6435 Connell Rd · South Fulton, GA 30349

$225,000

3 bd · 2.0 ba · 1,337 sqft · SingleFamily public records · 126 Days on market

Built 1970 0.26 ac lot $168/sqft · at area comps Est $230k · at est.

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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 +14.2/30.0
• Appreciation +10.0/10.0
• ARV discount +8.4/15.0
• Schools +4.5/10.0
• DSCR +4.3/10.0
• 1% rule +3.5/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome home to this charming 4-sided brick ranch featuring 3 spacious bedrooms and 2 full, beautifully decorated bathrooms. This move-in-ready gem offers a bright, open layout, perfect for everyday living and entertaining. Recent upgrades include a roof, updated HVAC system, and luxury laminate flooring throughout the house. Enjoy a fenced-in backyard - ideal for kids, pets, or outdoor gatherings. The attached garage provides secure parking.

Key facts

• 4 sided brick ranch
• Upgraded hvac system
• Newer roof

Tags

• 4 SIDED BRICK RANCH
• OPEN CONCEPT LAYOUT
• NEWER ROOF
• UPGRADED HVAC SYSTEM
• LUXURY LAMINATE FLOORING
• FULLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $37 ($443/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 $192k (14.8% below list).
• Recommended offer: $192k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• Market conditions: Rents flat; 651 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 34% 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 $24k of equity ($2k loan paydown + $22k 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 $63k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $110k; list at $225k implies a 105% 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 $191,655 (14.8% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.85% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.70%
• DSCR: 1.03
• GRM: 9.8

CMA / ARV

• ARV (median comp): $229,529
• List price: $225,000
• Delta: -1.97%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3420 Leisure Ln	0.26mi	3/2.0	1,388 (+4%)	11mo	$225,000	$162	72
3510 Leisure Ln	0.20mi	3/2.0	1,297 (-3%)	18mo	$205,000	$158	70
6610 Leisure Trl	0.14mi	3/2.0	1,450 (+8%)	19mo	$257,000	$177	64
245 Adena Ln W	0.47mi	4/2.0 (+1)	1,348 (+1%)	13mo	$230,000	$171	61
3205 Cadiz Cir	0.40mi	4/2.0 (+1)	1,309 (-2%)	16mo	$217,000	$166	60
3400 Flat Shoals Rd	0.50mi	3/2.0	1,238 (-7%)	8mo	$140,000	$113	57
6850 Brown Dr S	0.56mi	3/2.0	1,344 (+0%)	20mo	$207,000	$154	56
6615 Buckhurst Trl	0.28mi	4/2.0 (+1)	1,485 (+11%)	13mo	$235,000	$158	53
6470 Cedar Hurst Trl	0.24mi	4/2.5 (+1)	1,150 (-14%)	9mo	$125,000	$109	51
6808 Merrywood Dr	0.44mi	3/2.5	1,510 (+13%)	8mo	$173,500	$115	50
6743 Merrywood Dr	0.42mi	3/2.5	1,510 (+13%)	16mo	$269,000	$178	44
6949 Merrywood Dr	0.59mi	3/3.0	1,150 (-14%)	20mo	$205,000	$178	28

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: 24.1%
• Equity multiple: 2.92×
• Total profit: $120,998
• Equity at exit: $202,698

10-year hold

• IRR: 20.9%
• Equity multiple: 6.51×
• Total profit: $347,212
• Equity at exit: $437,126

Cash invested: $63,000 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,917 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$204 /mo · $2,442/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $37

Break-even live

Break-even rent $1,870

Max offer price $225,000

Occupancy floor 93%

Sensitivity live

Price	-10% $164	-5% $101	+0% $37	+5% $-27	+10% $-90
Rent	-10% $-115	-5% $-39	+0% $37	+5% $113	+10% $188
Rate	-1.0pp $150	-0.5pp $94	base $37	+0.5pp $-21	+1.0pp $-81

