5322 Orly Ter · South Fulton, GA 30349

$200,000

5 bd · 1.0 ba · 864 sqft · SingleFamily public records · 127 Days on market

Built 1972 0.30 ac lot $231/sqft · 127% above area Est $204k · at est.

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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 +21.2/30.0
• Appreciation +10.0/10.0
• ARV discount +8.4/15.0
• DSCR +6.8/10.0
• 1% rule +5.2/10.0
• 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

Charming residence tucked away in quiet, well established Atlanta neighborhood offering both comfort and convenience. This inviting home offers generous living spaces, abundant natural light, and thoughtful details throughout, a seamless flow for everyday living and entertaining, with comfortable common areas and private retreats. The kitchen and living spaces provide a warm, functional setting ideal for gatherings or relaxed evenings at home. Spacious bedrooms offer flexibility for family, guests, or a home office. Enjoy mild seasons from the back deck, whether for outdoor entertaining, gardening, or quiet relaxation. Conveniently located near Atlanta airport, major highways, shopping, dining, schools, and parks, this home combines neighborhood charm with easy access to everything Atlanta has to offer.

Key facts

• 0.3 acre lot
• 2 parking spots
• Built 1972

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 37% 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 $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 $56k 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 127 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $200k implies a 568% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $176,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 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 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.02% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.18%
• DSCR: 1.28
• GRM: 8.1

CMA / ARV

• ARV (median comp): $204,305
• List price: $200,000
• Delta: -2.11%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 28.0%
• Equity multiple: 3.20×
• Total profit: $123,163
• Equity at exit: $180,176

10-year hold

• IRR: 23.8%
• Equity multiple: 7.08×
• Total profit: $340,519
• Equity at exit: $388,556

Cash invested: $56,000 (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: 8.1×

Monthly cashflow live

• Estimated rent: $2,049 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$198 /mo · $2,373/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $289

Break-even live

Break-even rent $1,683

Max offer price $200,000

Occupancy floor 81%

Sensitivity live

Price	-10% $402	-5% $345	+0% $289	+5% $232	+10% $175
Rent	-10% $127	-5% $208	+0% $289	+5% $370	+10% $450
Rate	-1.0pp $389	-0.5pp $339	base $289	+0.5pp $237	+1.0pp $184

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-01
   days on market $200,000 Active 127 DOM
2. 2026-05-31
   days on market $200,000 Active 126 DOM
3. 2026-05-08
   price $200,000 814-char remark

   Show marketing remark (814 chars)

   Charming residence tucked away in quiet, well established Atlanta neighborhood offering both comfort and convenience. This inviting home offers generous living spaces, abundant natural light, and thoughtful details throughout, a seamless flow for everyday living and entertaining, with comfortable common areas and private retreats. The kitchen and living spaces provide a warm, functional setting ideal for gatherings or relaxed evenings at home. Spacious bedrooms offer flexibility for family, guests, or a home office. Enjoy mild seasons from the back deck, whether for outdoor entertaining, gardening, or quiet relaxation. Conveniently located near Atlanta airport, major highways, shopping, dining, schools, and parks, this home combines neighborhood charm with easy access to everything Atlanta has to offer.

4. 2026-05-08
   price $200,000 814-char remark

   Show marketing remark (814 chars)

   Charming residence tucked away in quiet, well established Atlanta neighborhood offering both comfort and convenience. This inviting home offers generous living spaces, abundant natural light, and thoughtful details throughout, a seamless flow for everyday living and entertaining, with comfortable common areas and private retreats. The kitchen and living spaces provide a warm, functional setting ideal for gatherings or relaxed evenings at home. Spacious bedrooms offer flexibility for family, guests, or a home office. Enjoy mild seasons from the back deck, whether for outdoor entertaining, gardening, or quiet relaxation. Conveniently located near Atlanta airport, major highways, shopping, dining, schools, and parks, this home combines neighborhood charm with easy access to everything Atlanta has to offer.

