4860 Delano Rd · South Fulton, GA 30349

$239,900

3 bd · 2.0 ba · 1,567 sqft · SingleFamily public records · 7 Days on market

Built 1972 1.52 ac lot Est $254k · 5% under

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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 +12.9/30.0
• ARV discount +10.0/15.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• DSCR +3.8/10.0
• 1% rule +3.4/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious 5-bedroom, 2-bath ranch-style home offering incredible flexibility and income potential. Previously utilized as a PadSplit, this property is ideal for investors or buyers seeking a multi-room living setup. The home features a beautifully renovated kitchen with modern finishes, along with updated and inviting common areas designed for comfort and functionality. Generous bedroom sizes provide ample space for occupants, while the single-level layout offers convenience and accessibility. Whether you're looking to continue its use as an income-producing property or transform it into a large primary residence, this home is a versatile opportunity you don't want to miss.

Key facts

• Income potential
• Renovated kitchen
• Single-level layout

Tags

• RENOVATED KITCHEN
• UPDATED COMMON AREAS
• SINGLE-LEVEL LAYOUT
• MULTI-ROOM LIVING SETUP
• INCOME POTENTIAL

Property features AI

Exterior

• Parking: Two parking spaces in a parking lot
• Utilities: Public water; Public sewer
• Home design: Single-level (one story); Resale property
• Construction: Vinyl siding; Composition roof
• Exterior features: Front porch; Back yard fencing

Interior

• Kitchen: No kitchen features listed
• Bedrooms: Five main-level bedrooms; Bedroom(s) with no special features listed
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms (both on the main level); Master bathroom with no special features listed
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One fireplace located in the family room; No shared/common walls; Other interior features
• Laundry & utility: Laundry room; Washer, Dryer, Refrigerator included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-19 ($-231/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (16.2% below list).
• Recommended offer: $201k (16.2% 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: Lee Elementary School (math 32% / reading 42%, grade F, #485 of 1,228 statewide, top 41%, 481 students, 100% FRL); Camp Creek Middle School (math 17% / reading 32%, grade F, #301 of 470 statewide, top 66%, 644 students, 100% 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 88% FRL vs 41% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 51% district-wide (-26 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; 651 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k 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 $67k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 4y 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 $240k implies a 85% 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,145 (16.2% 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. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.84% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.34%
• DSCR: 0.98
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $253,854
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4770 Highpoint Way	0.63mi	3/2.5	1,513 (-3%)	6mo	$245,000	$162	57
4828 Station Ln	0.64mi	3/2.5	1,700 (+8%)	3mo	$324,490	$191	52
4764 Highpoint Way	0.65mi	3/2.5	1,706 (+9%)	5mo	$258,000	$151	48
4595 Fradon Ct	0.69mi	3/2.0	1,665 (+6%)	13mo	$269,999	$162	47
4145 Morning Trl	0.53mi	3/2.5	1,788 (+14%)	7mo	$270,000	$151	44
4135 Morning Trl	0.51mi	4/2.5 (+1)	1,753 (+12%)	18mo	$280,000	$160	34

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: 23.4%
• Equity multiple: 2.87×
• Total profit: $125,366
• Equity at exit: $216,121

10-year hold

• IRR: 20.4%
• Equity multiple: 6.40×
• Total profit: $362,566
• Equity at exit: $466,073

Cash invested: $67,172 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,011 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$250 /mo · $3,003/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-19

