6930 Smoke Ridge Dr · South Fulton, GA 30213

$199,999

3 bd · 3.5 ba · 1,153 sqft · SingleFamily public records · 34 Days on market

Built 1985 0.31 ac lot $173/sqft · 9% below area Est $220k · 9% 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 +22.7/30.0
• ARV discount +11.6/15.0
• DSCR +7.3/10.0
• 1% rule +4.8/10.0
• Schools +4.5/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming home located in Fairburn, GA. Nestled on Smoke Ridge Dr, this property has a spacious layout with ample natural light throughout. The kitchen features modern appliances and plenty of counter space, appropriate for preparing meals. The living area is inviting and provides a great space for relaxation. The bedrooms are generously sized and accord comfort and privacy. Enjoy outdoor living in the backyard, appropriate for gatherings or quiet afternoons. A must-see property!

Key facts

• Ample natural light
• Modern appliances
• Backyard

Tags

• MODERN APPLIANCES
• AMPLE NATURAL LIGHT
• OUTDOOR LIVING
• BACKYARD

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Attached garage; Garage (1 parking space); Basement access to parking
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence; One level; House; Resale property
• Construction: Built in 1985
• Exterior features: Vinyl siding; Wood roof

Interior

• Kitchen: Refrigerator included
• Bedrooms: 3 bedrooms
• Flooring: Other flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished full basement; Family room; Fireplace
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (2.4% below list).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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.
• Zoned schools: Renaissance Es (math 22% / reading 32%, grade F, #689 of 1,228 statewide, top 58%, 601 students, 100% FRL); Renaissance Middle School (math 22% / reading 27%, grade F, #301 of 470 statewide, top 66%, 1,166 students, 71% FRL); Langston Hughes High School (math 8% / reading 17%, grade F, #336 of 424 statewide, top 80%, 1,964 students, 65% FRL) — zoned schools average 78% FRL vs 41% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 21% at this address vs 51% district-wide (-30 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 rising (+2.5%/yr); 531 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 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 34 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $99k; list at $200k implies a 103% gain — meaningful room to come down on a strong offer.

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 $193,999 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.98% ✗
• Cap rate: 8.35%
• Cash-on-cash: 7.34%
• DSCR: 1.33
• GRM: 8.5

CMA / ARV

• ARV (median comp): $220,166
• List price: $199,999
• Delta: -9.16%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6949 Merrywood Dr	0.05mi	3/3.0	1,150 (-0%)	20mo	$205,000	$178	78
6945 Brown Dr S	0.12mi	3/2.0	1,130 (-2%)	13mo	$190,000	$168	74
6470 Cedar Hurst Trl	0.65mi	4/2.5 (+1)	1,150 (-0%)	9mo	$125,000	$109	53
6900 Kimberly Mill Rd	0.42mi	4/2.0 (+1)	1,118 (-3%)	17mo	$229,000	$205	50
3088 Forestside Ct	0.37mi	3/1.5	1,054 (-9%)	22mo	$165,000	$157	42
7215 Buck Creek Dr	0.37mi	3/2.0	1,318 (+14%)	20mo	$200,000	$152	36
3205 Cadiz Cir	0.50mi	4/2.0 (+1)	1,309 (+14%)	16mo	$217,000	$166	30
3510 Leisure Ln	0.66mi	3/2.0	1,297 (+12%)	18mo	$205,000	$158	27

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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-11,606
• Equity at exit: $29,821

10-year hold

• IRR: 3.5%
• Equity multiple: 1.25×
• Total profit: $13,899
• Equity at exit: $17,292

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 30213

• Home prices YoY: -17.7%
• Rents YoY: 2.5%
• Active inventory: 531
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,952 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$68 /mo · $816/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $342

