5493 Wexford Pass · South Fulton, GA 30349

$270,000

4 bd · 2.5 ba · 2,556 sqft · SingleFamily public records · 16 Days on market

Built 2005 0.62 ac lot Est $296k · 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 +19.3/30.0
• ARV discount +11.5/15.0
• Appreciation +10.0/10.0
• DSCR +6.1/10.0
• Schools +4.5/10.0
• 1% rule +4.0/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great home in College Park featuring 4 bedrooms and 2.5 bathrooms, offering a spacious and functional layout. The home includes a large family room, a well-sized kitchen with ample cabinet and counter space, and a generously sized primary bedroom. Conveniently located near Hartsfield-Jackson Atlanta International Airport, MARTA, and Downtown Atlanta, providing easy access to shopping, dining, and major highways. Ideal for buyers seeking both comfort and convenience.

Key facts

• 0.62 acre lot
• 2 garage spots
• Built 2005

Property features AI

Exterior

• Parking: Attached garage with 2 spaces and garage door opener; Kitchen-level entry
• Utilities: Public water; Public sewer; Sewer available
• Home design: Two-story home; Fee simple ownership; Slab foundation; Composition roof
• Construction: Aluminum siding; Vinyl siding; Composition roof; Slab foundation
• Exterior features: Aluminum and vinyl siding; Resale condition

Interior

• Kitchen: Dishwasher; Garbage disposal; Gas range; Pantry
• Bedrooms: Four bedrooms on the upper level
• Flooring: Carpet
• Bathrooms: Two full bathrooms; One half bathroom (main level)
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Double vanity in baths; Walk-in closet(s); One fireplace located in the family room; No units above (single stacked/no common walls above)
• Laundry & utility: Separate laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $297 ($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 $243k (10.0% below list).
• Recommended offer: $243k (10.0% below list) — sets the bar for 1% rule.

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: Liberty Point Elementary School (math 37% / reading 31%, grade F, #554 of 1,228 statewide, top 46%, 694 students, 100% FRL); Camp Creek Middle School (math 17% / reading 32%, grade F, #301 of 470 statewide, top 66%, 644 students, 100% FRL); Creekside High School (math 30% / reading 24%, grade F, #160 of 424 statewide, top 38%, 1,768 students, 100% FRL) — zoned schools average 100% FRL vs 41% district-wide (59 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 51% district-wide (-22 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $27k 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 $76k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $142k; list at $270k implies a 90% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $243,110 (10.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.90% ✗
• Cap rate: 7.61%
• Cash-on-cash: 4.71%
• DSCR: 1.21
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $296,496
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4898 Wexford Trl	0.26mi	5/2.5 (+1)	2,604 (+2%)	5mo	$304,000	$117	76
4861 Wexford Trl	0.32mi	4/2.5	2,488 (-3%)	6mo	$280,000	$113	76
8273 Eastshore Dr #2	0.46mi	4/2.5	2,593 (+1%)	8mo	$300,000	$116	70
8273 Eastshore Dr	0.46mi	4/2.5	2,593 (+1%)	8mo	$300,000	$116	70
8800 Lakecrest Way	0.48mi	4/2.5	2,566 (+0%)	18mo	$280,000	$109	62
5250 Forest Down Ln	0.36mi	3/2.0 (-1)	2,832 (+11%)	2mo	$250,000	$88	57
8967 Crestview Cir	0.64mi	4/2.5	2,816 (+10%)	1mo	$322,000	$114	52
8834 Lakecrest Way	0.67mi	3/2.5 (-1)	2,248 (-12%)	21mo	$305,000	$136	27

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: 27.0%
• Equity multiple: 3.13×
• Total profit: $160,941
• Equity at exit: $243,237

10-year hold

• IRR: 23.1%
• Equity multiple: 6.95×
• Total profit: $449,684
• Equity at exit: $524,551

Cash invested: $75,600 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,431 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$95 /mo · $1,142/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $297

Break-even live

Break-even rent $2,055

Max offer price $270,000

Occupancy floor 83%

Sensitivity live

Price	-10% $450	-5% $373	+0% $297	+5% $221	+10% $144
Rent	-10% $105	-5% $201	+0% $297	+5% $393	+10% $489
Rate	-1.0pp $433	-0.5pp $366	base $297	+0.5pp $227	+1.0pp $156

