1125 Carlo Ter SW · South Fulton, GA 30331

$245,000

3 bd · 3.0 ba · 2,459 sqft · SingleFamily public records · 26 Days on market

Built 1996 0.42 ac lot $100/sqft · 39% below area Est $405k · 39% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.3/30.0
• Schools +4.5/10.0
• 1% rule +3.9/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property is sold AS-IS. A Hold-Harmless letter must be signed prior to entering the property. Ranch on full basement full repairs are needed. Shown by appointment only.

Key facts

• 0.42 acre lot
• Garage
• Built 1996

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-323 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (23.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (10.8% below list).
• Recommended offer: $188k (23.3% below list) — sets the bar for cash-flow.

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 rising (+2.6%/yr); 487 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 42% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 26 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $245k implies a 880% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,998 (23.3% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.89% ✗
• Cap rate: 4.71%
• Cash-on-cash: -5.64%
• DSCR: 0.75
• GRM: 9.3

CMA / ARV

• ARV (median comp): $404,718
• List price: $245,000
• Delta: -39.46%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1105 New Britain Dr SW	0.69mi	4/4.5 (+1)	2,664 (+8%)	4mo	$465,000	$175	40

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 · 2.63% rent growth · sell at horizon

5-year hold

• IRR: -26.3%
• Equity multiple: 0.11×
• Total profit: $-60,811
• Equity at exit: $36,530

10-year hold

• IRR: -24.5%
• Equity multiple: -0.19×
• Total profit: $-81,695
• Equity at exit: $21,183

Cash invested: $68,600 (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 30331

• Home prices YoY: -34.2%
• Rents YoY: 2.6%
• Active inventory: 487
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,186 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$663 /mo · $7,952/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-323

Break-even live

Break-even rent $2,594

Max offer price $187,998

Occupancy floor —

Sensitivity live

Price	-10% $-184	-5% $-253	+0% $-323	+5% $-392	+10% $-461
Rent	-10% $-495	-5% $-409	+0% $-323	+5% $-236	+10% $-150
Rate	-1.0pp $-199	-0.5pp $-260	base $-323	+0.5pp $-386	+1.0pp $-451

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5055 Cascade Rd SW Atlanta, GA	3.0	2.0	1816	$1,900	$1.05	25d	1	0.37mi
1255 Martinique Ct SW Atlanta, GA	4.0	2.5	2070	$2,556	$1.23	6d	1	1.03mi
1288 Elva Dr SW Atlanta, GA	3.0	2.0	2112	$1,850	$0.88	45d	1	1.15mi
5628 Cascade Run SW Atlanta, GA	3.0	3.5	2000	$2,400	$1.20	3d	1	1.21mi
5209 Lakerock Dr SW Atlanta, GA	4.0	2.5	2798	$2,795	$1.00	6d	1	1.48mi

Listing history 4 events

1. 2026-05-06
   status Under Contract 173-char remark

   Show marketing remark (173 chars)

   This property is sold AS-IS. A Hold-Harmless letter must be signed prior to entering the property. Ranch on full basement full repairs are needed. Shown by appointment only.

2. 2026-05-05
   status Pending Offer Approval 173-char remark

   Show marketing remark (173 chars)

   This property is sold AS-IS. A Hold-Harmless letter must be signed prior to entering the property. Ranch on full basement full repairs are needed. Shown by appointment only.

3. 2026-04-02
   listed $245,000 New 173-char remark

   Show marketing remark (173 chars)

   This property is sold AS-IS. A Hold-Harmless letter must be signed prior to entering the property. Ranch on full basement full repairs are needed. Shown by appointment only.

4. 1995-06-29
   soldstatus $25,000

ⓘ 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: $7,952 · $663/mo
• Projected year-2 tax: $7,952 · $663/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,231
• − Mortgage interest: −$13,724
• − Property taxes: −$7,952
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,098
• − Management: −$2,098
• − Depreciation: −$7,127
• Taxable loss: −$7,994
• Est. tax savings @ 24.0%: +$1,919
• After-tax cash flow: $-1,954/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): 62,567
• Household income: $62,623
• Rent vs Own: 46.8% rent · 53.2% own
• Severe rent burden: 3748.0

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 (94%)
• Race & ethnicity: Black 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Hispanic 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 1% 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: ▼ -106.38%
• Current HPI: 204.5402
• Rent YoY: ▲ 2.63%
• 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

+880.0% since first listed

4 events — show timeline

• 2026-05-06 Pending — GAMLS
• 2026-05-05 Pending — GAMLS
• 2026-04-02 Listed $245,000 GAMLS
• 1995-06-29 Sold (Public Records) $25,000 Public Records

Property tax history

+18.5%/yr

Latest (2025): $7,952 · -1.6% YoY. Source: county tax records.