Break-even live

Break-even rent $2,036

Max offer price $236,506

Occupancy floor 96%

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4900 Delano Rd Atlanta, GA	1.0–3.0	1.0	915	$1,590	$1.74	43d	7	0.17mi
3730 Las Olas Dr Atlanta, GA	3.0	2.5	1533	$2,100	$1.37	43d	1	0.23mi
3635 Las Olas Dr Atlanta, GA	3.0	2.5	1788	$1,599	$0.89	12d	1	0.41mi
3740 Will Lee Rd Atlanta, GA	3.0	2.0	1542	$2,010	$1.30	18d	1	0.57mi
3730 Will Lee Rd Atlanta, GA	3.0	2.0	1462	$1,939	$1.33	5d	1	0.58mi
4820 W Park Cir Atlanta, GA	3.0	2.5	1392	$1,649	$1.18	20d	1	0.60mi
4779 Highpoint Way College Park, GA	4.0	2.5	1950	$2,201	$1.13	5d	1	0.61mi
435 Skif Pond Ct Atlanta, GA	4.0	3.0	1567	$2,273	$1.45	20d	1	0.64mi
4910 Heritage Cir Atlanta, GA	4.0	2.0	2229	$2,355	$1.06	24d	1	0.65mi
4761 Highpoint Way #139 Atlanta, GA	3.0	2.5	1670	$2,500	$1.50	5d	1	0.68mi
4709 Tradition Pkwy #2 Atlanta, GA	4.0	2.5	1868	$2,200	$1.18	43d	1	0.68mi
4683 Highpoint Way Atlanta, GA	3.0	2.5	1575	$1,885	$1.20	24d	1	0.69mi
4209 Legacy Sq Atlanta, GA	3.0	2.5	1520	$1,750	$1.15	43d	1	0.77mi
5100 Welcome All Rd SW Atlanta, GA	1.0–3.0	1.0–2.5	1057	$1,600	$1.51	5d	5	0.78mi
4680 Parkway Cir Atlanta, GA	3.0	2.5	1200	$2,100	$1.75	21d	1	0.83mi
4569 Parkway Cir Atlanta, GA	3.0	2.5	1622	$2,150	$1.33	43d	1	0.84mi
4561 Parkway Cir Atlanta, GA	3.0	2.5	1773	$1,950	$1.10	5d	1	0.87mi
3369 The Way Pl Atlanta, GA	3.0	2.5	1830	$2,395	$1.31	43d	1	0.91mi
3361 The Way Pl Atlanta, GA	3.0	2.5	1968	$3,500	$1.78	43d	1	0.92mi
3865 Morning Creek Dr Atlanta, GA	3.0	2.0	1134	$1,675	$1.48	43d	1	1.27mi
5544 Bluegrass Dr Atlanta, GA	4.0	2.5	2080	$2,173	$1.04	20d	1	1.30mi
4555 Washington Rd Atlanta, GA	1.0–2.0	1.0–1.5	952	$1,175	$1.23	2d	15	1.30mi
3509 Augusta St Atlanta, GA	3.0	2.5	1588	$2,006	$1.26	43d	1	1.35mi
3715 Clearwater Dr Atlanta, GA	4.0	2.0	1482	$4,400	$2.97	43d	1	1.40mi
5612 Feldwood Rd Atlanta, GA	3.0	2.5	2100	$1,895	$0.90	5d	1	1.40mi
4395 Washington Rd Atlanta, GA	1.0–3.0	1.0–2.5	959	$1,502	$1.57	43d	9	1.41mi
5645 Morning Creek Cir Atlanta, GA	3.0	2.0	1636	$1,565	$0.96	43d	1	1.49mi

Listing history 29 events

1. 2026-06-18
   days on market $239,900 Active 7 DOM
2. 2026-06-17
   days on market $239,900 Active 6 DOM
3. 2026-06-16
   days on market $239,900 Active 5 DOM
4. 2026-06-15
   days on market $239,900 Active 4 DOM
5. 2026-06-13
   days on marketlisting id $239,900 Active 2 DOM
6. 2026-06-09
   days on market $239,900 Active 43 DOM
7. 2026-06-08
   days on market $239,900 Active 42 DOM
8. 2026-06-07
   statusdays on market $239,900 Active 41 DOM
9. 2026-06-04
   pricestatusdays on marketlisting id $239,900 Price Change 38 DOM
10. 2026-06-03
    days on market $249,900 Active 37 DOM

    Show marketing remark (681 chars)

    Spacious 5-bedroom, 2-bath ranch-style home offering incredible flexibility and income potential. Previously utilized as a PadSplit, this property is ideal for investors or buyers seeking a multi-room living setup. The home features a beautifully renovated kitchen with modern finishes, along with updated and inviting common areas designed for comfort and functionality. Generous bedroom sizes provide ample space for occupants, while the single-level layout offers convenience and accessibility. Whether you're looking to continue its use as an income-producing property or transform it into a large primary residence, this home is a versatile opportunity you don't want to miss.