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5573 Rock Lake Dr Atlanta, GA	4.0	2.5	2690	$2,350	$0.87	26d	1	0.07mi
5131 Forest Downs Ln Atlanta, GA	4.0	2.0	2112	$1,580	$0.75	5d	1	0.47mi
5245 Stonewall Tell Rd Atlanta, GA	5.0	3.0	3200	$3,450	$1.08	14d	1	0.49mi
5245 Stonewall Tell Rd Atlanta, GA	5.0	3.0	3200	$3,450	$1.08	18d	1	0.49mi
3206 Diamond Blf Union City, GA	5.0	2.0	1900	$2,275	$1.20	26d	1	0.98mi
520 Dasheill Ln Atlanta, GA	4.0	2.5	2045	$2,410	$1.18	45d	1	1.00mi
5163 Rapahoe Trl Atlanta, GA	4.0	2.5	2060	$2,525	$1.23	0d	1	1.06mi
3228 Diamond Blf Union City, GA	4.0	2.5	1922	$2,195	$1.14	45d	1	1.09mi
3234 Diamond Blf Union City, GA	4.0	2.5	1922	$2,360	$1.23	7d	1	1.13mi
5259 Cantbury Way Atlanta, GA	4.0	2.5	2578	$2,445	$0.95	23d	1	1.17mi
4108 Robin Cir Atlanta, GA	3.0	2.5	1786	$2,400	$1.34	45d	1	1.34mi
4666 Ravenwood Loop Union City, GA	4.0	3.0	1916	$2,175	$1.14	26d	1	1.35mi
4223 Reeshemah St Atlanta, GA	3.0	2.5	1843	$1,995	$1.08	7d	1	1.38mi
4095 Robin Cir Atlanta, GA	3.0	2.5	2196	$2,023	$0.92	45d	1	1.42mi
4062 Robin Cir Atlanta, GA	3.0	3.0	1874	$1,910	$1.02	26d	1	1.44mi
4064 Robin Cir Atlanta, GA	3.0	2.5	1874	$1,895	$1.01	26d	1	1.45mi

Listing history 10 events

1. 2026-06-21
   days on market $270,000 Active 16 DOM
2. 2026-06-18
   days on market $270,000 Active 13 DOM
3. 2026-06-17
   days on market $270,000 Active 12 DOM
4. 2026-06-16
   days on market $270,000 Active 11 DOM
5. 2026-06-15
   days on market $270,000 Active 10 DOM
6. 2026-06-13
   days on market $270,000 Active 8 DOM
7. 2026-06-09
   days on market $270,000 Active 4 DOM
8. 2026-06-08
   days on market $270,000 Active 3 DOM
9. 2026-06-07
   remarks 470-char remark
10. 2026-06-07
    listed $270,000 Active 2 DOM

ⓘ 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: $1,142 · $95/mo
• Projected year-2 tax: $2,484 · $207/mo
• Expected delta: +$1,342/yr (+$112/mo · 117.6%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,173
• − Mortgage interest: −$15,124
• − Property taxes: −$1,142
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,334
• − Management: −$2,334
• − Depreciation: −$7,855
• Taxable loss: −$965
• Est. tax savings @ 24.0%: +$232
• After-tax cash flow: $3,796/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

+92.9% since first listed

9 events — show timeline

• 2026-06-05 Listed $270,000 FMLS
• 2026-04-16 Listed $270,000 GAMLS
• 2016-11-14 Sold (Public Records) $142,000 Public Records
• 2016-10-19 Sold (MLS) $142,000 FMLS
• 2016-10-14 Sold (MLS) $142,000 GAMLS
• 2016-09-07 Pending — GAMLS
• 2016-09-07 Contingent — FMLS
• 2016-08-30 Listed $140,000 FMLS
• 2016-08-30 Listed $140,000 GAMLS

Property tax history

-4.2%/yr

Latest (2025): $1,142 · +4.6% YoY. Source: county tax records.