6131 Ripple Way S · South Fulton, GA 30349

$281,170

3 bd · 2.5 ba · 1,384 sqft · Townhouse · 7 Days on market

Built 2026

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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
• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Schools +4.5/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0

Listing remarks

GREEN TAG HOME The Amara Plan - End Unit Luxury with Modern Elegance and Everyday Comfort. Welcome home to the beautifully designed Amara Plan, a stunning end-unit two-story townhome that perfectly blends style, functionality, and comfort. Offering 3 spacious bedrooms, 2.5 bathrooms, and a private one-car garage, this thoughtfully crafted home provides the ideal space for modern living while enjoying the added privacy and natural light that only an end unit can offer. From the moment you step inside, you'll be impressed by the sophisticated finishes, including luxury vinyl plank flooring throughout the main level, staircase, and bathrooms, creating a seamless and low-maintenance living envi

Key facts

• Granite countertops
• Walk in pantry
• Open concept layout

Tags

• LUXURY VINYL PLANK FLOORING
• CHEF INSPIRED KITCHEN
• 42 INCH DESIGNER CABINETRY
• GRANITE COUNTERTOPS
• WALK IN PANTRY
• OPEN CONCEPT LAYOUT

Property features AI

Finance

• Financial info: List price $281,170

Exterior

• Parking: Detached or attached garage with 1 garage space (1 total parking space)
• Home design: Single-family home; Address: 6131 Ripple Way S, South Fulton, GA 30349
• Exterior features: Living area approximately 1,384

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Spec home — Amara plan; Active listing

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $281k.

Deal economics

• At list price, monthly cash flow is $-379 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (19.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (29.6% below list).
• Recommended offer: $198k (29.6% 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.
• Zoned schools: Amana Academy School (math 47% / reading 52%, grade D, #264 of 1,228 statewide, top 23%, 731 students, 30% FRL, charter); Mcnair Middle School (math 8% / reading 12%, grade F, #433 of 470 statewide, top 93%, 888 students, 100% FRL); Banneker High School (math 24% / reading 75%, grade D+, #28 of 424 statewide, top 7%, 1,610 students, 100% FRL) — zoned schools average 77% FRL vs 41% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 36% at this address vs 51% district-wide (-15 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 35% 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 $30k of equity ($2k loan paydown + $28k 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 ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $197,952 (29.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.70% ✗
• Cap rate: 4.67%
• Cash-on-cash: -5.78%
• DSCR: 0.74
• GRM: 11.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 0.95% rent growth · sell at horizon

5-year hold

• IRR: 19.6%
• Equity multiple: 2.59×
• Total profit: $125,004
• Equity at exit: $253,300

10-year hold

• IRR: 17.6%
• Equity multiple: 5.82×
• Total profit: $379,715
• Equity at exit: $546,251

Cash invested: $78,728 (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: 11.8×

Monthly cashflow live

• Estimated rent: $1,980 high
• Mortgage (P&I): −$1,474
• Tax est. 1.5%: −$351 /mo · $4,218/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $-379

Break-even live

Break-even rent $2,460

Max offer price $226,287

Occupancy floor —

Sensitivity live

Price	-10% $-185	-5% $-282	+0% $-379	+5% $-476	+10% $-574
Rent	-10% $-536	-5% $-457	+0% $-379	+5% $-301	+10% $-223
Rate	-1.0pp $-238	-0.5pp $-308	base $-379	+0.5pp $-452	+1.0pp $-526

