1314 Camelot Dr · South Fulton, GA 30349

$45,000

4 bd · 2.0 ba · 2,334 sqft · Condo public records · 344 Days on market

Built 1970 $19/sqft · 83% below area ↓ 9% since listing

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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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Investor special! 4-bedroom, 2-bath condo in need of complete renovation. Priced below market-ideal for a flip or long-term rental investment."

Key facts

• 2 parking spots
• Built 1970
• Listed 344 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath condo listed at $45k.

Deal economics

• At list price, monthly cash flow is $739 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.0% 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $5k of equity ($311 loan paydown + $4k 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 $13k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 344 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 12y 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 $20k; list at $45k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 344 days. Have you received any prior offers? Is the seller open to a 12% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 4.64% ✓
• Cap rate: 26.01%
• Cash-on-cash: 70.40%
• DSCR: 4.13
• GRM: 1.8

CMA / ARV

• ARV (median comp): $260,478
• List price: $45,000
• Delta: -82.72%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 0.95% rent growth · sell at horizon

5-year hold

• IRR: 78.8%
• Equity multiple: 6.38×
• Total profit: $67,772
• Equity at exit: $40,540

10-year hold

• IRR: 71.9%
• Equity multiple: 13.34×
• Total profit: $155,482
• Equity at exit: $87,425

Cash invested: $12,600 (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: 651
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $2,087 high
• Mortgage (P&I): −$236
• Tax from tax record: −$72 /mo · $860/yr
• Insurance: −$19
• HOA est. from 1 same-building comp: −$583
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $739

Break-even live

Break-even rent $1,151

Max offer price $45,000

Occupancy floor 60%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5335 Willow Park Blvd Atlanta, GA	4.0	2.5	1716	$2,000	$1.17	43d	1	0.45mi
2555 Flat Shoals Rd #3005 Atlanta, GA	3.0	2.5	1724	$1,850	$1.07	5d	1	0.72mi
6120 Hemperly Rd Atlanta, GA	4.0	2.5	1770	$2,100	$1.19	3d	1	0.88mi
6120 Hemperly Rd Atlanta, GA	4.0	2.5	1770	$2,100	$1.19	24d	1	0.88mi
5194 Seaside Ct Atlanta, GA	4.0	2.5	1765	$2,135	$1.21	24d	1	0.95mi
2736 Live Oak Trl Atlanta, GA	4.0	3.0	2050	$1,650	$0.80	11d	1	0.96mi
6193 Hemperly Rd Atlanta, GA	5.0	3.0	3362	$2,579	$0.77	1d	1	1.00mi
2250 Sandgate Cir Atlanta, GA	4.0	3.0	1916	$2,100	$1.10	15d	1	1.02mi
320 Emerald Green Ct Atlanta, GA	3.0	2.0	1575	$2,050	$1.30	43d	1	1.04mi
5247 Scofield Rd Atlanta, GA	3.0	2.0	1958	$2,000	$1.02	43d	1	1.07mi
5843 Summerglen Ln Atlanta, GA	3.0	2.5	2453	$1,795	$0.73	24d	1	1.10mi
3280 Sable Trl Atlanta, GA	3.0	3.0	2342	$1,650	$0.70	11d	1	1.18mi
3282 Sable Trl Unit 1 Atlanta, GA	3.0	3.0	2342	$1,795	$0.77	43d	1	1.18mi
2835 Windsor Forrest Ct Atlanta, GA	3.0	2.5	1680	$1,881	$1.12	5d	1	1.20mi
6078 Oak Bend Ct Riverdale, GA	3.0	2.5	1622	$1,800	$1.11	24d	1	1.22mi
5601 Sable Way Atlanta, GA	4.0	2.5	2495	$2,381	$0.95	24d	1	1.28mi
5287 Chantilly Ter Atlanta, GA	4.0	2.5	1897	$2,006	$1.06	22d	1	1.28mi
3364 Estes Dr Atlanta, GA	3.0	2.5	1736	$1,889	$1.09	16d	1	1.32mi
5275 Hanover St Atlanta, GA	3.0	2.5	1613	$2,013	$1.25	5d	1	1.43mi
5298 Hanover St Atlanta, GA	3.0	2.5	1610	$2,188	$1.36	5d	1	1.45mi
5219 Hanover St Atlanta, GA	3.0	2.5	1864	$1,850	$0.99	43d	1	1.47mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-18
   days on market $45,000 Active 344 DOM
2. 2026-06-17
   days on market $45,000 Active 343 DOM
3. 2026-06-16
   days on market $45,000 Active 342 DOM
4. 2026-06-15
   days on market $45,000 Active 341 DOM
5. 2026-06-13
   days on market $45,000 Active 339 DOM
6. 2026-06-09
   days on market $45,000 Active 335 DOM
7. 2026-06-08
   days on market $45,000 Active 334 DOM
8. 2026-06-08
   days on market $45,000 Active 333 DOM
9. 2026-06-04
   days on market $45,000 Active 330 DOM
10. 2026-06-03
    days on market $45,000 Active 329 DOM
11. 2026-06-01
    days on market $45,000 Active 327 DOM
12. 2026-05-31
    days on market $45,000 Active 326 DOM
13. 2025-06-28
    listed $45,000 New 148-char remark

