8051 Dickens Dr · South Fulton, GA 30213

$429,990

5 bd · 4.0 ba · 2,774 sqft · SingleFamily · 71 Days on market

Built 2026 Excellent condition 6,098 sqft lot Garage $58/mo HOA · 2% of rent ↓ 10% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.5/30.0
• Condition / age +4.8/5.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Schools +2.1/10.0
• 1% rule +1.8/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out our popular floorplan The Travis at Belleview Manor, a beautiful two-story home designed with modern living in mind. The open floorplan creates a seamless flow from the spacious kitchen, complete with a walk-in pantry, to the bright dining area and cozy great room-perfect for gathering with family and friends. For added comfort and convenience, the main level offers a welcoming foyer, a versatile study (or optional bedroom), and a stylish powder room. Upstairs, you'll find a cozy loft area, along with secondary bedrooms, a thoughtfully placed laundry room, and a luxurious primary suite. The suite features a private bath and a generous walk-in closet, offering the perfect retreat at the end of each day. Come experience a home where comfort and style come together effortlessly!

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Community pool

🏗️ New construction. The $429,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $442,808.

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $430k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-745 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $335k (22.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $300k (30.1% below list).
• Recommended offer: $300k (30.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — 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); 798 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 76d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 88% 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 38% 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 $3k of loan paydown is wiped out by about $13k 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 71 days — a 6% lower offer ($404k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $80k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $300,379 (30.1% 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 71 days. Have you received any prior offers? Is the seller open to a 30% 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. 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. 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?
7. 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.
8. 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.
9. 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: 0.68% ✗
• Cap rate: 4.27%
• Cash-on-cash: -7.21%
• DSCR: 0.68
• GRM: 12.3

CMA / ARV

• ARV (median comp): $442,808
• List price: $429,990
• Delta: 12.84%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8050 Dickens Dr	0.11mi	5/4.0	2,774 (0%)	2mo	$409,990	$148	93
6713 Homer	0.15mi	5/4.0	2,774 (0%)	3mo	$453,065	$163	90
6725 Homer Ln	0.15mi	5/4.0	2,774 (0%)	3mo	$453,747	$164	90
6717 Homer Ln	0.15mi	5/3.0	2,570 (-7%)	3mo	$441,078	$172	74
6900 Durham Ln	0.52mi	5/3.0	2,674 (-4%)	3mo	$375,000	$140	64
6902 Durham Ln	0.51mi	5/4.0	2,950 (+6%)	3mo	$405,980	$138	63
6753 Delaware Bnd	0.66mi	4/2.5 (-1)	2,852 (+3%)	6mo	$309,900	$109	49
7809 Richmond Trail Trl	0.45mi	4/2.5 (-1)	2,479 (-11%)	3mo	$369,990	$149	48
7811 Richmond Trail Trl	0.47mi	4/2.5 (-1)	2,479 (-11%)	3mo	$369,990	$149	47
7798 Richmond Trl	0.48mi	4/2.5 (-1)	2,479 (-11%)	3mo	$369,980	$149	46
6921 Chester St	0.72mi	4/2.5 (-1)	2,479 (-11%)	6mo	$389,990	$157	32
6930 Chester St	0.75mi	4/2.5 (-1)	2,479 (-11%)	5mo	$389,000	$157	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: -29.4%
• Equity multiple: 0.03×
• Total profit: $-120,546
• Equity at exit: $66,024

10-year hold

• IRR: -31.9%
• Equity multiple: -0.38×
• Total profit: $-171,499
• Equity at exit: $38,286

Cash invested: $123,986 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 29 active · 23 under contract
• Months of supply: 6.7 mo (15%/mo absorbed)
• Median asking: $420,190 ($167/sqft)
• Median days on market: 37 d
• This list price: 72% of active listings are priced below it
• ARV vs active asking: -4.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30213

