2238 Bigwood Trl · South Fulton, GA 30349

$225,000

2 bd · 2.5 ba · 1,548 sqft · Townhouse public records · 130 Days on market

Built 2008 1,742 sqft lot $145/sqft · 6% above area Est $213k · 6% over $60/mo HOA · 3% of rent

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Why this score? — see what drove the D 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
• Cash flow +9.5/30.0
• ARV discount +4.9/15.0
• Schools +4.5/10.0
• 1% rule +3.2/10.0
• DSCR +2.7/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 2238 Bigwood Trail, a charming and well-maintained home located in a quiet neighborhood in Atlanta. This inviting residence offers a functional layout with comfortable living spaces that are perfect for everyday living and entertaining. The kitchen provides ample cabinetry and workspace and comes fully equipped-all appliances will remain with the home, including the washer and dryer, making this property truly move-in ready. The bedrooms are generously sized and offer flexibility for a variety of needs, while the primary suite features a private bath and ample closet space. Enjoy the outdoor area for relaxing or hosting guests, with room to make it your own. Conveniently located near shopping, dining, parks, and major highways, this home offers easy access to commuting routes and everything Atlanta has to offer. Whether you're looking for a primary residence or an investment opportunity, this property is one you won't want to miss.

Key facts

• Ample cabinetry
• Outdoor area
• Move in ready

Tags

• AMPLE CABINETRY
• FULLY EQUIPPED KITCHEN
• MOVE IN READY
• OUTDOOR AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $225k.

Deal economics

• At list price, monthly cash flow is $-158 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (18.3% below list).
• Recommended offer: $184k (18.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 33% 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 $24k of equity ($2k loan paydown + $22k 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 ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($198k) 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.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,735 (18.3% 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 130 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.01%
• DSCR: 0.87
• GRM: 10.2

CMA / ARV

• ARV (median comp): $212,709
• List price: $225,000
• Delta: 5.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6412 Olmadison Pl	0.12mi	3/2.5 (+1)	1,520 (-2%)	3mo	$239,000	$157	84
2304 Bigwood Trl	0.13mi	3/2.5 (+1)	1,620 (+5%)	1mo	$179,000	$110	81
2330 Bigwood Trl	0.15mi	3/2.5 (+1)	1,584 (+2%)	5mo	$200,000	$126	80
6420 Olmadison Pl	0.11mi	3/2.5 (+1)	1,582 (+2%)	11mo	$253,400	$160	77
2236 Bigwood Trl	0.00mi	3/2.5 (+1)	1,618 (+4%)	13mo	$192,000	$119	76
2637 Rocky Ct	0.46mi	2/2.5	1,424 (-8%)	1mo	$190,000	$133	64
3473 Shoal Oak Ct	0.48mi	3/2.5 (+1)	1,507 (-3%)	11mo	$257,000	$171	59
6374 Rockaway Rd	0.42mi	2/2.5	1,453 (-6%)	15mo	$199,900	$138	58
2667 Rocky Ct	0.46mi	3/2.5 (+1)	1,432 (-8%)	8mo	$195,000	$136	55
6021 Oak Bend Ct	0.59mi	3/2.5 (+1)	1,539 (-1%)	22mo	$261,000	$170	48
6001 Oak Bend Ct	0.63mi	3/2.5 (+1)	1,456 (-6%)	11mo	$240,000	$165	47
6087 Centennial Run	0.73mi	3/2.5 (+1)	1,736 (+12%)	20mo	$230,000	$132	24

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: 21.5%
• Equity multiple: 2.73×
• Total profit: $108,812
• Equity at exit: $202,698

10-year hold

• IRR: 19.0%
• Equity multiple: 6.10×
• Total profit: $321,556
• Equity at exit: $437,126

Cash invested: $63,000 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,837 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$276 /mo · $3,313/yr
• Insurance: −$94
• HOA: −$60
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $-158

