that flows effortlessly into the main gathering spaces-ideal for both everyday living and hosting. The kitchen is complemented by a breakfast area and connects to a formal dining space, creating multiple options for entertaining. Upstairs, the generously sized bedrooms provide comfort and privacy, including a primary suite with space to unwind. Situated in a well-established Fairburn community, the property offers convenient access to shopping, parks, and major roadways, making commuting into Atlanta and the surrounding areas simple and efficient. This home blends space, functionality, and location-ready to meet a variety of needs.

Key facts

• Formal dining space
• Primary suite
• Two story home

Tags

• TWO STORY HOME
• WELCOMING LIVING AREA
• BREAKFAST AREA
• FORMAL DINING SPACE
• PRIMARY SUITE
• WELL ESTABLISHED COMMUNITY

Property features AI

Finance

• Other: Directions: From I-285 take Exit 62 for GA-14 S / South Fulton Parkway, continue southwest, turn left onto Cedar Grove Road, then right into the subdivision onto Locherby Drive; 4968 Locherby Drive will be on the right.
• HOA & community: Annual association fee of $675

Exterior

• Parking: Two-car garage; Driveway parking; Open parking available
• Utilities: Water: Other; Sewer: Other; Electric: Other; Other utilities
• Home design: Two-story home; Resale property; Brick exterior; Entry on slab foundation; Composition roof
• Construction: Brick construction; Slab foundation; Composition roof
• Exterior features: Patio; City street frontage; Asphalt road access

Interior

• Kitchen: Eat-in kitchen; View to the family room; Other surface counters; Dishwasher; Gas range; Refrigerator
• Bedrooms: One main-level bedroom; Four upper-level bedrooms; Bedroom features: Other
• Flooring: Carpet; Luxury vinyl
• Bathrooms: Three full bathrooms total; One main-level bathroom; Two full bathrooms on the upper level; Master bath with separate tub and shower and a soaking tub
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: One fireplace in the living room; Open floor plan with a great room; Other interior features
• Laundry & utility: Laundry located on the upper level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-268 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (14.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $262k (19.2% below list).
• Recommended offer: $262k (19.2% 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.
• 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 33% 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 $2k of loan paydown is wiped out by about $10k 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 28 days — a 2% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $162k; list at $325k implies a 101% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $262,405 (19.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.81% ✗
• Cap rate: 5.30%
• Cash-on-cash: -3.53%
• DSCR: 0.84
• GRM: 10.3

CMA / ARV

• ARV (median comp): $388,989
• List price: $324,900
• Delta: -16.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4965 Locherby Dr	0.03mi	5/3.0 (+1)	2,806 (+4%)	8mo	$260,000	$93	78
624 Ironstone Dr	0.11mi	5/4.0 (+1)	3,005 (+11%)	14mo	$405,000	$135	53
8238 Walnut Hall Dr	0.60mi	5/3.0 (+1)	2,511 (-7%)	14mo	$392,990	$157	42
8241 Walnut Hall Dr	0.65mi	5/3.0 (+1)	2,511 (-7%)	16mo	$388,490	$155	37
8247 Castleton Dr	0.75mi	5/3.0 (+1)	2,511 (-7%)	17mo	$383,990	$153	32

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: -22.7%
• Equity multiple: 0.22×
• Total profit: $-70,827
• Equity at exit: $48,444

10-year hold

• IRR: -18.3%
• Equity multiple: 0.03×
• Total profit: $-88,242
• Equity at exit: $28,091

Cash invested: $90,972 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,624 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$445 /mo · $5,345/yr
• Insurance: −$135
• HOA: −$56
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $-268

Break-even live

Break-even rent $2,963

Max offer price $277,630

Occupancy floor —

Sensitivity live

Price	-10% $-84	-5% $-176	+0% $-268	+5% $-360	+10% $-452
Rent	-10% $-475	-5% $-371	+0% $-268	+5% $-164	+10% $-60
Rate	-1.0pp $-104	-0.5pp $-185	base $-268	+0.5pp $-352	+1.0pp $-437

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8279 Bluewater Dr Fairburn, GA	5.0	3.5	2336	$2,800	$1.20	45d	1	0.89mi
550 Tuscan Cv Fairburn, GA	4.0	3.5	2290	$2,445	$1.07	45d	1	1.11mi
5799 Village Loop Fairburn, GA	3.0	3.0	2691	$2,349	$0.87	45d	1	1.34mi
5797 Village Loop Fairburn, GA	3.0	2.5	2638	$2,035	$0.77	45d	1	1.35mi