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6445 Connell Rd Atlanta, GA	3.0	2.0	1357	$1,856	$1.37	44d	1	0.03mi
6440 Connell Rd Atlanta, GA	3.0	2.0	1391	$1,695	$1.22	24d	1	0.06mi
6500 Connell Rd Atlanta, GA	3.0	2.0	1483	$1,650	$1.11	24d	1	0.12mi
3760 Cedar Hurst Way Atlanta, GA	4.0	2.5	1595	$2,150	$1.35	10d	1	0.16mi
325 Pointer Ct Atlanta, GA	3.0	2.0	1474	$1,620	$1.10	5d	1	0.17mi
3800 Leisure Ln Atlanta, GA	3.0	2.0	1198	$2,350	$1.96	22d	1	0.20mi
3500 Keels Ln Atlanta, GA	3.0	2.0	1272	$1,755	$1.38	2d	1	0.26mi
6575 Smoke Ridge Dr Atlanta, GA	4.0	2.0	1808	$1,815	$1.00	44d	1	0.28mi
2560 Foxlair Trl Atlanta, GA	4.0	2.0	1485	$1,795	$1.21	24d	1	0.41mi
6415 El Caudillo Ct Atlanta, GA	3.0	3.0	1498	$2,800	$1.87	5d	1	0.62mi
6770 Buffington Rd Union City, GA	1.0–3.0	1.0–2.0	950	$1,699	$1.79	2d	24	0.72mi
835 Buffington Ct Union City, GA	4.0	2.5	1723	$2,165	$1.26	44d	1	0.73mi
3240 Devilla Trce South Fulton, GA	4.0	2.0	1616	$1,980	$1.23	44d	1	0.84mi
7045 Birling Dr Atlanta, GA	4.0	3.0	1488	$1,765	$1.19	44d	1	0.86mi
4050 Morgan Rd Union City, GA	1.0–3.0	1.0–2.0	988	$1,750	$1.77	5d	21	0.97mi
7060 Kimberly Mill Rd Atlanta, GA	3.0	1.0	1056	$1,425	$1.35	5d	1	0.97mi
6450 Peppermill Ln Atlanta, GA	4.0	2.0	1188	$1,531	$1.29	24d	1	1.07mi
6345 Peppermill Ln Atlanta, GA	3.0	2.5	1224	$1,800	$1.47	44d	1	1.08mi
2820 Greenbower Ct Atlanta, GA	3.0	2.0	1338	$1,730	$1.29	4d	1	1.10mi
3206 Pine Tree Trl Unit 15C Atlanta, GA	3.0	2.5	1466	$1,950	$1.33	5d	1	1.21mi
3457 Sumersbe Ct Atlanta, GA	3.0	2.5	1800	$2,300	$1.28	5d	1	1.23mi
3105 Garnet Way Atlanta, GA	3.0	2.0	1470	$1,660	$1.13	13d	1	1.28mi
6237 Hickory Lane Cir Union City, GA	4.0	2.5	1420	$2,300	$1.62	24d	1	1.37mi
6230 Cedar Wood Dr Atlanta, GA	3.0	2.0	1238	$1,694	$1.37	44d	1	1.44mi
3859 Shenfield Dr Union City, GA	4.0	2.5	1850	$2,000	$1.08	5d	1	1.46mi
6202 Hickory Lane Cir Union City, GA	3.0	2.5	1744	$1,995	$1.14	44d	1	1.46mi
2722 South Hills Riverdale, GA	3.0	2.5	1722	$2,200	$1.28	5d	1	1.46mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,295	$1.28	22d	1	1.46mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,295	$1.28	24d	1	1.46mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,195	$1.22	5d	1	1.46mi
3855 Shenfield Dr Union City, GA	3.0	2.5	1626	$1,895	$1.17	44d	1	1.46mi

Listing history 20 events

1. 2026-06-18
   days on market $225,000 Active 126 DOM
2. 2026-06-17
   days on market $225,000 Active 125 DOM
3. 2026-06-16
   days on market $225,000 Active 124 DOM
4. 2026-06-15
   days on market $225,000 Active 123 DOM
5. 2026-06-13
   days on market $225,000 Active 121 DOM
6. 2026-06-09
   days on market $225,000 Active 117 DOM
7. 2026-06-08
   days on market $225,000 Active 116 DOM
8. 2026-06-07
   days on market $225,000 Active 115 DOM
9. 2026-06-04
   days on market $225,000 Active 112 DOM
10. 2026-06-03
    days on market $225,000 Active 111 DOM
11. 2026-06-01
    days on market $225,000 Active 109 DOM
12. 2026-05-31
    days on market $225,000 Active 108 DOM
13. 2026-02-13
    listed $225,000 New 446-char remark

    Show marketing remark (869 chars)

    Welcome home to this beautifully maintained 4-sided brick ranch offering timeless curb appeal and modern comfort. Inside, you’ll find 3 generously sized bedrooms and 2 full, tastefully updated bathrooms that blend modern finishes with everyday practicality. The bright, open-concept layout creates a seamless flow between living spaces- perfect for both everyday living and effortless entertaining. Thoughtful updates provide peace of mind, including a newer roof, upgraded HVAC system, and luxury laminate flooring throughout the home. Step outside to a fully fenced backyard, ideal for children, pets, or hosting weekend gatherings. The attached garage adds both convenience and secure parking. Move-in ready and meticulously cared for, this home combines classic charm with today’s must-have upgrades — a true gem you won’t want to miss.

14. 2026-02-13
    listed $225,000 Active 869-char remark

    Show marketing remark (869 chars)

    Welcome home to this beautifully maintained 4-sided brick ranch offering timeless curb appeal and modern comfort. Inside, you’ll find 3 generously sized bedrooms and 2 full, tastefully updated bathrooms that blend modern finishes with everyday practicality. The bright, open-concept layout creates a seamless flow between living spaces- perfect for both everyday living and effortless entertaining. Thoughtful updates provide peace of mind, including a newer roof, upgraded HVAC system, and luxury laminate flooring throughout the home. Step outside to a fully fenced backyard, ideal for children, pets, or hosting weekend gatherings. The attached garage adds both convenience and secure parking. Move-in ready and meticulously cared for, this home combines classic charm with today’s must-have upgrades — a true gem you won’t want to miss.

15. 2026-02-02
    historical
16. 2025-11-21
    price $224,999
17. 2025-09-03
    listed $225,000 New
18. 2004-10-21
    soldstatus $109,900
19. 1994-10-11
    soldstatus $53,500
20. 1985-07-11
    soldstatus $50,501

ⓘ 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: $2,442 · $204/mo
• Projected year-2 tax: $2,442 · $204/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 · 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: $22,999
• − Mortgage interest: −$12,603
• − Property taxes: −$2,442
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,840
• − Management: −$1,840
• − Depreciation: −$6,545
• Taxable loss: −$3,397
• Est. tax savings @ 24.0%: +$815
• After-tax cash flow: $1,258/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

+345.5% since first listed

8 events — show timeline

• 2026-02-13 Listed $225,000 FMLS
• 2026-02-13 Listed $225,000 GAMLS
• 2026-02-02 Listing Removed — GAMLS
• 2025-11-21 Price Changed $224,999 GAMLS
• 2025-09-03 Listed $225,000 GAMLS
• 2004-10-21 Sold (Public Records) $109,900 Public Records
• 1994-10-11 Sold (Public Records) $53,500 Public Records
• 1985-07-11 Sold (Public Records) $50,501 Public Records

Property tax history

+5.2%/yr

Latest (2025): $2,442 · +0.3% YoY. Source: county tax records.