• Home prices YoY: -17.7%
• Rents YoY: 2.5%
• Active inventory: 798
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $3,004 high
• Mortgage (P&I): −$2,322
• Tax est. 1.5%: −$554 /mo · $6,642/yr
• Insurance: −$185
• HOA: −$58
• Vacancy / Maint / Mgmt: −$631
• Net cashflow: $-745

Break-even live

Break-even rent $3,947

Max offer price $334,983

Occupancy floor —

Sensitivity live

Price	-10% $-439	-5% $-592	+0% $-745	+5% $-898	+10% $-1,051
Rent	-10% $-982	-5% $-864	+0% $-745	+5% $-627	+10% $-508
Rate	-1.0pp $-522	-0.5pp $-633	base $-745	+0.5pp $-860	+1.0pp $-977

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: $110,702
• Closing costs: $13,284
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7811 Richmond Trl Fairburn, GA	4.0	2.5	2479	$2,900	$1.17	93d	1	0.45mi
7798 Richmond Trl Fairburn, GA	4.0	2.5	2479	$2,900	$1.17	57d	1	0.47mi
6901 Durham Ln Fairburn, GA	5.0	4.5	3316	$3,500	$1.06	139d	1	0.50mi
6900 Newcastle Ct Fairburn, GA	5.0	3.0	2366	$2,996	$1.27	69d	1	0.58mi
6657 Delaware Bnd Fairburn, GA	4.0	2.5	2450	$2,500	$1.02	74d	1	0.58mi
7762 Plymouth Dr Fairburn, GA	4.0	3.0	2477	$3,003	$1.21	88d	1	0.62mi
7759 Sheffield Ter Fairburn, GA	5.0	3.0	3397	$2,950	$0.87	19d	1	0.64mi
6907 Winchester Pl Fairburn, GA	5.0	4.0	2950	$3,200	$1.08	139d	1	0.69mi
7377 Spoleto Loop Fairburn, GA	4.0	2.5	2816	$2,995	$1.06	94d	1	0.81mi
6960 Newcastle Ct Fairburn, GA	4.0	2.5	2642	$2,900	$1.10	4d	1	0.87mi
7313 Spoleto Loop Fairburn, GA	4.0	2.0	2009	$2,230	$1.11	38d	1	0.98mi
275 Highwind Way Fairburn, GA	4.0	2.5	1928	$2,195	$1.14	76d	1	1.24mi
6246 Waverly Ln Fairburn, GA	4.0	2.0	2476	$2,415	$0.98	45d	1	1.33mi
6290 Cascade Palmetto Hwy Fairburn, GA	5.0	4.0	3000	$3,750	$1.25	32d	1	1.33mi
6510 Saint Mark Way Fairburn, GA	4.0	2.5	2200	$2,324	$1.06	139d	1	1.38mi
7210 Mahogany Dr Fairburn, GA	4.0	2.5	2400	$2,375	$0.99	76d	1	1.47mi

Property features AI

Finance

• HOA & community: Annual association fee of $700HOA covers grounds maintenance, pool, and tennis

Exterior

• Parking: Garage parking (2 spaces)Two total parking spaces
• Utilities: Public waterPublic sewerElectric service with 220 voltsElectricity available
• Home design: Two levelsNew constructionLoft
• Construction: Brick constructionComposition roofSlab foundationBuilt by Century Communities
• Exterior features: PatioFront porchPaved road frontage on a city streetCommunity playground, pool, and tennis courts

Interior

• Kitchen: Kitchen islandWalk-in pantrySolid surface countersOpen view to family roomMicrowaveElectric rangeDishwasher
• Bedrooms: One main-level bedroomFour upper-level bedroomsOversized master bedroomOther bedroom features
• Flooring: CarpetVinyl
• Bathrooms: Four full bathroomsOne main-level bathroomThree full upper-level bathroomsMaster bath with double vanity and shower
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Walk-in closets10 ft lower-level high ceilingsOther interior featuresDouble-pane windowsNo common walls
• Laundry & utility: Laundry room on upper levelElectric water heater