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: $70,292
• Closing costs: $8,435
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3457 Sumersbe Ct Atlanta, GA	3.0	2.5	1800	$2,300	$1.28	7d	1	0.10mi
3240 Devilla Trce South Fulton, GA	4.0	2.0	1616	$1,980	$1.23	45d	1	0.59mi
3477 Carriage Chase Rd Atlanta, GA	4.0	3.0	1545	$2,000	$1.29	26d	1	0.63mi
6415 El Caudillo Ct Atlanta, GA	3.0	3.0	1498	$2,800	$1.87	6d	1	0.65mi
5750 Buffington Rd Atlanta, GA	1.0–3.0	1.0–2.0	1142	$1,642	$1.44	0d	18	0.73mi
3514 Devon Chase Rd Atlanta, GA	3.0	2.0	1540	$1,720	$1.12	45d	1	0.75mi
5825 Vernier Dr Atlanta, GA	3.0	2.0	1346	$1,615	$1.20	7d	1	0.75mi
5825 Vernier Dr Atlanta, GA	3.0	2.0	1346	$1,615	$1.20	26d	1	0.75mi
5825 Vernier Dr Atlanta, GA	3.0	2.0	1346	$1,615	$1.20	45d	1	0.75mi
5825 Vernier Dr Atlanta, GA	3.0	2.0	1346	$1,615	$1.20	22d	1	0.75mi
5740 Buffington Rd Atlanta, GA	1.0–3.0	1.0–2.5	964	$2,181	$2.26	0d	15	0.76mi
2560 Foxlair Trl Atlanta, GA	4.0	2.0	1485	$1,795	$1.21	26d	1	0.80mi
3022 Sable Run Rd Atlanta, GA	3.0	2.5	1748	$1,955	$1.12	5d	1	0.85mi
6230 Cedar Wood Dr Atlanta, GA	3.0	2.0	1238	$1,694	$1.37	45d	1	0.87mi
3027 Sable Run Rd Atlanta, GA	3.0	3.0	1808	$2,080	$1.15	45d	1	0.87mi
3550 Morning Creek Dr Atlanta, GA	4.0	2.0	1400	$1,730	$1.24	14d	1	0.88mi
3650 Creekview Cir Atlanta, GA	3.0	3.5	1225	$1,689	$1.38	14d	1	0.91mi
3695 Morning Creek Dr Atlanta, GA	3.0	2.0	1491	$2,100	$1.41	45d	1	0.98mi
325 Pointer Ct Atlanta, GA	3.0	2.0	1474	$1,620	$1.10	7d	1	1.03mi
6225 Shenfield Ln Union City, GA	3.0	2.5	1821	$1,900	$1.04	0d	1	1.05mi
3364 Estes Dr Atlanta, GA	3.0	2.5	1736	$1,889	$1.09	18d	1	1.05mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,195	$1.22	7d	1	1.05mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,295	$1.28	24d	1	1.05mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,295	$1.28	26d	1	1.05mi
3715 Clearwater Dr Atlanta, GA	4.0	2.0	1482	$4,400	$2.97	45d	1	1.07mi
6575 Smoke Ridge Dr Atlanta, GA	4.0	2.0	1808	$1,815	$1.00	45d	1	1.08mi
2865 Spruce Point Rd Atlanta, GA	4.0	2.0	1050	$1,910	$1.82	45d	1	1.08mi
3859 Shenfield Dr Union City, GA	4.0	2.5	1850	$2,000	$1.08	7d	1	1.11mi
5645 Morning Creek Cir Atlanta, GA	3.0	2.0	1636	$1,565	$0.96	45d	1	1.12mi
3855 Shenfield Dr Union City, GA	3.0	2.5	1626	$1,895	$1.17	45d	1	1.13mi
6345 Peppermill Ln Atlanta, GA	3.0	2.5	1224	$1,800	$1.47	45d	1	1.15mi
6440 Connell Rd Atlanta, GA	3.0	2.0	1391	$1,695	$1.22	26d	1	1.16mi
3500 Keels Ln Atlanta, GA	3.0	2.0	1272	$1,755	$1.38	3d	1	1.16mi
3760 Cedar Hurst Way Atlanta, GA	4.0	2.5	1595	$2,150	$1.35	12d	1	1.18mi
3509 Augusta St Atlanta, GA	3.0	2.5	1588	$2,006	$1.26	45d	1	1.18mi
4128 Flat Trl Union City, GA	3.0	2.5	1450	$1,700	$1.17	45d	1	1.18mi
6445 Connell Rd Atlanta, GA	3.0	2.0	1357	$1,856	$1.37	45d	1	1.18mi
6500 Connell Rd Atlanta, GA	3.0	2.0	1483	$1,650	$1.11	26d	1	1.26mi
3865 Morning Creek Dr Atlanta, GA	3.0	2.0	1134	$1,675	$1.48	45d	1	1.28mi
6150 Mallory Rd Atlanta, GA	3.0	2.0	1681	$1,695	$1.01	13d	1	1.31mi

Listing history 6 events

1. 2026-06-21
   days on market $281,170 Active 7 DOM
2. 2026-06-18
   days on market $281,170 Active 4 DOM
3. 2026-06-17
   days on market $281,170 Active 3 DOM
4. 2026-06-16
   days on market $281,170 Active 2 DOM
5. 2026-06-15
   remarks 699-char remark
6. 2026-06-15
   listed $281,170 Active 1 DOM

ⓘ 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: $23,754
• − Mortgage interest: −$15,750
• − Property taxes: −$4,218
• − Insurance: −$1,406
• − Repairs & maintenance: −$1,900
• − Management: −$1,900
• − Depreciation: −$8,179
• Taxable loss: −$9,599
• Est. tax savings @ 24.0%: +$2,304
• After-tax cash flow: $-2,248/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