Break-even live

Break-even rent $2,038

Max offer price $197,051

Occupancy floor —

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2184 Olmadison Vw Atlanta, GA	2.0	2.0	1236	$1,985	$1.61	18d	1	0.01mi
6409 Olmadison Pl Atlanta, GA	1.0	1.0	1440	$520	$0.36	43d	1	0.07mi
6409 Olmadison Pl Atlanta, GA	1.0	1.0	1440	$595	$0.41	24d	1	0.07mi
6368 Olmadison Pl Atlanta, GA	3.0	2.5	1428	$1,656	$1.16	10d	1	0.08mi
6370 Olmadison Pl Atlanta, GA	3.0	2.5	1440	$1,795	$1.25	43d	1	0.08mi
2373 Bigwood Trl Atlanta, GA	3.0	2.5	1566	$1,845	$1.18	24d	1	0.09mi
2285 Bigwood Trl Atlanta, GA	3.0	2.5	1580	$1,740	$1.10	1d	1	0.09mi
2310 Bigwood Trl Atlanta, GA	3.0	2.5	1580	$2,600	$1.65	24d	1	0.12mi
6078 Oak Bend Ct Riverdale, GA	3.0	2.5	1622	$1,800	$1.11	24d	1	0.42mi
2592 Rocky Ct Atlanta, GA	2.0	2.5	1424	$2,000	$1.40	43d	1	0.44mi
2667 Rocky Ct Atlanta, GA	3.0	2.5	1432	$2,200	$1.54	43d	1	0.46mi
6278 Rockaway Rd Atlanta, GA	3.0	2.5	1524	$2,000	$1.31	43d	1	0.46mi
6048 Oak Bend Ct Riverdale, GA	3.0	2.5	1500	$1,750	$1.17	21d	1	0.50mi
6027 Oak Bend Ct Riverdale, GA	3.0	2.5	1530	$2,070	$1.35	5d	1	0.55mi
855 Old Rocky Rd Atlanta, GA	3.0	2.0	1310	$1,710	$1.31	24d	1	0.63mi
320 Emerald Green Ct Atlanta, GA	3.0	2.0	1575	$2,050	$1.30	43d	1	0.66mi
6090 Emerald Pointe Cir Atlanta, GA	3.0	2.0	1200	$1,875	$1.56	18d	1	0.71mi
6684 Judy Ln Riverdale, GA	3.0	2.0	1356	$1,705	$1.26	43d	1	0.73mi
6560 Emerald Pointe Cir Atlanta, GA	3.0	2.0	1309	$1,500	$1.15	21d	1	0.75mi
6165 Radford Dr Riverdale, GA	3.0	2.0	1232	$1,695	$1.38	5d	1	0.76mi
6165 Radford Dr Riverdale, GA	3.0	2.0	1232	$1,750	$1.42	21d	1	0.76mi
6165 Radford Dr Riverdale, GA	3.0	2.0	1232	$1,799	$1.46	43d	1	0.76mi
6165 Radford Dr Riverdale, GA	3.0	2.0	1232	$1,799	$1.46	24d	1	0.76mi
3105 Garnet Way Atlanta, GA	3.0	2.0	1470	$1,660	$1.13	12d	1	0.78mi
2555 Flat Shoals Rd #401 Atlanta, GA	3.0	2.5	1550	$2,050	$1.32	43d	1	0.81mi
2555 Flat Shoals Rd #404 College Park, GA	3.0	2.5	1408	$1,700	$1.21	24d	1	0.87mi
2555 Flat Shoals Rd #3005 Atlanta, GA	3.0	2.5	1724	$1,850	$1.07	5d	1	0.88mi
2820 Greenbower Ct Atlanta, GA	3.0	2.0	1338	$1,730	$1.29	3d	1	0.89mi
2550 Hallie Mill Rd Atlanta, GA	3.0	2.0	1372	$1,600	$1.17	12d	1	0.96mi
2014 Radford Ct Riverdale, GA	3.0	1.5	1190	$1,665	$1.40	43d	1	0.96mi
6056 Carriage Ct Atlanta, GA	3.0	2.0	1400	$1,599	$1.14	5d	1	1.02mi
6345 Peppermill Ln Atlanta, GA	3.0	2.5	1224	$1,800	$1.47	43d	1	1.02mi
145 W Village Ct Riverdale, GA	3.0	2.5	1284	$1,865	$1.45	5d	1	1.04mi
2565 Lantern Ln Atlanta, GA	1.0	1.0	1522	$634	$0.42	1d	1	1.06mi
7025 Brentwood Ct Riverdale, GA	2.0	1.5	1124	$1,425	$1.27	43d	1	1.07mi
6454 W Fayetteville Rd Riverdale, GA	3.0	2.0	1204	$1,950	$1.62	20d	1	1.08mi
110 Fruitwood Trce Unit A Riverdale, GA	3.0	2.0	1100	$1,800	$1.64	20d	1	1.10mi
3206 Pine Tree Trl Unit 15C Atlanta, GA	3.0	2.5	1466	$1,950	$1.33	4d	1	1.16mi
2529 Wood Bend Ln Riverdale, GA	3.0	2.5	1508	$1,945	$1.29	43d	1	1.18mi
2405 Wood Bend Ln Riverdale, GA	3.0	2.5	1396	$1,800	$1.29	43d	1	1.22mi