Listing history 38 events

1. 2026-09-23
   days on market $429,990 Active 71 DOM
2. 2026-09-22
   pricedays on market $429,990 Active 70 DOM
3. 2026-09-21
   days on market $449,990 Active 69 DOM
4. 2026-09-20
   days on market $449,990 Active 68 DOM
5. 2026-09-19
   days on market $449,990 Active 67 DOM
6. 2026-09-18
   pricedays on market $449,990 Active 66 DOM
7. 2026-09-17
   days on market $489,685 Active 65 DOM
8. 2026-09-16
   pricestatusdays on market $489,685 Active 64 DOM
9. 2026-09-15
   days on market $499,684 Active Under Contract 63 DOM
10. 2026-09-14
    days on market $499,684 Active Under Contract 62 DOM
11. 2026-09-13
    days on market $499,684 Active Under Contract 61 DOM
12. 2026-09-12
    days on market $499,684 Active Under Contract 60 DOM
13. 2026-09-11
    days on market $499,684 Active Under Contract 59 DOM
14. 2026-09-05
    days on market $499,684 Active Under Contract 53 DOM
15. 2026-09-04
    days on market $499,684 Active Under Contract 52 DOM
16. 2026-09-03
    days on market $499,684 Active Under Contract 51 DOM
17. 2026-08-31
    status $499,684 Active Under Contract 48 DOM
18. 2026-07-05
    price $499,684 Pending 48 DOM
19. 2026-06-13
    statusdays on market $456,990 Pending 48 DOM
20. 2026-06-09
    days on market $456,990 Active 45 DOM
21. 2026-06-08
    days on market $456,990 Active 44 DOM
22. 2026-06-07
    days on market $456,990 Active 43 DOM
23. 2026-06-04
    days on market $456,990 Active 40 DOM
24. 2026-06-03
    days on market $456,990 Active 39 DOM
25. 2026-06-02
    days on market $456,990 Active 38 DOM
26. 2026-06-01
    days on market $456,990 Active 37 DOM
27. 2026-05-31
    days on market $456,990 Active 36 DOM
28. 2026-05-19
    price $456,990 777-char remark

    Show marketing remark (796 chars)

    Check out our popular floorplan The Travis at Belleview Manor, a beautiful two-story home designed with modern living in mind. The open floorplan creates a seamless flow from the spacious kitchen, complete with a walk-in pantry, to the bright dining area and cozy great room-perfect for gathering with family and friends. For added comfort and convenience, the main level offers a welcoming foyer, a versatile study (or optional bedroom), and a stylish powder room. Upstairs, you'll find a cozy loft area, along with secondary bedrooms, a thoughtfully placed laundry room, and a luxurious primary suite. The suite features a private bath and a generous walk-in closet, offering the perfect retreat at the end of each day. Come experience a home where comfort and style come together effortlessly!

29. 2026-05-19
    price $456,990 796-char remark

    Show marketing remark (796 chars)

    Check out our popular floorplan The Travis at Belleview Manor, a beautiful two-story home designed with modern living in mind. The open floorplan creates a seamless flow from the spacious kitchen, complete with a walk-in pantry, to the bright dining area and cozy great room-perfect for gathering with family and friends. For added comfort and convenience, the main level offers a welcoming foyer, a versatile study (or optional bedroom), and a stylish powder room. Upstairs, you'll find a cozy loft area, along with secondary bedrooms, a thoughtfully placed laundry room, and a luxurious primary suite. The suite features a private bath and a generous walk-in closet, offering the perfect retreat at the end of each day. Come experience a home where comfort and style come together effortlessly!

