2655 West Rd · South Fulton, GA 30296

$165,000

3 bd · 2.5 ba · 1,288 sqft · SingleFamily public records · 27 Days on market

Built 1987 2.29 ac lot Est $232k · 29% 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 +20.2/30.0
• ARV discount +15.0/15.0
• 1% rule +6.5/10.0
• DSCR +6.4/10.0
• 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

1

Key facts

• Wet bar
• 2.29 acre lot
• 2 garage spots

Tags

• 2.33 ACRE DEEP WOODED LOT
• PICTURESQUE VIEW OF CREEK
• THREE LEVELS OF LIVING AREAS
• FLEXIBLE LIVING SETUP
• OWN ENTRANCE FROM EXTERIOR
• WET BAR

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 4.6% in South Fulton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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.
• Market conditions: Rents rising (+3.5%/yr); 135 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 36% 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 $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.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y 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

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: moderate wind risk, 26% 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 $162,525 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.15% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.40%
• DSCR: 1.24
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $231,840
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2497 Wood Bend Ln	0.70mi	3/2.5	1,226 (-5%)	9mo	$213,000	$174	52
2526 Wood Bend Ln	0.67mi	3/2.5	1,440 (+12%)	2mo	$275,000	$191	47
633 Westbridge Rd	0.50mi	3/2.0	1,446 (+12%)	9mo	$260,000	$180	47
3085 Sandy Cir	0.68mi	4/2.0 (+1)	1,387 (+8%)	4mo	$270,000	$195	45
2725 Carolina Rdg	0.48mi	3/2.5	1,427 (+11%)	23mo	$213,000	$149	41

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: -7.2%
• Equity multiple: 0.73×
• Total profit: $-12,314
• Equity at exit: $24,602

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $11,214
• Equity at exit: $14,266

Cash invested: $46,200 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,900 high
• Mortgage (P&I): −$865
• Tax from tax record: −$359 /mo · $4,309/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $208

Break-even live

Break-even rent $1,637

Max offer price $165,000

Occupancy floor 84%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2722 South Hills Riverdale, GA	3.0	2.5	1722	$2,200	$1.28	5d	1	0.52mi
2590 South Hills Riverdale, GA	3.0	2.5	1850	$2,005	$1.08	12d	1	0.55mi
2405 Wood Bend Ln Riverdale, GA	3.0	2.5	1396	$1,800	$1.29	43d	1	0.66mi
2529 Wood Bend Ln Riverdale, GA	3.0	2.5	1508	$1,945	$1.29	43d	1	0.69mi
110 Fruitwood Trce Unit A Riverdale, GA	3.0	2.0	1100	$1,800	$1.64	20d	1	0.78mi
7025 Brentwood Ct Riverdale, GA	2.0	1.5	1124	$1,425	$1.27	43d	1	0.79mi
145 W Village Ct Riverdale, GA	3.0	2.5	1284	$1,865	$1.45	5d	1	0.83mi
7495 Royale Ct Riverdale, GA	4.0	3.0	1284	$2,150	$1.67	1d	1	0.89mi
2550 Hallie Mill Rd Atlanta, GA	3.0	2.0	1372	$1,600	$1.17	12d	1	0.94mi
3206 Pine Tree Trl Unit 15C Atlanta, GA	3.0	2.5	1466	$1,950	$1.33	4d	1	0.95mi
7060 Kimberly Mill Rd Atlanta, GA	3.0	1.0	1056	$1,425	$1.35	5d	1	1.00mi
7045 Birling Dr Atlanta, GA	4.0	3.0	1488	$1,765	$1.19	43d	1	1.06mi
7301 Fern Ct Riverdale, GA	3.0	3.0	1325	$1,909	$1.44	4d	1	1.09mi
2003 Echota Way Riverdale, GA	3.0	2.0	1449	$1,750	$1.21	43d	1	1.19mi
1973 Bethsaida Rd Riverdale, GA	2.0	2.0	1000	$2,650	$2.65	1d	1	1.32mi
2820 Greenbower Ct Atlanta, GA	3.0	2.0	1338	$1,730	$1.29	3d	1	1.43mi

Listing history 20 events

1. 2025-07-18
   soldstatus $161,000 Sold 1-char remark

   Show marketing remark (1 chars)

   1

2. 2025-02-21
   status Under Contract 1-char remark

   Show marketing remark (1 chars)

   1

3. 2025-02-21
   status Pending

   Show marketing remark (1 chars)

   1

4. 2025-01-25
   listed $165,000 Active
5. 2024-11-26
   historical
6. 2024-11-26
   historical
7. 2024-10-10
   status Back On Market
8. 2024-10-10
   status Active
9. 2024-09-16
   status Pending
10. 2024-09-16
    status Under Contract
11. 2024-08-15
    price $184,900
12. 2024-08-15
    price $184,900
13. 2024-07-18
    listed $165,000 New 1-char remark

    Show marketing remark (1 chars)

    1

14. 2024-07-18
    listed $194,900 New

    Show marketing remark (1 chars)

    1

15. 2024-07-18
    listed $194,900 Active

    Show marketing remark (1 chars)

    1

16. 2007-06-25
    soldstatus $155,000
17. 2007-06-12
    soldstatus $155,000
18. 2007-03-16
    listed $159,000
19. 2003-06-24
    soldstatus $90,100
20. 1987-04-17
    soldstatus $88,500

ⓘ 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: $4,309 · $359/mo
• Projected year-2 tax: $4,309 · $359/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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 17 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: $22,801
• − Mortgage interest: −$9,243
• − Property taxes: −$4,309
• − Insurance: −$825
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$4,800
• Taxable loss: −$24
• Est. tax savings @ 24.0%: +$6
• After-tax cash flow: $2,501/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

+81.9% since first listed

20 events — show timeline

• 2025-07-18 Sold (MLS) $161,000 GAMLS
• 2025-02-21 Pending — GAMLS
• 2025-02-21 Pending — CGMLS
• 2025-01-25 Listed $165,000 CGMLS
• 2024-11-26 Listing Removed — FMLS
• 2024-11-26 Listing Removed — GAMLS
• 2024-10-10 Relisted — GAMLS
• 2024-10-10 Relisted — FMLS
• 2024-09-16 Pending — FMLS
• 2024-09-16 Pending — GAMLS
• 2024-08-15 Price Changed $184,900 GAMLS
• 2024-08-15 Price Changed $184,900 FMLS
• 2024-07-18 Listed $194,900 FMLS
• 2024-07-18 Listed $194,900 GAMLS
• 2024-07-18 Listed $165,000 GAMLS
• 2007-06-25 Sold (Public Records) $155,000 Public Records
• 2007-06-12 Sold (MLS) $155,000 FMLS
• 2007-03-16 Listed $159,000 FMLS
• 2003-06-24 Sold (Public Records) $90,100 Public Records
• 1987-04-17 Sold (Public Records) $88,500 Public Records

Property tax history

+8.0%/yr

Latest (2025): $4,309 · -0.0% YoY. Source: county tax records.