Mitchell Plan · South Fulton, GA 30349

$423,990

4 bd · 2.5 ba · 2,956 sqft · SingleFamily · 245 Days on market

↓ 8% since listing

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Cash flow +3.9/30.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.2/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Walk into the Mitchell and notice the spaciousness - from the inviting formal dining room to the downstairs flex space (perfect as a guest suite or a play area). The open kitchen with island dovetails with the airy café and large gathering room. And upstairs, the loft area, alongside three bedrooms and a sizable Owner's Suite with walk-in closet, delights with extra space.

Key facts

• Formal dining room
• Island
• Large gathering room

Tags

• FORMAL DINING ROOM
• DOWNSTAIRS FLEX SPACE
• OPEN KITCHEN
• ISLAND
• LARGE GATHERING ROOM
• LOFT AREA

🏗️ New construction. The $423,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $498,063.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $424k.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $294k (30.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (39.3% below list).
• Recommended offer: $257k (39.3% below list) — sets the bar for 1% rule.
• Cap rate 2.9% vs local median 4.6% in South Fulton — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads: area grade F — 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: Amana Academy School (math 47% / reading 52%, grade D, #264 of 1,228 statewide, top 23%, 731 students, 30% FRL, charter); Sandtown Middle School (math 24% / reading 35%, grade F, #249 of 470 statewide, top 55%, 1,057 students, 57% FRL); Westlake High School (math 27% / reading 5%, grade F, #287 of 424 statewide, top 68%, 2,461 students, 43% FRL) — zoned schools at 43% FRL track the district average.
• Zoned-school proficiency averages 32% at this address vs 51% district-wide (-19 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; 655 active listings in the ZIP; 8 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).
• At $2,573/mo this rent would consume 46% of the median local household income ($67k/yr) (locally 4258% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $53k of equity ($3k loan paydown + $50k appreciation (10.0% local appreciation)).
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$86k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 245 days — a 12% lower offer ($373k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $34k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $257,303 (39.3% 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. It's been on market 245 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.52% ✗
• Cap rate: 2.90%
• Cash-on-cash: -12.13%
• DSCR: 0.46
• GRM: 16.1

CMA / ARV

• ARV (median comp): $498,063
• List price: $423,990
• Delta: -14.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6070 Marigold Way	0.09mi	5/3.0 (+1)	2,956 (0%)	4mo	$472,786	$160	86
6101 Marigold Way	0.09mi	4/2.5	3,027 (+2%)	8mo	$584,309	$193	85
6118 Marigold Way	0.16mi	5/3.0 (+1)	2,956 (0%)	1mo	$455,605	$154	85
6100 Marigold Way	0.08mi	4/3.0	3,020 (+2%)	8mo	$495,978	$164	83
6124 Marigold Way	0.13mi	5/3.0 (+1)	3,100 (+5%)	0mo	$494,121	$159	78
6097 Marigold Way	0.07mi	5/3.0 (+1)	3,092 (+5%)	6mo	$539,590	$175	78
6092 Marigold Way	0.04mi	5/3.0 (+1)	2,683 (-9%)	1mo	$421,153	$157	75
6134 Marigold Way	0.12mi	5/3.0 (+1)	2,683 (-9%)	2mo	$447,497	$167	70
6108 Marigold Way	0.13mi	5/3.0 (+1)	2,766 (-6%)	8mo	$459,122	$166	70
6069 Marigold Way	0.08mi	5/3.0 (+1)	2,683 (-9%)	9mo	$551,058	$205	66
609 Red Oak Pl	0.53mi	4/3.5	3,331 (+13%)	1mo	$499,999	$150	50
6445 Newborn Dr SW	0.64mi	4/2.5	2,622 (-11%)	5mo	$165,500	$63	47

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: 15.4%
• Equity multiple: 2.26×
• Total profit: $176,336
• Equity at exit: $448,695

10-year hold

• IRR: 14.7%
• Equity multiple: 5.16×
• Total profit: $580,251
• Equity at exit: $967,628