30. 2026-05-19
    price $456,990

    Show marketing remark (796 chars)

    Check out our popular floorplan The Travis at Belleview Manor, a beautiful two-story home designed with modern living in mind. The open floorplan creates a seamless flow from the spacious kitchen, complete with a walk-in pantry, to the bright dining area and cozy great room-perfect for gathering with family and friends. For added comfort and convenience, the main level offers a welcoming foyer, a versatile study (or optional bedroom), and a stylish powder room. Upstairs, you'll find a cozy loft area, along with secondary bedrooms, a thoughtfully placed laundry room, and a luxurious primary suite. The suite features a private bath and a generous walk-in closet, offering the perfect retreat at the end of each day. Come experience a home where comfort and style come together effortlessly!

31. 2026-04-25
    price $497,064 796-char remark

    Show marketing remark (796 chars)

    Check out our popular floorplan The Travis at Belleview Manor, a beautiful two-story home designed with modern living in mind. The open floorplan creates a seamless flow from the spacious kitchen, complete with a walk-in pantry, to the bright dining area and cozy great room-perfect for gathering with family and friends. For added comfort and convenience, the main level offers a welcoming foyer, a versatile study (or optional bedroom), and a stylish powder room. Upstairs, you'll find a cozy loft area, along with secondary bedrooms, a thoughtfully placed laundry room, and a luxurious primary suite. The suite features a private bath and a generous walk-in closet, offering the perfect retreat at the end of each day. Come experience a home where comfort and style come together effortlessly!

32. 2026-04-25
    price $497,064

    Show marketing remark (796 chars)

    Check out our popular floorplan The Travis at Belleview Manor, a beautiful two-story home designed with modern living in mind. The open floorplan creates a seamless flow from the spacious kitchen, complete with a walk-in pantry, to the bright dining area and cozy great room-perfect for gathering with family and friends. For added comfort and convenience, the main level offers a welcoming foyer, a versatile study (or optional bedroom), and a stylish powder room. Upstairs, you'll find a cozy loft area, along with secondary bedrooms, a thoughtfully placed laundry room, and a luxurious primary suite. The suite features a private bath and a generous walk-in closet, offering the perfect retreat at the end of each day. Come experience a home where comfort and style come together effortlessly!

33. 2026-04-25
    listed $510,064 Active

    Show marketing remark (796 chars)

    Check out our popular floorplan The Travis at Belleview Manor, a beautiful two-story home designed with modern living in mind. The open floorplan creates a seamless flow from the spacious kitchen, complete with a walk-in pantry, to the bright dining area and cozy great room-perfect for gathering with family and friends. For added comfort and convenience, the main level offers a welcoming foyer, a versatile study (or optional bedroom), and a stylish powder room. Upstairs, you'll find a cozy loft area, along with secondary bedrooms, a thoughtfully placed laundry room, and a luxurious primary suite. The suite features a private bath and a generous walk-in closet, offering the perfect retreat at the end of each day. Come experience a home where comfort and style come together effortlessly!

34. 2026-04-25
    listed $510,064 New 796-char remark

    Show marketing remark (796 chars)

    Check out our popular floorplan The Travis at Belleview Manor, a beautiful two-story home designed with modern living in mind. The open floorplan creates a seamless flow from the spacious kitchen, complete with a walk-in pantry, to the bright dining area and cozy great room-perfect for gathering with family and friends. For added comfort and convenience, the main level offers a welcoming foyer, a versatile study (or optional bedroom), and a stylish powder room. Upstairs, you'll find a cozy loft area, along with secondary bedrooms, a thoughtfully placed laundry room, and a luxurious primary suite. The suite features a private bath and a generous walk-in closet, offering the perfect retreat at the end of each day. Come experience a home where comfort and style come together effortlessly!

35. 2026-04-23
    price $497,064 777-char remark
36. 2026-04-10
    historical $510,064

    Show marketing remark (796 chars)

    Check out our popular floorplan The Travis at Belleview Manor, a beautiful two-story home designed with modern living in mind. The open floorplan creates a seamless flow from the spacious kitchen, complete with a walk-in pantry, to the bright dining area and cozy great room-perfect for gathering with family and friends. For added comfort and convenience, the main level offers a welcoming foyer, a versatile study (or optional bedroom), and a stylish powder room. Upstairs, you'll find a cozy loft area, along with secondary bedrooms, a thoughtfully placed laundry room, and a luxurious primary suite. The suite features a private bath and a generous walk-in closet, offering the perfect retreat at the end of each day. Come experience a home where comfort and style come together effortlessly!

