2705 Dunmoreland Ter · South Fulton, GA 30349

$169,900

3 bd · 2.5 ba · 1,112 sqft · SingleFamily public records · 50 Days on market

Built 1960 0.42 ac lot $153/sqft · 30% above area Est $261k · 35% 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 +15.5/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +5.0/10.0
• DSCR +4.8/10.0
• 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

New listing in Atlanta that has just hit the market. This all-brick split-level home is situated on an expansive lot of nearly half an acre and includes a convenient double carport. Inside, the home features three spacious bedrooms, two full bathrooms, and one half bathroom. Please let me know if you would like to schedule a viewing. Must have pre-qualification to schedule showings. Agents, please see the MLS remarks. Thank you

Key facts

• Expansive lot
• Double carport
• 0.42 acre lot

Tags

• EXPANSIVE LOT
• DOUBLE CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $69 ($826/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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; 30 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 30% 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 $18k of equity ($1k loan paydown + $17k 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 $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 10y 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 $140k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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: 1.00% ✓
• Cap rate: 6.78%
• Cash-on-cash: 1.74%
• DSCR: 1.08
• GRM: 8.3

CMA / ARV

• ARV (median comp): $261,170
• List price: $169,900
• Delta: -34.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5341 Sand Bar Ln	0.36mi	3/2.0	1,093 (-2%)	1mo	$245,000	$224	78
5312 Westford Cir	0.14mi	3/2.0	960 (-14%)	9mo	$206,000	$215	61
5370 Longmeadow Ln	0.24mi	3/1.5	1,248 (+12%)	4mo	$87,500	$70	61
5488 Deerfield Trl	0.47mi	3/2.5	1,008 (-9%)	9mo	$190,000	$188	55
5530 Old Bill Cook Rd	0.69mi	3/2.0	1,200 (+8%)	4mo	$40,000	$33	49
5633 Westhill Cir	0.61mi	3/2.0	1,080 (-3%)	23mo	$160,000	$148	46

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: $93,568
• Equity at exit: $153,059

10-year hold

• IRR: 21.4%
• Equity multiple: 6.59×
• Total profit: $265,864
• Equity at exit: $330,078

Cash invested: $47,572 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,699 high
• Mortgage (P&I): −$891
• Tax from tax record: −$312 /mo · $3,742/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $69