HOA detail

• Monthly dues: $60 · $720/yr

Listing history 44 events

1. 2026-06-18
   days on market $225,000 Active 130 DOM
2. 2026-06-17
   days on market $225,000 Active 129 DOM
3. 2026-06-16
   days on market $225,000 Active 128 DOM
4. 2026-06-15
   days on market $225,000 Active 127 DOM
5. 2026-06-13
   days on market $225,000 Active 125 DOM
6. 2026-06-09
   days on market $225,000 Active 121 DOM
7. 2026-06-08
   days on market $225,000 Active 120 DOM
8. 2026-06-07
   days on market $225,000 Active 119 DOM
9. 2026-06-04
   days on market $225,000 Active 116 DOM
10. 2026-06-03
    days on market $225,000 Active 115 DOM
11. 2026-06-01
    days on market $225,000 Active 113 DOM
12. 2026-05-31
    days on market $225,000 Active 112 DOM
13. 2026-02-09
    listed $225,000 New 956-char remark

    Show marketing remark (974 chars)

    Welcome to 2238 Bigwood Trail, a charming and well-maintained home located in a quiet neighborhood in Atlanta. This inviting residence offers a functional layout with comfortable living spaces that are perfect for everyday living and entertaining. The kitchen provides ample cabinetry and workspace and comes fully equipped—all appliances will remain with the home, including the washer and dryer, making this property truly move-in ready. The bedrooms are generously sized and offer flexibility for a variety of needs, while the primary suite features a private bath and ample closet space. Enjoy the outdoor area for relaxing or hosting guests, with room to make it your own. Conveniently located near shopping, dining, parks, and major highways, this home offers easy access to commuting routes and everything Atlanta has to offer. Whether you’re looking for a primary residence or an investment opportunity, this property is one you won’t want to miss.

14. 2026-02-09
    listed $225,000 Active 974-char remark

    Show marketing remark (974 chars)

    Welcome to 2238 Bigwood Trail, a charming and well-maintained home located in a quiet neighborhood in Atlanta. This inviting residence offers a functional layout with comfortable living spaces that are perfect for everyday living and entertaining. The kitchen provides ample cabinetry and workspace and comes fully equipped—all appliances will remain with the home, including the washer and dryer, making this property truly move-in ready. The bedrooms are generously sized and offer flexibility for a variety of needs, while the primary suite features a private bath and ample closet space. Enjoy the outdoor area for relaxing or hosting guests, with room to make it your own. Conveniently located near shopping, dining, parks, and major highways, this home offers easy access to commuting routes and everything Atlanta has to offer. Whether you’re looking for a primary residence or an investment opportunity, this property is one you won’t want to miss.