    Show marketing remark (154 chars)

    Investor special! 4-bedroom, 2-bath condo in need of complete renovation. Priced below market—ideal for a flip or long-term rental investment."

14. 2025-06-28
    listed $45,000 Active 154-char remark

    Show marketing remark (154 chars)

    Investor special! 4-bedroom, 2-bath condo in need of complete renovation. Priced below market—ideal for a flip or long-term rental investment."

15. 2019-11-07
    soldstatus $20,000 Closed
16. 2019-11-07
    soldstatus $20,000 Sold
17. 2019-09-25
    status Pending
18. 2019-09-25
    status Under Contract
19. 2019-09-13
    price $30,500
20. 2019-09-13
    price $30,500
21. 2019-09-12
    status Back on Market
22. 2019-09-12
    status Active
23. 2019-09-10
    status Pending
24. 2019-09-10
    status Under Contract
25. 2019-08-19
    historical
26. 2019-08-18
    listed $35,500 Active
27. 2019-08-18
    listed $35,500 New
28. 2019-08-18
    listed $35,500 New
29. 2015-07-31
    historical
30. 2014-12-04
    listed $49,900 New
31. 2003-07-08
    soldstatus $69,000
32. 1985-11-13
    soldstatus $56,500
33. 1978-12-01
    soldstatus $49,300

ⓘ 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: $860 · $72/mo
• Projected year-2 tax: $860 · $72/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 · 19 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: $25,042
• − Mortgage interest: −$2,521
• − Property taxes: −$860
• − Insurance: −$225
• − Repairs & maintenance: −$2,003
• − Management: −$2,003
• − HOA: −$6,996
• − Depreciation: −$1,309
• Taxable income: $9,125
• Est. tax owed @ 24.0%: −$2,190
• After-tax cash flow: $6,681/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

-8.7% since first listed

21 events — show timeline

• 2025-06-28 Listed $45,000 FMLS
• 2025-06-28 Listed $45,000 GAMLS
• 2019-11-07 Sold (MLS) $20,000 GAMLS
• 2019-11-07 Sold (MLS) $20,000 FMLS
• 2019-09-25 Pending — FMLS
• 2019-09-25 Pending — GAMLS
• 2019-09-13 Price Changed $30,500 GAMLS
• 2019-09-13 Price Changed $30,500 FMLS
• 2019-09-12 Relisted — GAMLS
• 2019-09-12 Relisted — FMLS
• 2019-09-10 Pending — FMLS
• 2019-09-10 Pending — GAMLS
• 2019-08-19 Listing Removed — GAMLS
• 2019-08-18 Listed $35,500 GAMLS
• 2019-08-18 Listed $35,500 GAMLS
• 2019-08-18 Listed $35,500 FMLS
• 2015-07-31 Listing Removed — GAMLS
• 2014-12-04 Listed $49,900 GAMLS
• 2003-07-08 Sold (Public Records) $69,000 Public Records
• 1985-11-13 Sold (Public Records) $56,500 Public Records
• 1978-12-01 Sold (Public Records) $49,300 Public Records

Property tax history

-0.8%/yr

Latest (2025): $860 · -14.7% YoY. Source: county tax records.