37. 2026-04-10
    historical $510,064 796-char remark

    Show marketing remark (796 chars)

    Check out our popular floorplan The Travis at Belleview Manor, a beautiful two-story home designed with modern living in mind. The open floorplan creates a seamless flow from the spacious kitchen, complete with a walk-in pantry, to the bright dining area and cozy great room-perfect for gathering with family and friends. For added comfort and convenience, the main level offers a welcoming foyer, a versatile study (or optional bedroom), and a stylish powder room. Upstairs, you'll find a cozy loft area, along with secondary bedrooms, a thoughtfully placed laundry room, and a luxurious primary suite. The suite features a private bath and a generous walk-in closet, offering the perfect retreat at the end of each day. Come experience a home where comfort and style come together effortlessly!

38. 2026-04-03
    listed $510,064 Active 777-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,045
• − Mortgage interest: −$24,804
• − Property taxes: −$6,642
• − Insurance: −$2,214
• − Repairs & maintenance: −$2,884
• − Management: −$2,884
• − HOA: −$696
• − Depreciation: −$12,882
• Taxable loss: −$16,960
• Est. tax savings @ 24.0%: +$4,070
• After-tax cash flow: $-4,871/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.

Condition & rehab AI · 1 photo

Excellent 95/100 None rehab

This two-story home is in excellent condition with a modern floorplan and well-maintained exterior. It offers a high ROI with updates focusing on curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New window treatments — Enhances curb appeal and interior aesthetics ↑

F Composite school gradezoned avg 21/100

Zoned Schools

Elementary Renaissance Es F GA #689/1,228 Nat'l #28,475/41,679 Middle Renaissance Middle School F GA #301/470 Nat'l #10,474/14,009 High Langston Hughes High School F GA #336/424 Nat'l #15,755/17,239

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 · 1,203,707 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: 7% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• HOA & community: Annual association fee of $700HOA covers grounds maintenance, pool, and tennis

Exterior

• Parking: Garage parking (2 spaces)Two total parking spaces
• Utilities: Public waterPublic sewerElectric service with 220 voltsElectricity available
• Home design: Two levelsNew constructionLoft
• Construction: Brick constructionComposition roofSlab foundationBuilt by Century Communities
• Exterior features: PatioFront porchPaved road frontage on a city streetCommunity playground, pool, and tennis courts

Interior

• Kitchen: Kitchen islandWalk-in pantrySolid surface countersOpen view to family roomMicrowaveElectric rangeDishwasher
• Bedrooms: One main-level bedroomFour upper-level bedroomsOversized master bedroomOther bedroom features
• Flooring: CarpetVinyl
• Bathrooms: Four full bathroomsOne main-level bathroomThree full upper-level bathroomsMaster bath with double vanity and shower
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Walk-in closets10 ft lower-level high ceilingsOther interior featuresDouble-pane windowsNo common walls
• Laundry & utility: Laundry room on upper levelElectric water heater

Price history

-10.4% since first listed

10 events — show timeline

• 2026-06-12 Pending — FMLS
• 2026-06-12 Pending — GAMLS
• 2026-05-19 Price Changed $456,990 GAMLS
• 2026-05-19 Price Changed $456,990 FMLS
• 2026-04-25 Price Changed $497,064 GAMLS
• 2026-04-25 Price Changed $497,064 FMLS
• 2026-04-25 Listed $510,064 FMLS
• 2026-04-25 Listed $510,064 GAMLS
• 2026-04-10 Coming Soon $510,064 FMLS
• 2026-04-10 Coming Soon $510,064 GAMLS