2835 Sapphire St · South Fulton, GA 30349

$195,000

3 bd · 2.0 ba · 1,410 sqft · SingleFamily public records · 19 Days on market

Built 1995 0.32 ac lot Est $226k · 14% under

---

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 +15.6/30.0
• ARV discount +13.6/15.0
• Appreciation +10.0/10.0
• DSCR +4.8/10.0
• 1% rule +4.5/10.0
• Schools +4.5/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Turnkey Investor Special: Immediate Cash Flow & High-Demand Location! Add an effortless, income-generating asset to your portfolio with 2835 Sapphire Street. This charming 3-bedroom, 2-bath ranch-style home comes with a reliable tenant already in place, meaning zero day-one vacancy and immediate ROI the moment you close. Nestled on a quiet cul-de-sac in the stable Woodward Estates community of College Park, this property offers an unbeatable, high-demand location. Situated just minutes from Hartsfield-Jackson International Airport, major highways, schools, shopping, and dining, it boasts a massive, built-in tenant pool for long-term equity growth and minimal future vacancy risk. Skip the rehab and the leasing hassle-this hands-off winner is ready to perform from Day 1

Key facts

• Quiet cul-de-sac
• 0.32 acre lot
• Garage

Tags

• QUIET CUL-DE-SAC
• WOODWARD ESTATES COMMUNITY

Property features AI

Exterior

• Parking: One-car garage; Four total parking spaces; Garage faces the front
• Utilities: Public water; Public sewer; Electric service (110V; 220V in laundry); Cable available; Phone available; Underground utilities
• Home design: One-level home; Resale property
• Construction: Vinyl siding; Composition shingle roof; Slab foundation; Built as described in deed records
• Exterior features: Patio; Paved road frontage on a county road; Near public transportation; Near shopping

Interior

• Kitchen: White cabinetry; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Three main-level bedrooms; Primary bedroom on the main level
• Flooring: Carpet; Other flooring
• Bathrooms: Two full bathrooms (both on the main level); Primary bathroom: other features
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Other interior features; No shared/common walls
• Laundry & utility: Main-level laundry (220V in laundry)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $81 ($971/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 $185k (5.0% below list).
• Recommended offer: $185k (5.0% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Nolan Elementary School (math 24% / reading 22%, grade F, #796 of 1,228 statewide, top 65%, 710 students, 100% FRL); Banneker High School (math 24% / reading 75%, grade D+, #28 of 424 statewide, top 7%, 1,610 students, 100% FRL) — zoned schools average 100% FRL vs 41% district-wide (59 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 36% at this address vs 51% district-wide (-14 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 flat; 656 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k 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 $55k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $130k; list at $195k implies a 51% 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 $185,337 (5.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.95% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.78%
• DSCR: 1.08
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $225,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
910 Winterside Ln	0.08mi	3/2.0	1,335 (-5%)	15mo	$118,000	$88	74
2985 Garnet Way	0.29mi	3/2.0	1,464 (+4%)	11mo	$206,000	$141	71
1005 Winter Side Ln	0.14mi	3/2.5	1,272 (-10%)	7mo	$208,000	$164	70
835 Old Rocky Rd	0.45mi	3/2.0	1,410 (0%)	13mo	$200,000	$142	68
6520 Emerald Pointe Cir	0.41mi	3/2.0	1,328 (-6%)	10mo	$213,000	$160	62
6255 Topaz Trl	0.54mi	3/2.5	1,486 (+5%)	9mo	$234,700	$158	57
2950 Harper Valley Dr	0.57mi	3/2.0	1,367 (-3%)	20mo	$155,000	$113	52
290 Gemstone Pl	0.40mi	3/2.0	1,304 (-8%)	23mo	$265,000	$203	50
805 Old Rocky Rd	0.49mi	4/3.0 (+1)	1,500 (+6%)	10mo	$250,000	$167	49
245 Adena Ln W	0.66mi	4/2.0 (+1)	1,348 (-4%)	13mo	$230,000	$171	46
935 Old Rocky Rd	0.33mi	4/3.0 (+1)	1,500 (+6%)	22mo	$235,900	$157	46
3045 Flat Shoals Rd	0.53mi	2/2.0 (-1)	1,200 (-15%)	13mo	$215,000	$179	35