HOA detail

• Monthly dues: $56 · $672/yr

Listing history 13 events

1. 2026-06-07
   statusdays on market $324,900 Pending 28 DOM
2. 2026-06-04
   days on market $324,900 Active 27 DOM
3. 2026-06-03
   days on market $324,900 Active 26 DOM
4. 2026-06-01
   days on market $324,900 Active 24 DOM
5. 2026-05-31
   days on market $324,900 Active 23 DOM
6. 2026-05-08
   listed $334,900 New 841-char remark

   Show marketing remark (841 chars)

   Spacious and thoughtfully designed, this two-story home offers the room and flexibility today's lifestyle demands. Featuring 5 bedrooms and 3 full bathrooms, the layout includes a welcoming living area that flows effortlessly into the main gathering spaces-ideal for both everyday living and hosting. The kitchen is complemented by a breakfast area and connects to a formal dining space, creating multiple options for entertaining. Upstairs, the generously sized bedrooms provide comfort and privacy, including a primary suite with space to unwind. Situated in a well-established Fairburn community, the property offers convenient access to shopping, parks, and major roadways, making commuting into Atlanta and the surrounding areas simple and efficient. This home blends space, functionality, and location-ready to meet a variety of needs.

7. 2026-05-08
   listed $334,900 Active 859-char remark

   Show marketing remark (841 chars)

   Spacious and thoughtfully designed, this two-story home offers the room and flexibility today's lifestyle demands. Featuring 5 bedrooms and 3 full bathrooms, the layout includes a welcoming living area that flows effortlessly into the main gathering spaces-ideal for both everyday living and hosting. The kitchen is complemented by a breakfast area and connects to a formal dining space, creating multiple options for entertaining. Upstairs, the generously sized bedrooms provide comfort and privacy, including a primary suite with space to unwind. Situated in a well-established Fairburn community, the property offers convenient access to shopping, parks, and major roadways, making commuting into Atlanta and the surrounding areas simple and efficient. This home blends space, functionality, and location-ready to meet a variety of needs.

8. 2013-11-08
   price $162,000

   Show marketing remark (680 chars)

   THIS HOME IS A MUST SEE! LOCATED ON A HUGE CORNER LOT, THIS ELEGANT HOME HAS FRONT BRICK & SIDE ENTRY GARAGE, DRAMATIC 2 STORY FOYER, FORMAL LIVING & DINING ROOM. SPACIOUS BEDROOM AND BATH ON MAIN LEVEL. HUGE FAMILY ROOM THAT OPENS TO KITCHEN WITH ISLAND,GRANITE COUNTER TOPS & 42 INCH CABINETS. ENORMOUS MASTER BEDROOM HAS STEP UP SITTING AREA WITH FIREPLACE, MASTER BATH W/DOUBLE VANITY SEPARATE SHOWER AND HUGE WALK-IN CLOSET. OVERSIZED SECONDARY BEDROOMS, NICE QUIET COMMUNITY, MINUTES FROM THE AIPORT AND SHOPPING. THIS IS NOT A SHORT SALE, CAN CLOSE IMMEDIATELY. PRICED TO SELL, WILL NOT LAST LONG, CONTACT THE AGENT FOR AN EXCLUSIVE SHOWING APPOINTMENT TODAY.

9. 2013-09-05
   soldstatus $162,000
10. 2013-08-23
    soldstatus $162,000 Sold

    Show marketing remark (680 chars)

    THIS HOME IS A MUST SEE! LOCATED ON A HUGE CORNER LOT, THIS ELEGANT HOME HAS FRONT BRICK & SIDE ENTRY GARAGE, DRAMATIC 2 STORY FOYER, FORMAL LIVING & DINING ROOM. SPACIOUS BEDROOM AND BATH ON MAIN LEVEL. HUGE FAMILY ROOM THAT OPENS TO KITCHEN WITH ISLAND,GRANITE COUNTER TOPS & 42 INCH CABINETS. ENORMOUS MASTER BEDROOM HAS STEP UP SITTING AREA WITH FIREPLACE, MASTER BATH W/DOUBLE VANITY SEPARATE SHOWER AND HUGE WALK-IN CLOSET. OVERSIZED SECONDARY BEDROOMS, NICE QUIET COMMUNITY, MINUTES FROM THE AIPORT AND SHOPPING. THIS IS NOT A SHORT SALE, CAN CLOSE IMMEDIATELY. PRICED TO SELL, WILL NOT LAST LONG, CONTACT THE AGENT FOR AN EXCLUSIVE SHOWING APPOINTMENT TODAY.

