3018 Broadleaf Trl · Fairburn, GA 30213

$215,000

3 bd · 2.5 ba · 1,351 sqft · SingleFamily public records · 81 Days on market

Built 2005 2,957 sqft lot $159/sqft · 26% below area Est $292k · 26% under $42/mo HOA · 2% of rent

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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 +19.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.0/10.0
• Schools +4.5/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming and well-maintained home in the heart of Fairburn! This thoughtfully designed 3-bedroom layout offers comfort and functionality with a highly desirable main-level bedroom - perfect for guests, a home office, or flexible living needs. The inviting family room boasts soaring high ceilings, creating an open and airy atmosphere filled with natural light - the perfect space to relax or entertain. Step outside to enjoy a cozy, fenced backyard ideal for pets, play, or intimate outdoor gatherings. A one-car garage provides secure parking and/or extra storage. Whether you're a first-time homebuyer, downsizing, or looking for an investment opportunity, this home offers a functional floor plan and comfortable living in a great location. Schedule your showing today!

Key facts

• Main-level bedroom
• One-car garage
• Fenced backyard

Tags

• MAIN-LEVEL BEDROOM
• FENCED BACKYARD
• ONE-CAR GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $202k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 4.0% in Fairburn — 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 63/100 on livability (#291 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools F, amenities F.
• 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 rising (+2.5%/yr); 531 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 81 days — a 6% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 7.58%
• Cash-on-cash: 4.60%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (median comp): $292,116
• List price: $215,000
• Delta: -26.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3063 Broadleaf Trl	0.07mi	3/2.5	1,347 (-0%)	9mo	$270,000	$200	89
3059 Broadleaf Trl	0.06mi	3/2.5	1,293 (-4%)	14mo	$250,000	$193	78
115 Greenwood Trce	0.10mi	3/2.0	1,430 (+6%)	21mo	$269,000	$188	66
27 Longleaf Cir	0.26mi	3/2.5	1,527 (+13%)	4mo	$280,000	$183	63
5295 Garvey Dr	0.53mi	3/2.0	1,276 (-6%)	3mo	$155,000	$121	62
315 Galena Ct	0.57mi	4/1.5 (+1)	1,327 (-2%)	2mo	$279,900	$211	59
5405 Milam Rd	0.61mi	3/1.5	1,206 (-11%)	5mo	$197,000	$163	46

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: -9.6%
• Equity multiple: 0.65×
• Total profit: $-21,119
• Equity at exit: $32,057

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-3,474
• Equity at exit: $18,589

Cash invested: $60,200 (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 30213

• Home prices YoY: -17.7%
• Rents YoY: 2.5%
• Active inventory: 531
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,152 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$210 /mo · $2,523/yr
• Insurance: −$90
• HOA: −$42
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $231

Break-even live

Break-even rent $1,860

Max offer price $215,000

Occupancy floor 84%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 Ben Ln Fairburn, GA	3.0	2.5	1860	$2,035	$1.09	2d	1	0.14mi
3076 Broadleaf Trl Fairburn, GA	3.0	2.5	1373	$1,855	$1.35	2d	1	0.15mi
2155 Shortleaf Rd Fairburn, GA	3.0	2.5	1784	$2,130	$1.19	5d	1	0.17mi
111 Jaclyn Way Fairburn, GA	4.0	2.5	1681	$2,245	$1.34	44d	1	0.20mi
154 Fairhaven Trl Fairburn, GA	3.0	2.0	1576	$2,190	$1.39	2d	1	0.25mi
7000 Renaissance Pkwy Fairburn, GA	1.0–3.0	1.0–2.0	1048	$2,963	$2.83	1d	12	0.34mi
6010 Renaissance Pkwy Fairburn, GA	1.0–2.0	1.0–2.0	930	$2,291	$2.46	1d	11	0.35mi
5500 Oakley Industrial Blvd Fairburn, GA	1.0–3.0	1.0–2.0	1057	$1,835	$1.74	2d	17	0.38mi
5474 Oakley Industrial Blvd Fairburn, GA	1.0–3.0	1.0–2.0	1001	$1,893	$1.89	1d	13	0.44mi
5617 Oakley Industrial Blvd Fairburn, GA	1.0–3.0	1.0–2.5	1558	$4,431	$2.84	1d	52	0.56mi
5472 Festival Ave Fairburn, GA	3.0	2.5	1640	$2,100	$1.28	5d	1	0.71mi
5472 Festival Ave Fairburn, GA	3.0	2.5	1640	$2,100	$1.28	13d	1	0.71mi
7599 Avalon Blvd Fairburn, GA	3.0	2.5	1648	$2,039	$1.24	3d	1	0.72mi
3020 Meadow Glen Pass Fairburn, GA	3.0	2.0	1386	$2,400	$1.73	4d	1	0.80mi
225 Club Dr Fayetteville, GA	2.0–4.0	2.0	1400	$1,659	$1.19	5d	1	0.93mi
255 Greenview Cir Fayetteville, GA	2.0	2.0	1056	$1,700	$1.61	5d	1	1.07mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 6 events