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: 24.8%
• Equity multiple: 2.97×
• Total profit: $107,660
• Equity at exit: $175,671

10-year hold

• IRR: 21.4%
• Equity multiple: 6.61×
• Total profit: $306,104
• Equity at exit: $378,842

Cash invested: $54,600 (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: 656
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,853 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$279 /mo · $3,353/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $81

Break-even live

Break-even rent $1,751

Max offer price $195,000

Occupancy floor 91%

Sensitivity live

Price	-10% $191	-5% $136	+0% $81	+5% $26	+10% $-29
Rent	-10% $-65	-5% $8	+0% $81	+5% $154	+10% $227
Rate	-1.0pp $179	-0.5pp $131	base $81	+0.5pp $30	+1.0pp $-21

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6450 Peppermill Ln Atlanta, GA	4.0	2.0	1188	$1,531	$1.29	25d	1	0.07mi
3105 Garnet Way Atlanta, GA	3.0	2.0	1470	$1,660	$1.13	14d	1	0.20mi
6345 Peppermill Ln Atlanta, GA	3.0	2.5	1224	$1,800	$1.47	44d	1	0.25mi
2820 Greenbower Ct Atlanta, GA	3.0	2.0	1338	$1,730	$1.29	5d	1	0.32mi
855 Old Rocky Rd Atlanta, GA	3.0	2.0	1310	$1,710	$1.31	25d	1	0.45mi
2667 Rocky Ct Atlanta, GA	3.0	2.5	1432	$2,200	$1.54	44d	1	0.47mi
6560 Emerald Pointe Cir Atlanta, GA	3.0	2.0	1309	$1,500	$1.15	23d	1	0.49mi
2592 Rocky Ct Atlanta, GA	2.0	2.5	1424	$2,000	$1.40	44d	1	0.51mi
6278 Rockaway Rd Atlanta, GA	3.0	2.5	1524	$2,000	$1.31	44d	1	0.61mi
6090 Emerald Pointe Cir Atlanta, GA	3.0	2.0	1200	$1,875	$1.56	19d	1	0.65mi
320 Emerald Green Ct Atlanta, GA	3.0	2.0	1575	$2,050	$1.30	44d	1	0.69mi
6120 Hemperly Rd Atlanta, GA	4.0	2.5	1770	$2,100	$1.19	25d	1	0.74mi
6120 Hemperly Rd Atlanta, GA	4.0	2.5	1770	$2,100	$1.19	5d	1	0.74mi
3240 Devilla Trce South Fulton, GA	4.0	2.0	1616	$1,980	$1.23	44d	1	0.80mi
3206 Pine Tree Trl Unit 15C Atlanta, GA	3.0	2.5	1466	$1,950	$1.33	5d	1	0.81mi
6575 Smoke Ridge Dr Atlanta, GA	4.0	2.0	1808	$1,815	$1.00	44d	1	0.84mi
2184 Olmadison Vw Atlanta, GA	2.0	2.0	1236	$1,985	$1.61	19d	1	0.86mi
2865 Spruce Point Rd Atlanta, GA	4.0	2.0	1050	$1,910	$1.82	44d	1	0.86mi
3500 Keels Ln Atlanta, GA	3.0	2.0	1272	$1,755	$1.38	3d	1	0.86mi
6230 Cedar Wood Dr Atlanta, GA	3.0	2.0	1238	$1,694	$1.37	44d	1	0.87mi
6415 El Caudillo Ct Atlanta, GA	3.0	3.0	1498	$2,800	$1.87	5d	1	0.87mi
6368 Olmadison Pl Atlanta, GA	3.0	2.5	1428	$1,596	$1.12	0d	1	0.89mi
6370 Olmadison Pl Atlanta, GA	3.0	2.5	1440	$1,795	$1.25	44d	1	0.89mi
2550 Hallie Mill Rd Atlanta, GA	3.0	2.0	1372	$1,600	$1.17	14d	1	0.89mi
7060 Kimberly Mill Rd Atlanta, GA	3.0	1.0	1056	$1,425	$1.35	6d	1	0.89mi
7060 Kimberly Mill Rd Atlanta, GA	3.0	1.0	1056	$1,425	$1.35	0d	1	0.89mi
6056 Carriage Ct Atlanta, GA	3.0	2.0	1400	$1,549	$1.11	0d	1	0.91mi
2373 Bigwood Trl Atlanta, GA	3.0	2.5	1566	$1,845	$1.18	25d	1	0.92mi
2560 Foxlair Trl Atlanta, GA	4.0	2.0	1485	$1,795	$1.21	25d	1	0.94mi
2285 Bigwood Trl Atlanta, GA	3.0	2.5	1580	$1,740	$1.10	3d	1	0.94mi
2310 Bigwood Trl Atlanta, GA	3.0	2.5	1580	$2,600	$1.65	25d	1	0.99mi
7045 Birling Dr Atlanta, GA	4.0	3.0	1488	$1,765	$1.19	44d	1	0.99mi
325 Pointer Ct Atlanta, GA	3.0	2.0	1474	$1,620	$1.10	6d	1	1.00mi
6078 Oak Bend Ct Riverdale, GA	3.0	2.5	1622	$1,800	$1.11	25d	1	1.02mi
2555 Flat Shoals Rd #401 Atlanta, GA	3.0	2.5	1550	$2,050	$1.32	44d	1	1.02mi
2555 Flat Shoals Rd #404 College Park, GA	3.0	2.5	1408	$1,700	$1.21	25d	1	1.03mi
110 Fruitwood Trce Unit A Riverdale, GA	3.0	2.0	1100	$1,800	$1.64	21d	1	1.04mi
6440 Connell Rd Atlanta, GA	3.0	2.0	1391	$1,695	$1.22	25d	1	1.05mi
6048 Oak Bend Ct Riverdale, GA	3.0	2.5	1500	$1,750	$1.17	0d	1	1.06mi
6048 Oak Bend Ct Riverdale, GA	3.0	2.5	1500	$1,750	$1.17	23d	1	1.06mi