Cash invested: $139,458 (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: 655
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $2,573 high
• Mortgage (P&I): −$2,612
• Tax est. 1.5%: −$623 /mo · $7,471/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $-1,409

Break-even live

Break-even rent $4,357

Max offer price $294,134

Occupancy floor —

Sensitivity live

Price	-10% $-1,065	-5% $-1,237	+0% $-1,409	+5% $-1,581	+10% $-1,754
Rent	-10% $-1,613	-5% $-1,511	+0% $-1,409	+5% $-1,308	+10% $-1,206
Rate	-1.0pp $-1,158	-0.5pp $-1,283	base $-1,409	+0.5pp $-1,538	+1.0pp $-1,670

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: $124,516
• Closing costs: $14,942
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4780 Butner Rd Atlanta, GA	3.0	3.0	1950	$2,250	$1.15	20d	1	0.84mi
6469 Snowden Dr Atlanta, GA	5.0	3.0	2487	$2,579	$1.04	4d	1	0.97mi
385 Yasmine Cv Atlanta, GA	4.0	2.5	2120	$2,495	$1.18	45d	1	1.05mi
5539 Rosehall Pl Atlanta, GA	4.0	3.0	2706	$3,000	$1.11	7d	1	1.14mi
250 Alamosa Path SW Atlanta, GA	5.0	3.0	1958	$2,650	$1.35	3d	1	1.26mi
5411 Bighorn Pass SW Atlanta, GA	4.0	2.5	3000	$2,650	$0.88	21d	1	1.31mi
625 Blueangel Dr Atlanta, GA	4.0	2.5	2514	$2,670	$1.06	45d	1	1.36mi
6802 Fireside Ln Atlanta, GA	4.0	2.0	2664	$2,525	$0.95	26d	1	1.49mi

Listing history 23 events

1. 2026-06-21
   days on market $423,990 Active 245 DOM
2. 2026-06-18
   days on market $423,990 Active 242 DOM
3. 2026-06-17
   days on market $423,990 Active 241 DOM
4. 2026-06-16
   days on market $423,990 Active 240 DOM
5. 2026-06-15
   days on market $423,990 Active 239 DOM
6. 2026-06-13
   days on market $423,990 Active 237 DOM
7. 2026-06-09
   days on market $423,990 Active 233 DOM
8. 2026-06-08
   days on market $423,990 Active 232 DOM
9. 2026-06-08
   days on market $423,990 Active 231 DOM
10. 2026-06-04
    days on market $423,990 Active 228 DOM
11. 2026-06-03
    days on market $423,990 Active 227 DOM
12. 2026-06-01
    days on market $423,990 Active 225 DOM
13. 2026-05-31
    pricedays on market $423,990 Active 224 DOM
14. 2026-05-19
    price $420,990 382-char remark

    Show marketing remark (382 chars)

    Walk into the Mitchell and notice the spaciousness - from the inviting formal dining room to the downstairs flex space (perfect as a guest suite or a play area). The open kitchen with island dovetails with the airy café and large gathering room. And upstairs, the loft area, alongside three bedrooms and a sizable Owner's Suite with walk-in closet, delights with extra space.

15. 2026-05-05
    price $418,990 382-char remark

    Show marketing remark (382 chars)

    Walk into the Mitchell and notice the spaciousness - from the inviting formal dining room to the downstairs flex space (perfect as a guest suite or a play area). The open kitchen with island dovetails with the airy café and large gathering room. And upstairs, the loft area, alongside three bedrooms and a sizable Owner's Suite with walk-in closet, delights with extra space.

16. 2026-04-25
    price $415,990 382-char remark

    Show marketing remark (382 chars)

    Walk into the Mitchell and notice the spaciousness - from the inviting formal dining room to the downstairs flex space (perfect as a guest suite or a play area). The open kitchen with island dovetails with the airy café and large gathering room. And upstairs, the loft area, alongside three bedrooms and a sizable Owner's Suite with walk-in closet, delights with extra space.