Break-even live

Break-even rent $1,519

Max offer price $199,999

Occupancy floor 77%

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: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7045 Birling Dr Atlanta, GA	4.0	3.0	1488	$1,765	$1.19	43d	1	0.41mi
6500 Connell Rd Atlanta, GA	3.0	2.0	1483	$1,650	$1.11	24d	1	0.45mi
6445 Connell Rd Atlanta, GA	3.0	2.0	1357	$1,856	$1.37	43d	1	0.54mi
3500 Keels Ln Atlanta, GA	3.0	2.0	1272	$1,755	$1.38	1d	1	0.55mi
6440 Connell Rd Atlanta, GA	3.0	2.0	1391	$1,695	$1.22	24d	1	0.56mi
3800 Leisure Ln Atlanta, GA	3.0	2.0	1198	$2,350	$1.96	22d	1	0.56mi
7060 Kimberly Mill Rd Atlanta, GA	3.0	1.0	1056	$1,425	$1.35	5d	1	0.57mi
325 Pointer Ct Atlanta, GA	3.0	2.0	1474	$1,620	$1.10	5d	1	0.68mi
3206 Pine Tree Trl Unit 15C Atlanta, GA	3.0	2.5	1466	$1,950	$1.33	4d	1	0.86mi
2560 Foxlair Trl Atlanta, GA	4.0	2.0	1485	$1,795	$1.21	24d	1	0.90mi
2820 Greenbower Ct Atlanta, GA	3.0	2.0	1338	$1,730	$1.29	3d	1	0.99mi
6770 Buffington Rd Union City, GA	1.0–3.0	1.0–2.0	950	$1,699	$1.79	1d	24	1.02mi
6415 El Caudillo Ct Atlanta, GA	3.0	3.0	1498	$2,800	$1.87	4d	1	1.08mi
6450 Peppermill Ln Atlanta, GA	4.0	2.0	1188	$1,531	$1.29	24d	1	1.15mi
2550 Hallie Mill Rd Atlanta, GA	3.0	2.0	1372	$1,600	$1.17	12d	1	1.18mi
110 Fruitwood Trce Unit A Riverdale, GA	3.0	2.0	1100	$1,800	$1.64	20d	1	1.19mi
6345 Peppermill Ln Atlanta, GA	3.0	2.5	1224	$1,800	$1.47	43d	1	1.25mi
7025 Brentwood Ct Riverdale, GA	2.0	1.5	1124	$1,425	$1.27	43d	1	1.27mi
4050 Morgan Rd Union City, GA	1.0–3.0	1.0–2.0	988	$1,750	$1.77	5d	21	1.32mi
145 W Village Ct Riverdale, GA	3.0	2.5	1284	$1,865	$1.45	5d	1	1.32mi
3105 Garnet Way Atlanta, GA	3.0	2.0	1470	$1,660	$1.13	12d	1	1.37mi
6237 Hickory Lane Cir Union City, GA	4.0	2.5	1420	$2,300	$1.62	24d	1	1.41mi
2405 Wood Bend Ln Riverdale, GA	3.0	2.5	1396	$1,800	$1.29	43d	1	1.41mi

Listing history 14 events

1. 2026-06-18
   days on market $199,999 Active 34 DOM
2. 2026-06-17
   days on market $199,999 Active 33 DOM
3. 2026-06-16
   days on market $199,999 Active 32 DOM
4. 2026-06-15
   days on market $199,999 Active 31 DOM
5. 2026-06-13
   days on market $199,999 Active 29 DOM
6. 2026-06-09
   days on market $199,999 Active 25 DOM
7. 2026-06-08
   days on market $199,999 Active 24 DOM
8. 2026-06-07
   days on market $199,999 Active 23 DOM
9. 2026-06-04
   days on market $199,999 Active 20 DOM
10. 2026-06-03
    days on market $199,999 Active 19 DOM
11. 2026-06-01
    days on market $199,999 Active 17 DOM
12. 2026-05-31
    days on market $199,999 Active 16 DOM
13. 2026-05-15
    listed $199,999 New 499-char remark
14. 2004-05-13
    soldstatus $98,600

ⓘ 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: $816 · $68/mo
• Projected year-2 tax: $1,840 · $153/mo
• Expected delta: +$1,024/yr (+$85/mo · 125.6%)

ⓘ 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 ≥104°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: $23,430
• − Mortgage interest: −$11,203
• − Property taxes: −$816
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,874
• − Management: −$1,874
• − Depreciation: −$5,818
• Taxable income: $844
• Est. tax owed @ 24.0%: −$203
• After-tax cash flow: $3,905/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): 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

+102.8% since first listed

2 events — show timeline

• 2026-05-15 Listed $199,999 GAMLS
• 2004-05-13 Sold (Public Records) $98,600 Public Records

Property tax history

-0.1%/yr

Latest (2025): $816 · +3.9% YoY. Source: county tax records.