11. 2026-06-01
    days on market $249,900 Active 35 DOM
12. 2026-05-31
    days on market $249,900 Active 34 DOM
13. 2026-04-24
    listed $249,900 New 681-char remark

    Show marketing remark (681 chars)

    Spacious 5-bedroom, 2-bath ranch-style home offering incredible flexibility and income potential. Previously utilized as a PadSplit, this property is ideal for investors or buyers seeking a multi-room living setup. The home features a beautifully renovated kitchen with modern finishes, along with updated and inviting common areas designed for comfort and functionality. Generous bedroom sizes provide ample space for occupants, while the single-level layout offers convenience and accessibility. Whether you're looking to continue its use as an income-producing property or transform it into a large primary residence, this home is a versatile opportunity you don't want to miss.

14. 2026-04-24
    listed $249,900 Active 681-char remark

    Show marketing remark (681 chars)

    Spacious 5-bedroom, 2-bath ranch-style home offering incredible flexibility and income potential. Previously utilized as a PadSplit, this property is ideal for investors or buyers seeking a multi-room living setup. The home features a beautifully renovated kitchen with modern finishes, along with updated and inviting common areas designed for comfort and functionality. Generous bedroom sizes provide ample space for occupants, while the single-level layout offers convenience and accessibility. Whether you're looking to continue its use as an income-producing property or transform it into a large primary residence, this home is a versatile opportunity you don't want to miss.

15. 2022-11-22
    soldstatus $130,000
16. 2022-11-17
    status Pending
17. 2022-11-11
    status Under Contract
18. 2022-11-10
    soldstatus $125,000 Closed
19. 2022-11-10
    soldstatus $125,000 Sold
20. 2022-10-21
    price $134,999
21. 2022-10-21
    price $134,999
22. 2022-09-28
    price $165,000
23. 2022-09-28
    price $150,000
24. 2022-09-28
    price $150,000
25. 2022-09-13
    price $175,000
26. 2022-09-13
    price $175,000
27. 2022-08-22
    listed $200,000 Active
28. 2022-08-22
    listed $200,000 New
29. 2015-12-11
    soldstatus $55,000

ⓘ 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: $3,003 · $250/mo
• Projected year-2 tax: $3,003 · $250/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 5/10 Major 7 d/yr ≥103°F today · 17 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: $24,137
• − Mortgage interest: −$13,438
• − Property taxes: −$3,003
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,931
• − Management: −$1,931
• − Depreciation: −$6,979
• Taxable loss: −$4,344
• Est. tax savings @ 24.0%: +$1,043
• After-tax cash flow: $812/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

+336.2% since first listed

20 events — show timeline

• 2026-06-11 Listed $239,900 FMLS
• 2026-06-03 Price Changed $239,900 GAMLS
• 2026-06-03 Listing Removed — FMLS
• 2026-04-24 Listed $249,900 FMLS
• 2026-04-24 Listed $249,900 GAMLS
• 2022-11-22 Sold (Public Records) $130,000 Public Records
• 2022-11-17 Pending — FMLS
• 2022-11-11 Pending — GAMLS
• 2022-11-10 Sold (MLS) $125,000 GAMLS
• 2022-11-10 Sold (MLS) $125,000 FMLS
• 2022-10-21 Price Changed $134,999 GAMLS
• 2022-10-21 Price Changed $134,999 FMLS
• 2022-09-28 Price Changed $165,000 FMLS
• 2022-09-28 Price Changed $150,000 GAMLS
• 2022-09-28 Price Changed $150,000 FMLS
• 2022-09-13 Price Changed $175,000 GAMLS
• 2022-09-13 Price Changed $175,000 FMLS
• 2022-08-22 Listed $200,000 GAMLS
• 2022-08-22 Listed $200,000 FMLS
• 2015-12-11 Sold (Public Records) $55,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $3,003 · +8.0% YoY. Source: county tax records.