6950 Dodd Rd · South Fulton, GA 30296

$155,000

2 bd · 1.0 ba · 1,058 sqft · SingleFamily public records · 91 Days on market

Built 1949 1.30 ac lot Est $181k · 14% under

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Why this score? — see what drove the B 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 +27.6/30.0
• ARV discount +13.9/15.0
• DSCR +9.7/10.0
• 1% rule +6.2/10.0
• Schools +4.5/10.0
• Rent growth +3.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this opportunity to own a charming 2-bedroom, 1.5-bath home situated on over an acre just 10 minutes south of Hartsfield-Jackson Airport. The fully fenced yard offers plenty of space to enjoy, along with a large bonus shed in the backyard for storage or projects. Sold as-is and priced to sell.

Key facts

• Large bonus shed
• Over an acre
• Fully fenced yard

Tags

• FULLY FENCED YARD
• LARGE BONUS SHED
• OVER AN ACRE

Property features AI

Exterior

• Parking: Driveway parking; Open parking available
• Utilities: Public water; Public sewer; Electric service (110 volts); Cable available; Electricity available; Sewer available; Water available
• Home design: One-level home; Vinyl siding; Composition roof; Resale condition; GPS-friendly directions
• Construction: Vinyl siding construction; Composition (shingle) roof
• Exterior features: Private yard; Chain-link fencing; Asphalt road access; City street frontage; Lot of approximately 1.13 acres

Interior

• Kitchen: Stained cabinets; Electric oven; Microwave
• Bedrooms: Two main-level bedrooms
• Flooring: Hardwood floors
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Central heating; Ceiling fan(s) for cooling
• Interior features: Double-pane windows; No shared/common walls

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $462 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $141k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — 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: Nolan Elementary School (math 24% / reading 22%, grade F, #796 of 1,228 statewide, top 65%, 710 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 25% at this address vs 51% district-wide (-26 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 (+3.5%/yr); 135 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 3.5% rent growth), your $43k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $110k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.12% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.79%
• DSCR: 1.57
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $180,918
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2317 Hillside Rd	0.32mi	3/1.0 (+1)	1,160 (+10%)	14mo	$101,000	$87	52
6714 Camp Rd	0.70mi	2/1.0	1,106 (+4%)	21mo	$189,000	$171	43

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 · 3.55% rent growth · sell at horizon

5-year hold

• IRR: 3.1%
• Equity multiple: 1.12×
• Total profit: $5,223
• Equity at exit: $23,111

10-year hold

• IRR: 13.1%
• Equity multiple: 2.06×
• Total profit: $46,169
• Equity at exit: $13,402

Cash invested: $43,400 (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 30296

• Rents YoY: 3.5%
• Active inventory: 135
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,733 high
• Mortgage (P&I): −$813
• Tax from tax record: −$30 /mo · $355/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $462

Break-even live

Break-even rent $1,148

Max offer price $155,000

Occupancy floor 68%

Sensitivity live

Price	-10% $550	-5% $506	+0% $462	+5% $419	+10% $375
Rent	-10% $325	-5% $394	+0% $462	+5% $531	+10% $599
Rate	-1.0pp $540	-0.5pp $502	base $462	+0.5pp $422	+1.0pp $381