Break-even live

Break-even rent $1,612

Max offer price $169,900

Occupancy floor 91%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2710 Dunmoreland Ter Atlanta, GA	3.0	1.0	1198	$1,540	$1.29	43d	1	0.06mi
5370 Longmeadow Ln Atlanta, GA	3.0	2.0	1248	$1,600	$1.28	17d	1	0.26mi
3100 Godby Rd Atlanta, GA	1.0–2.0	1.0–2.5	959	$1,395	$1.45	2d	34	0.28mi
3110 Godby Rd Unit 5d College Park, GA	2.0	2.0	1016	$1,150	$1.13	2d	1	0.35mi
3110 Godby Rd Unit 15a College Park, GA	2.0	1.5	1062	$1,150	$1.08	3d	1	0.35mi
5071 Windsor Forrest Ln Atlanta, GA	3.0	2.5	1303	$1,881	$1.44	13d	1	0.36mi
2817 Windsor Forrest Ct Atlanta, GA	3.0	2.5	1408	$1,697	$1.21	43d	1	0.38mi
5380 Sand Bar Ln Atlanta, GA	3.0	2.0	1361	$1,961	$1.44	4d	1	0.40mi
2883 Windsor Forrest Ct Atlanta, GA	3.0	2.5	1115	$1,895	$1.70	2d	1	0.41mi
2890 Jerome Rd Atlanta, GA	3.0	1.5	1229	$1,761	$1.43	43d	1	0.60mi
5410 Twin Lakes Dr Atlanta, GA	3.0	2.0	1277	$2,040	$1.60	43d	1	0.61mi
2431 Old National Pkwy College Park, GA	1.0–3.0	1.0–2.0	1031	$1,780	$1.73	2d	1	0.66mi
5645 Deerfield Trl Atlanta, GA	3.0	1.5	1496	$1,495	$1.00	22d	1	0.66mi
5712 Westhill Cir Atlanta, GA	4.0	2.0	1441	$1,710	$1.19	3d	1	0.71mi
2301 Godby Rd Atlanta, GA	2.0	1.0	1054	$1,225	$1.16	43d	1	0.80mi
5442 Scofield Rd Atlanta, GA	3.0	1.5	1368	$1,775	$1.30	43d	1	0.97mi
2500 Pleasant Hill Rd Atlanta, GA	2.0–3.0	1.5–2.5	1405	$1,449	$1.03	24d	2	1.01mi
5690 Hampton Ct Atlanta, GA	2.0	3.0	1184	$1,495	$1.26	43d	1	1.01mi
5515 Scofield Rd Atlanta, GA	3.0	2.0	1109	$1,788	$1.61	10d	1	1.02mi
2601 Roosevelt Hwy Atlanta, GA	3.0	1.0–2.5	1000	$1,550	$1.55	1d	9	1.05mi
5267 Joan of Arc Pl Atlanta, GA	3.0	1.0	1066	$1,743	$1.64	43d	1	1.17mi
2210 Sullivan Rd Atlanta, GA	1.0–3.0	1.0–2.0	950	$1,412	$1.49	2d	17	1.21mi
5234 Norman Blvd Atlanta, GA	3.0	2.0	1404	$1,785	$1.27	43d	1	1.27mi
395 Fox Trail Dr Atlanta, GA	3.0	2.0	1400	$1,980	$1.41	11d	1	1.32mi
5850 Old Bill Cook Rd Atlanta, GA	2.0	1.0	768	$1,450	$1.89	43d	1	1.35mi
2001 Godby Rd Atlanta, GA	1.0–3.0	1.5–2.5	1275	$1,425	$1.12	3d	5	1.36mi
5477 Denny Dr Atlanta, GA	4.0	3.0	1500	$1,650	$1.10	43d	1	1.42mi
1951 Southampton Rd Atlanta, GA	2.0–3.0	1.5–2.5	1287	$1,350	$1.05	3d	50	1.44mi
5750 Buffington Rd Atlanta, GA	1.0–3.0	1.0–2.0	1142	$1,702	$1.49	2d	19	1.44mi
5740 Buffington Rd Atlanta, GA	1.0–3.0	1.0–2.5	964	$2,149	$2.23	3d	16	1.46mi

Listing history 37 events

1. 2026-04-27
   price $169,900 431-char remark

   Show marketing remark (431 chars)

   New listing in Atlanta that has just hit the market. This all-brick split-level home is situated on an expansive lot of nearly half an acre and includes a convenient double carport. Inside, the home features three spacious bedrooms, two full bathrooms, and one half bathroom. Please let me know if you would like to schedule a viewing. Must have pre-qualification to schedule showings. Agents, please see the MLS remarks. Thank you

2. 2026-04-27
   price $169,900 431-char remark

   Show marketing remark (431 chars)

   New listing in Atlanta that has just hit the market. This all-brick split-level home is situated on an expansive lot of nearly half an acre and includes a convenient double carport. Inside, the home features three spacious bedrooms, two full bathrooms, and one half bathroom. Please let me know if you would like to schedule a viewing. Must have pre-qualification to schedule showings. Agents, please see the MLS remarks. Thank you

3. 2026-03-31
   listed $174,900 New 431-char remark

   Show marketing remark (431 chars)

   New listing in Atlanta that has just hit the market. This all-brick split-level home is situated on an expansive lot of nearly half an acre and includes a convenient double carport. Inside, the home features three spacious bedrooms, two full bathrooms, and one half bathroom. Please let me know if you would like to schedule a viewing. Must have pre-qualification to schedule showings. Agents, please see the MLS remarks. Thank you

4. 2026-03-31
   listed $174,900 Active 431-char remark

   Show marketing remark (431 chars)

   New listing in Atlanta that has just hit the market. This all-brick split-level home is situated on an expansive lot of nearly half an acre and includes a convenient double carport. Inside, the home features three spacious bedrooms, two full bathrooms, and one half bathroom. Please let me know if you would like to schedule a viewing. Must have pre-qualification to schedule showings. Agents, please see the MLS remarks. Thank you