Listing history 12 events

1. 2026-06-21
   days on market $195,000 Active 19 DOM
2. 2026-06-18
   days on market $195,000 Active 16 DOM
3. 2026-06-17
   days on market $195,000 Active 15 DOM
4. 2026-06-16
   days on market $195,000 Active 14 DOM
5. 2026-06-15
   days on market $195,000 Active 13 DOM
6. 2026-06-13
   days on market $195,000 Active 11 DOM
7. 2026-06-09
   days on market $195,000 Active 7 DOM
8. 2026-06-08
   days on market $195,000 Active 6 DOM
9. 2026-06-07
   days on market $195,000 Active 5 DOM
10. 2026-06-04
    days on market $195,000 Active 2 DOM
11. 2026-06-03
    remarks 695-char remark
12. 2026-06-03
    listed $195,000 Active 1 DOM

ⓘ 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: $3,353 · $279/mo
• Projected year-2 tax: $3,353 · $279/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 1/10 Low
• 🌡 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: $22,240
• − Mortgage interest: −$10,923
• − Property taxes: −$3,353
• − Insurance: −$975
• − Repairs & maintenance: −$1,779
• − Management: −$1,779
• − Depreciation: −$5,673
• Taxable loss: −$2,241
• Est. tax savings @ 24.0%: +$538
• After-tax cash flow: $1,509/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

+178.6% since first listed

11 events — show timeline

• 2026-06-02 Listed $195,000 GAMLS
• 2026-06-02 Listed $195,000 FMLS
• 2026-03-31 Listing Removed — GAMLS
• 2025-08-05 Listed $215,000 GAMLS
• 2018-12-11 Sold (Public Records) $129,500 Public Records
• 2018-11-30 Sold (MLS) $129,500 FMLS
• 2018-11-02 Pending — FMLS
• 2018-10-23 Listed $129,500 FMLS
• 2006-03-13 Sold (Public Records) $99,000 Public Records
• 2003-10-30 Sold (Public Records) $116,000 Public Records
• 1996-01-25 Sold (Public Records) $70,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $3,353 · -7.1% YoY. Source: county tax records.