11. 2013-08-21
    status Under Contract

    Show marketing remark (680 chars)

    THIS HOME IS A MUST SEE! LOCATED ON A HUGE CORNER LOT, THIS ELEGANT HOME HAS FRONT BRICK & SIDE ENTRY GARAGE, DRAMATIC 2 STORY FOYER, FORMAL LIVING & DINING ROOM. SPACIOUS BEDROOM AND BATH ON MAIN LEVEL. HUGE FAMILY ROOM THAT OPENS TO KITCHEN WITH ISLAND,GRANITE COUNTER TOPS & 42 INCH CABINETS. ENORMOUS MASTER BEDROOM HAS STEP UP SITTING AREA WITH FIREPLACE, MASTER BATH W/DOUBLE VANITY SEPARATE SHOWER AND HUGE WALK-IN CLOSET. OVERSIZED SECONDARY BEDROOMS, NICE QUIET COMMUNITY, MINUTES FROM THE AIPORT AND SHOPPING. THIS IS NOT A SHORT SALE, CAN CLOSE IMMEDIATELY. PRICED TO SELL, WILL NOT LAST LONG, CONTACT THE AGENT FOR AN EXCLUSIVE SHOWING APPOINTMENT TODAY.

12. 2013-08-21
    price $174,900

    Show marketing remark (680 chars)

    THIS HOME IS A MUST SEE! LOCATED ON A HUGE CORNER LOT, THIS ELEGANT HOME HAS FRONT BRICK & SIDE ENTRY GARAGE, DRAMATIC 2 STORY FOYER, FORMAL LIVING & DINING ROOM. SPACIOUS BEDROOM AND BATH ON MAIN LEVEL. HUGE FAMILY ROOM THAT OPENS TO KITCHEN WITH ISLAND,GRANITE COUNTER TOPS & 42 INCH CABINETS. ENORMOUS MASTER BEDROOM HAS STEP UP SITTING AREA WITH FIREPLACE, MASTER BATH W/DOUBLE VANITY SEPARATE SHOWER AND HUGE WALK-IN CLOSET. OVERSIZED SECONDARY BEDROOMS, NICE QUIET COMMUNITY, MINUTES FROM THE AIPORT AND SHOPPING. THIS IS NOT A SHORT SALE, CAN CLOSE IMMEDIATELY. PRICED TO SELL, WILL NOT LAST LONG, CONTACT THE AGENT FOR AN EXCLUSIVE SHOWING APPOINTMENT TODAY.

13. 2013-07-16
    listed $174,900 Reduced

    Show marketing remark (680 chars)

    THIS HOME IS A MUST SEE! LOCATED ON A HUGE CORNER LOT, THIS ELEGANT HOME HAS FRONT BRICK & SIDE ENTRY GARAGE, DRAMATIC 2 STORY FOYER, FORMAL LIVING & DINING ROOM. SPACIOUS BEDROOM AND BATH ON MAIN LEVEL. HUGE FAMILY ROOM THAT OPENS TO KITCHEN WITH ISLAND,GRANITE COUNTER TOPS & 42 INCH CABINETS. ENORMOUS MASTER BEDROOM HAS STEP UP SITTING AREA WITH FIREPLACE, MASTER BATH W/DOUBLE VANITY SEPARATE SHOWER AND HUGE WALK-IN CLOSET. OVERSIZED SECONDARY BEDROOMS, NICE QUIET COMMUNITY, MINUTES FROM THE AIPORT AND SHOPPING. THIS IS NOT A SHORT SALE, CAN CLOSE IMMEDIATELY. PRICED TO SELL, WILL NOT LAST LONG, CONTACT THE AGENT FOR AN EXCLUSIVE SHOWING APPOINTMENT TODAY.

ⓘ 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: $5,345 · $445/mo
• Projected year-2 tax: $5,345 · $445/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 20 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: $31,489
• − Mortgage interest: −$18,199
• − Property taxes: −$5,345
• − Insurance: −$1,624
• − Repairs & maintenance: −$2,519
• − Management: −$2,519
• − HOA: −$672
• − Depreciation: −$9,452
• Taxable loss: −$8,842
• Est. tax savings @ 24.0%: +$2,122
• After-tax cash flow: $-1,089/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

+85.8% since first listed

12 events — show timeline

• 2026-06-05 Pending — GAMLS
• 2026-06-05 Pending — FMLS
• 2026-05-29 Price Changed $324,900 GAMLS
• 2026-05-29 Price Changed $324,900 FMLS
• 2026-05-08 Listed $334,900 FMLS
• 2026-05-08 Listed $334,900 GAMLS
• 2013-11-08 Price Changed $162,000 GAMLS
• 2013-09-05 Sold (Public Records) $162,000 Public Records
• 2013-08-23 Sold (MLS) $162,000 GAMLS
• 2013-08-21 Pending — GAMLS
• 2013-08-21 Price Changed $174,900 GAMLS
• 2013-07-16 Listed $174,900 GAMLS

Property tax history

+17.5%/yr

Latest (2025): $5,345 · -0.0% YoY. Source: county tax records.