1. 2026-05-11
   status Under Contract 801-char remark

   Show marketing remark (819 chars)

   Welcome to this charming and well-maintained home in the heart of Fairburn! This thoughtfully designed 3-bedroom layout offers comfort and functionality with a highly desirable main-level bedroom — perfect for guests, a home office, or flexible living needs. The inviting family room boasts soaring high ceilings, creating an open and airy atmosphere filled with natural light — the perfect space to relax or entertain. Step outside to enjoy a cozy, fenced backyard ideal for pets, play, or intimate outdoor gatherings. A one-car garage provides secure parking and/or extra storage. Whether you’re a first-time homebuyer, downsizing, or looking for an investment opportunity, this home offers a functional floor plan and comfortable living in a great location. Schedule your showing today!

2. 2026-05-11
   status Pending 819-char remark

   Show marketing remark (819 chars)

   Welcome to this charming and well-maintained home in the heart of Fairburn! This thoughtfully designed 3-bedroom layout offers comfort and functionality with a highly desirable main-level bedroom — perfect for guests, a home office, or flexible living needs. The inviting family room boasts soaring high ceilings, creating an open and airy atmosphere filled with natural light — the perfect space to relax or entertain. Step outside to enjoy a cozy, fenced backyard ideal for pets, play, or intimate outdoor gatherings. A one-car garage provides secure parking and/or extra storage. Whether you’re a first-time homebuyer, downsizing, or looking for an investment opportunity, this home offers a functional floor plan and comfortable living in a great location. Schedule your showing today!

3. 2026-02-18
   listed $215,000 New 801-char remark

   Show marketing remark (819 chars)

   Welcome to this charming and well-maintained home in the heart of Fairburn! This thoughtfully designed 3-bedroom layout offers comfort and functionality with a highly desirable main-level bedroom — perfect for guests, a home office, or flexible living needs. The inviting family room boasts soaring high ceilings, creating an open and airy atmosphere filled with natural light — the perfect space to relax or entertain. Step outside to enjoy a cozy, fenced backyard ideal for pets, play, or intimate outdoor gatherings. A one-car garage provides secure parking and/or extra storage. Whether you’re a first-time homebuyer, downsizing, or looking for an investment opportunity, this home offers a functional floor plan and comfortable living in a great location. Schedule your showing today!

4. 2026-02-18
   listed $215,000 Active 819-char remark

   Show marketing remark (819 chars)

   Welcome to this charming and well-maintained home in the heart of Fairburn! This thoughtfully designed 3-bedroom layout offers comfort and functionality with a highly desirable main-level bedroom — perfect for guests, a home office, or flexible living needs. The inviting family room boasts soaring high ceilings, creating an open and airy atmosphere filled with natural light — the perfect space to relax or entertain. Step outside to enjoy a cozy, fenced backyard ideal for pets, play, or intimate outdoor gatherings. A one-car garage provides secure parking and/or extra storage. Whether you’re a first-time homebuyer, downsizing, or looking for an investment opportunity, this home offers a functional floor plan and comfortable living in a great location. Schedule your showing today!

5. 2015-02-13
   historical
6. 2014-08-12
   listed $83,500 New

ⓘ 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: $2,523 · $210/mo
• Projected year-2 tax: $2,523 · $210/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,827
• − Mortgage interest: −$12,043
• − Property taxes: −$2,523
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,066
• − Management: −$2,066
• − HOA: −$504
• − Depreciation: −$6,255
• Taxable loss: −$705
• Est. tax savings @ 24.0%: +$169
• After-tax cash flow: $2,941/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 — Fairburn

• Score: 63/100
• State rank: #291
• US rank: #15939

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C- Housing A+ Health & safety F User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairburn, GA
• County: Fulton County · 1,094,430 people
• City population: 50,621
• 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: 1025.0

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 (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%

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

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

+157.5% since first listed

6 events — show timeline

• 2026-05-11 Pending — GAMLS
• 2026-05-11 Pending — FMLS
• 2026-02-18 Listed $215,000 FMLS
• 2026-02-18 Listed $215,000 GAMLS
• 2015-02-13 Listing Removed — GAMLS
• 2014-08-12 Listed $83,500 GAMLS

Property tax history

+4.0%/yr

Latest (2025): $2,523 · -0.0% YoY. Source: county tax records.