15. 2025-02-24
    soldstatus $198,000 Closed
16. 2025-02-24
    soldstatus $198,000
17. 2025-02-21
    soldstatus $198,000 Sold
18. 2025-01-16
    status Under Contract
19. 2025-01-16
    status Pending
20. 2025-01-10
    status Back On Market
21. 2025-01-10
    status Active
22. 2025-01-02
    status Under Contract
23. 2025-01-02
    status Pending
24. 2024-12-05
    price $198,000
25. 2024-12-05
    price $198,000
26. 2024-11-21
    price $202,000
27. 2024-11-21
    price $202,000
28. 2024-10-28
    listed $205,000 Active
29. 2024-10-28
    listed $205,000 New
30. 2024-10-10
    soldstatus $173,000
31. 2020-08-07
    soldstatus $100,000 Closed
32. 2020-08-07
    soldstatus $100,000 Sold
33. 2020-06-10
    status Under Contract
34. 2020-06-10
    status Pending
35. 2020-05-15
    listed $98,000 Active
36. 2020-05-15
    listed $98,000 New
37. 2018-06-18
    soldstatus $91,000
38. 2018-06-08
    soldstatus $91,000 Sold
39. 2018-03-29
    status Under Contract
40. 2018-03-27
    listed $91,000 New
41. 2016-06-11
    historical
42. 2016-05-04
    listed $90,000 New
43. 2016-05-04
    historical
44. 2016-03-07
    listed $90,000 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: $3,313 · $276/mo
• Projected year-2 tax: $3,313 · $276/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $22,048
• − Mortgage interest: −$12,603
• − Property taxes: −$3,313
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − HOA: −$720
• − Depreciation: −$6,545
• Taxable loss: −$5,786
• Est. tax savings @ 24.0%: +$1,389
• After-tax cash flow: $-510/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: 10,694
• 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

+150.0% since first listed

32 events — show timeline

• 2026-02-09 Listed $225,000 FMLS
• 2026-02-09 Listed $225,000 GAMLS
• 2025-02-24 Sold (Public Records) $198,000 Public Records
• 2025-02-24 Sold (MLS) $198,000 FMLS
• 2025-02-21 Sold (MLS) $198,000 GAMLS
• 2025-01-16 Pending — GAMLS
• 2025-01-16 Pending — FMLS
• 2025-01-10 Relisted — GAMLS
• 2025-01-10 Relisted — FMLS
• 2025-01-02 Pending — GAMLS
• 2025-01-02 Pending — FMLS
• 2024-12-05 Price Changed $198,000 GAMLS
• 2024-12-05 Price Changed $198,000 FMLS
• 2024-11-21 Price Changed $202,000 GAMLS
• 2024-11-21 Price Changed $202,000 FMLS
• 2024-10-28 Listed $205,000 GAMLS
• 2024-10-28 Listed $205,000 FMLS
• 2024-10-10 Sold (Public Records) $173,000 Public Records
• 2020-08-07 Sold (MLS) $100,000 GAMLS
• 2020-08-07 Sold (MLS) $100,000 FMLS
• 2020-06-10 Pending — GAMLS
• 2020-06-10 Pending — FMLS
• 2020-05-15 Listed $98,000 GAMLS
• 2020-05-15 Listed $98,000 FMLS
• 2018-06-18 Sold (Public Records) $91,000 Public Records
• 2018-06-08 Sold (MLS) $91,000 GAMLS
• 2018-03-29 Pending — GAMLS
• 2018-03-27 Listed $91,000 GAMLS
• 2016-06-11 Listing Removed — GAMLS
• 2016-05-04 Listed $90,000 GAMLS
• 2016-05-04 Listing Removed — GAMLS
• 2016-03-07 Listed $90,000 GAMLS

Property tax history

+10.1%/yr

Latest (2025): $3,313 · +235.1% YoY. Source: county tax records.