5. 2019-05-08
   soldstatus $140,000
6. 2019-04-29
   soldstatus $140,000 Closed
7. 2019-04-02
   status Pending
8. 2019-03-13
   listed $139,900 Active
9. 2018-10-24
   soldstatus $76,000
10. 2018-10-04
    soldstatus $76,000 Sold
11. 2018-10-04
    soldstatus $76,000 Sold
12. 2018-09-03
    status Pending
13. 2018-08-27
    status Under Contract
14. 2018-08-27
    historical Contingent - Due Diligence
15. 2018-08-13
    status Back on Market
16. 2018-08-13
    status Active
17. 2018-08-08
    status Pending
18. 2018-07-31
    status Under Contract
19. 2018-07-31
    historical Contingent - Due Diligence
20. 2018-07-20
    status Back on Market
21. 2018-07-20
    status Active
22. 2018-07-07
    status Pending
23. 2018-06-27
    status Under Contract
24. 2018-06-27
    historical Contingent - Due Diligence
25. 2018-06-20
    listed $91,900 Active
26. 2018-06-20
    listed $91,900 New
27. 2016-10-14
    soldstatus $45,000
28. 2016-10-12
    soldstatus $45,000 Sold
29. 2016-10-06
    status Pending Offer Approval
30. 2016-09-28
    price $50,000
31. 2016-09-18
    price $59,999
32. 2016-09-02
    status Back on Market
33. 2016-08-22
    status Under Contract
34. 2016-08-04
    price $70,000
35. 2016-06-28
    listed $85,000 New
36. 1984-06-30
    soldstatus $52,500
37. 1984-06-30
    soldstatus $52,500

ⓘ 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: $3,742 · $312/mo
• Projected year-2 tax: $3,742 · $312/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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°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: $20,392
• − Mortgage interest: −$9,517
• − Property taxes: −$3,742
• − Insurance: −$850
• − Repairs & maintenance: −$1,631
• − Management: −$1,631
• − Depreciation: −$4,943
• Taxable loss: −$1,922
• Est. tax savings @ 24.0%: +$461
• After-tax cash flow: $1,287/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

+223.6% since first listed

37 events — show timeline

• 2026-04-27 Price Changed $169,900 CBOR
• 2026-04-27 Price Changed $169,900 GAMLS
• 2026-03-31 Listed $174,900 CBOR
• 2026-03-31 Listed $174,900 GAMLS
• 2019-05-08 Sold (Public Records) $140,000 Public Records
• 2019-04-29 Sold (MLS) $140,000 FMLS
• 2019-04-02 Pending — FMLS
• 2019-03-13 Listed $139,900 FMLS
• 2018-10-24 Sold (Public Records) $76,000 Public Records
• 2018-10-04 Sold (MLS) $76,000 GAMLS
• 2018-10-04 Sold (MLS) $76,000 FMLS
• 2018-09-03 Pending — FMLS
• 2018-08-27 Pending — GAMLS
• 2018-08-27 Contingent — FMLS
• 2018-08-13 Relisted — GAMLS
• 2018-08-13 Relisted — FMLS
• 2018-08-08 Pending — FMLS
• 2018-07-31 Pending — GAMLS
• 2018-07-31 Contingent — FMLS
• 2018-07-20 Relisted — GAMLS
• 2018-07-20 Relisted — FMLS
• 2018-07-07 Pending — FMLS
• 2018-06-27 Pending — GAMLS
• 2018-06-27 Contingent — FMLS
• 2018-06-20 Listed $91,900 GAMLS
• 2018-06-20 Listed $91,900 FMLS
• 2016-10-14 Sold (Public Records) $45,000 Public Records
• 2016-10-12 Sold (MLS) $45,000 GAMLS
• 2016-10-06 Pending — GAMLS
• 2016-09-28 Price Changed $50,000 GAMLS
• 2016-09-18 Price Changed $59,999 GAMLS
• 2016-09-02 Relisted — GAMLS
• 2016-08-22 Pending — GAMLS
• 2016-08-04 Price Changed $70,000 GAMLS
• 2016-06-28 Listed $85,000 GAMLS
• 1984-06-30 Sold (Public Records) $52,500 Public Records
• 1984-06-30 Sold (Public Records) $52,500 Public Records

Property tax history

+6.9%/yr

Latest (2025): $3,742 · -7.7% YoY. Source: county tax records.