17. 2026-04-12
    price $412,990 382-char remark

    Show marketing remark (382 chars)

    Walk into the Mitchell and notice the spaciousness - from the inviting formal dining room to the downstairs flex space (perfect as a guest suite or a play area). The open kitchen with island dovetails with the airy café and large gathering room. And upstairs, the loft area, alongside three bedrooms and a sizable Owner's Suite with walk-in closet, delights with extra space.

18. 2026-01-14
    price $463,990 382-char remark

    Show marketing remark (382 chars)

    Walk into the Mitchell and notice the spaciousness - from the inviting formal dining room to the downstairs flex space (perfect as a guest suite or a play area). The open kitchen with island dovetails with the airy café and large gathering room. And upstairs, the loft area, alongside three bedrooms and a sizable Owner's Suite with walk-in closet, delights with extra space.

19. 2025-12-24
    price $461,990 382-char remark

    Show marketing remark (382 chars)

    Walk into the Mitchell and notice the spaciousness - from the inviting formal dining room to the downstairs flex space (perfect as a guest suite or a play area). The open kitchen with island dovetails with the airy café and large gathering room. And upstairs, the loft area, alongside three bedrooms and a sizable Owner's Suite with walk-in closet, delights with extra space.

20. 2025-11-07
    status Active 382-char remark

    Show marketing remark (382 chars)

    Walk into the Mitchell and notice the spaciousness - from the inviting formal dining room to the downstairs flex space (perfect as a guest suite or a play area). The open kitchen with island dovetails with the airy café and large gathering room. And upstairs, the loft area, alongside three bedrooms and a sizable Owner's Suite with walk-in closet, delights with extra space.

21. 2025-09-28
    historical 382-char remark

    Show marketing remark (382 chars)

    Walk into the Mitchell and notice the spaciousness - from the inviting formal dining room to the downstairs flex space (perfect as a guest suite or a play area). The open kitchen with island dovetails with the airy café and large gathering room. And upstairs, the loft area, alongside three bedrooms and a sizable Owner's Suite with walk-in closet, delights with extra space.

22. 2025-09-26
    price $459,990 382-char remark

    Show marketing remark (382 chars)

    Walk into the Mitchell and notice the spaciousness - from the inviting formal dining room to the downstairs flex space (perfect as a guest suite or a play area). The open kitchen with island dovetails with the airy café and large gathering room. And upstairs, the loft area, alongside three bedrooms and a sizable Owner's Suite with walk-in closet, delights with extra space.

23. 2025-09-10
    listed $457,990 Active 382-char remark

    Show marketing remark (382 chars)

    Walk into the Mitchell and notice the spaciousness - from the inviting formal dining room to the downstairs flex space (perfect as a guest suite or a play area). The open kitchen with island dovetails with the airy café and large gathering room. And upstairs, the loft area, alongside three bedrooms and a sizable Owner's Suite with walk-in closet, delights with extra space.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $30,876
• − Mortgage interest: −$27,899
• − Property taxes: −$7,471
• − Insurance: −$2,490
• − Repairs & maintenance: −$2,470
• − Management: −$2,470
• − Depreciation: −$14,489
• Taxable loss: −$26,414
• Est. tax savings @ 24.0%: +$6,339
• After-tax cash flow: $-10,572/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

-8.1% since first listed

10 events — show timeline

• 2026-05-19 Price Changed $420,990 Zillow
• 2026-05-05 Price Changed $418,990 Zillow
• 2026-04-25 Price Changed $415,990 Zillow
• 2026-04-12 Price Changed $412,990 Zillow
• 2026-01-14 Price Changed $463,990 Zillow
• 2025-12-24 Price Changed $461,990 Zillow
• 2025-11-07 Relisted — Zillow
• 2025-09-28 Delisted — Zillow
• 2025-09-26 Price Changed $459,990 Zillow
• 2025-09-10 Listed $457,990 Zillow