5. 2026-01-25
   listed $250,000 Active 814-char remark

   Show marketing remark (814 chars)

   Charming residence tucked away in quiet, well established Atlanta neighborhood offering both comfort and convenience. This inviting home offers generous living spaces, abundant natural light, and thoughtful details throughout, a seamless flow for everyday living and entertaining, with comfortable common areas and private retreats. The kitchen and living spaces provide a warm, functional setting ideal for gatherings or relaxed evenings at home. Spacious bedrooms offer flexibility for family, guests, or a home office. Enjoy mild seasons from the back deck, whether for outdoor entertaining, gardening, or quiet relaxation. Conveniently located near Atlanta airport, major highways, shopping, dining, schools, and parks, this home combines neighborhood charm with easy access to everything Atlanta has to offer.

6. 2026-01-25
   listed $250,000 New 814-char remark

   Show marketing remark (814 chars)

   Charming residence tucked away in quiet, well established Atlanta neighborhood offering both comfort and convenience. This inviting home offers generous living spaces, abundant natural light, and thoughtful details throughout, a seamless flow for everyday living and entertaining, with comfortable common areas and private retreats. The kitchen and living spaces provide a warm, functional setting ideal for gatherings or relaxed evenings at home. Spacious bedrooms offer flexibility for family, guests, or a home office. Enjoy mild seasons from the back deck, whether for outdoor entertaining, gardening, or quiet relaxation. Conveniently located near Atlanta airport, major highways, shopping, dining, schools, and parks, this home combines neighborhood charm with easy access to everything Atlanta has to offer.

7. 2026-01-23
   historical $250,000 814-char remark

   Show marketing remark (814 chars)

   Charming residence tucked away in quiet, well established Atlanta neighborhood offering both comfort and convenience. This inviting home offers generous living spaces, abundant natural light, and thoughtful details throughout, a seamless flow for everyday living and entertaining, with comfortable common areas and private retreats. The kitchen and living spaces provide a warm, functional setting ideal for gatherings or relaxed evenings at home. Spacious bedrooms offer flexibility for family, guests, or a home office. Enjoy mild seasons from the back deck, whether for outdoor entertaining, gardening, or quiet relaxation. Conveniently located near Atlanta airport, major highways, shopping, dining, schools, and parks, this home combines neighborhood charm with easy access to everything Atlanta has to offer.

8. 2026-01-23
   historical $250,000 814-char remark

   Show marketing remark (814 chars)

   Charming residence tucked away in quiet, well established Atlanta neighborhood offering both comfort and convenience. This inviting home offers generous living spaces, abundant natural light, and thoughtful details throughout, a seamless flow for everyday living and entertaining, with comfortable common areas and private retreats. The kitchen and living spaces provide a warm, functional setting ideal for gatherings or relaxed evenings at home. Spacious bedrooms offer flexibility for family, guests, or a home office. Enjoy mild seasons from the back deck, whether for outdoor entertaining, gardening, or quiet relaxation. Conveniently located near Atlanta airport, major highways, shopping, dining, schools, and parks, this home combines neighborhood charm with easy access to everything Atlanta has to offer.

9. 1977-09-14
   soldstatus $29,950

ⓘ 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: $2,373 · $198/mo
• Projected year-2 tax: $2,373 · $198/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 5/10 Major FEMA zone X (unshaded) · 50% 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: $24,584
• − Mortgage interest: −$11,203
• − Property taxes: −$2,373
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,967
• − Management: −$1,967
• − Depreciation: −$5,818
• Taxable income: $257
• Est. tax owed @ 24.0%: −$62
• After-tax cash flow: $3,401/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

+567.8% since first listed

7 events — show timeline

• 2026-05-08 Price Changed $200,000 GAMLS
• 2026-05-08 Price Changed $200,000 FMLS
• 2026-01-25 Listed $250,000 FMLS
• 2026-01-25 Listed $250,000 GAMLS
• 2026-01-23 Coming Soon $250,000 GAMLS
• 2026-01-23 Coming Soon $250,000 FMLS
• 1977-09-14 Sold (Public Records) $29,950 Public Records

Property tax history

+7.7%/yr

Latest (2025): $2,373 · -11.0% YoY. Source: county tax records.