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
145 W Village Ct Riverdale, GA	3.0	2.5	1284	$1,865	$1.45	6d	1	0.31mi
7025 Brentwood Ct Riverdale, GA	2.0	1.5	1124	$1,425	$1.27	44d	1	0.37mi
2405 Wood Bend Ln Riverdale, GA	3.0	2.5	1396	$1,800	$1.29	44d	1	0.38mi
110 Fruitwood Trce Unit A Riverdale, GA	3.0	2.0	1100	$1,800	$1.64	21d	1	0.44mi
2550 Hallie Mill Rd Atlanta, GA	3.0	2.0	1372	$1,600	$1.17	13d	1	0.44mi
1973 Bethsaida Rd Riverdale, GA	2.0	2.0	1000	$2,650	$2.65	2d	1	0.72mi
6684 Judy Ln Riverdale, GA	3.0	2.0	1356	$1,705	$1.26	44d	1	0.74mi
3206 Pine Tree Trl Unit 15C Atlanta, GA	3.0	2.5	1466	$1,950	$1.33	5d	1	0.76mi
7301 Fern Ct Riverdale, GA	3.0	3.0	1325	$1,909	$1.44	5d	1	0.87mi
2184 Olmadison Vw Atlanta, GA	2.0	2.0	1236	$1,985	$1.61	19d	1	0.90mi
6409 Olmadison Pl Atlanta, GA	1.0	1.0	1440	$595	$0.41	25d	1	0.94mi
6409 Olmadison Pl Atlanta, GA	1.0	1.0	1440	$520	$0.36	44d	1	0.94mi
2820 Greenbower Ct Atlanta, GA	3.0	2.0	1338	$1,730	$1.29	4d	1	0.95mi
6370 Olmadison Pl Atlanta, GA	3.0	2.5	1440	$1,795	$1.25	44d	1	0.98mi
6368 Olmadison Pl Atlanta, GA	3.0	2.5	1428	$1,656	$1.16	11d	1	0.98mi
7060 Kimberly Mill Rd Atlanta, GA	3.0	1.0	1056	$1,425	$1.35	6d	1	1.05mi
2003 Echota Way Riverdale, GA	3.0	2.0	1449	$1,750	$1.21	44d	1	1.09mi
2667 Rocky Ct Atlanta, GA	3.0	2.5	1432	$2,200	$1.54	44d	1	1.12mi
2592 Rocky Ct Atlanta, GA	2.0	2.5	1424	$2,000	$1.40	44d	1	1.13mi
3105 Garnet Way Atlanta, GA	3.0	2.0	1470	$1,660	$1.13	13d	1	1.27mi
855 Old Rocky Rd Atlanta, GA	3.0	2.0	1310	$1,710	$1.31	25d	1	1.29mi
6048 Oak Bend Ct Riverdale, GA	3.0	2.5	1500	$1,750	$1.17	22d	1	1.40mi
6454 W Fayetteville Rd Riverdale, GA	3.0	2.0	1204	$1,950	$1.62	21d	1	1.42mi
6560 Emerald Pointe Cir Atlanta, GA	3.0	2.0	1309	$1,500	$1.15	22d	1	1.42mi
6345 Peppermill Ln Atlanta, GA	3.0	2.5	1224	$1,800	$1.47	44d	1	1.44mi
6090 Emerald Pointe Cir Atlanta, GA	3.0	2.0	1200	$1,875	$1.56	19d	1	1.48mi

Listing history 7 events

1. 2026-05-04
   status Pending
2. 2026-03-24
   historical Active Under Contract
3. 2026-02-19
   historical Active Under Contract 305-char remark

   Show marketing remark (305 chars)

   Don't miss this opportunity to own a charming 2-bedroom, 1.5-bath home situated on over an acre just 10 minutes south of Hartsfield-Jackson Airport. The fully fenced yard offers plenty of space to enjoy, along with a large bonus shed in the backyard for storage or projects. Sold as-is and priced to sell.

4. 2026-02-02
   listed $155,000 Active

   Show marketing remark (305 chars)

   Don't miss this opportunity to own a charming 2-bedroom, 1.5-bath home situated on over an acre just 10 minutes south of Hartsfield-Jackson Airport. The fully fenced yard offers plenty of space to enjoy, along with a large bonus shed in the backyard for storage or projects. Sold as-is and priced to sell.

5. 2026-02-02
   listed $155,000 New 305-char remark

   Show marketing remark (305 chars)

   Don't miss this opportunity to own a charming 2-bedroom, 1.5-bath home situated on over an acre just 10 minutes south of Hartsfield-Jackson Airport. The fully fenced yard offers plenty of space to enjoy, along with a large bonus shed in the backyard for storage or projects. Sold as-is and priced to sell.

6. 2006-05-01
   soldstatus $110,200
7. 1990-01-30
   soldstatus $27,500

ⓘ 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: $355 · $30/mo
• Projected year-2 tax: $1,426 · $119/mo
• Expected delta: +$1,071/yr (+$89/mo · 301.4%)

ⓘ 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 5/10 Major 7 d/yr ≥105°F today · 17 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: $20,801
• − Mortgage interest: −$8,682
• − Property taxes: −$355
• − Insurance: −$775
• − Repairs & maintenance: −$1,664
• − Management: −$1,664
• − Depreciation: −$4,509
• Taxable income: $3,151
• Est. tax owed @ 24.0%: −$756
• After-tax cash flow: $4,792/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: Clayton County · 230,153 people
• City population: 127,674
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 27,045
• Household income: $63,292
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 1400.0

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 (81%)
• Race & ethnicity: Black 81% Hispanic / Latino 10% White 4% Asian 4% Two or more races 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Hispanic 2%
• Foreign-born: 14% · Canada, China, Vietnam
• Languages at home: 80% English-only · Spanish 9% Chinese 3% French/Haitian/Cajun 2%

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: ▼ -137.25%
• Current HPI: 209.7527
• Rent YoY: ▲ 3.55%
• 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

+463.6% since first listed

7 events — show timeline

• 2026-05-04 Pending — FMLS
• 2026-03-24 Contingent — FMLS
• 2026-02-19 Contingent — GAMLS
• 2026-02-02 Listed $155,000 GAMLS
• 2026-02-02 Listed $155,000 FMLS
• 2006-05-01 Sold (Public Records) $110,200 Public Records
• 1990-01-30 Sold (Public Records) $27,500 Public Records

Property tax history

-0.1%/yr

Latest (2025): $355 · +5.4% YoY. Source: county tax records.