6127 Landers Loop · South Fulton, GA 30213

$270,000

3 bd · 2.5 ba · 1,472 sqft · SingleFamily public records · 143 Days on market

Built 2006 5,488 sqft lot $183/sqft · 10% below area Est $300k · 10% under $81/mo HOA · 4% of rent

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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 +12.0/15.0
• Cash flow +10.9/30.0
• Schools +4.5/10.0
• 1% rule +3.5/10.0
• DSCR +3.2/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is the Ranch Home that you have been waiting for! Situated in a community of five lakes, this 3bedroom/2bath home has been freshly painted, updated with new flooring and more. Enjoy the swimming pool, tennis courts, playground and club house. Nice covered front porch. Tray ceiling in The Primary Bedroom. The en suite features a Separate shower, walk-in Tub for your comfort and convenience. Ask about The Lease to Own Program!

Key facts

• Covered front porch
• Swimming pool
• Tennis courts

Tags

• SWIMMING POOL
• TENNIS COURTS
• PLAYGROUND
• CLUB HOUSE
• COVERED FRONT PORCH
• SEPARATE SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-118 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (15.3% below list).
• Recommended offer: $229k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.6% in South Fulton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); Renaissance Middle School (math 22% / reading 27%, grade F, #301 of 470 statewide, top 66%, 1,166 students, 71% FRL); Langston Hughes High School (math 8% / reading 17%, grade F, #336 of 424 statewide, top 80%, 1,964 students, 65% FRL).
• 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 rising (+2.5%/yr); 546 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k 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 143 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y 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

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $228,677 (15.3% 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. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.87%
• DSCR: 0.92
• GRM: 9.8

CMA / ARV

• ARV (median comp): $300,167
• List price: $270,000
• Delta: -10.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6072 Park Close	0.03mi	3/2.0	1,397 (-5%)	4mo	$268,000	$192	85

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 · 2.53% rent growth · sell at horizon

5-year hold

• IRR: -19.9%
• Equity multiple: 0.31×
• Total profit: $-52,269
• Equity at exit: $40,258

10-year hold

• IRR: -13.8%
• Equity multiple: 0.22×
• Total profit: $-59,276
• Equity at exit: $23,345

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 30213

• Home prices YoY: -17.7%
• Rents YoY: 2.5%
• Active inventory: 546
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,287 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$315 /mo · $3,781/yr
• Insurance: −$112
• HOA: −$81
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-118

Break-even live

Break-even rent $2,436

Max offer price $249,166

Occupancy floor —

Sensitivity live

Price	-10% $35	-5% $-42	+0% $-118	+5% $-194	+10% $-271
Rent	-10% $-299	-5% $-208	+0% $-118	+5% $-28	+10% $63
Rate	-1.0pp $18	-0.5pp $-49	base $-118	+0.5pp $-188	+1.0pp $-259

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
780 Cedar Loop Fairburn, GA	3.0	2.5	1710	$1,999	$1.17	26d	1	0.14mi
7855 Cedar Grove Rd Fairburn, GA	3.0	1.0–2.0	966	$2,001	$2.07	0d	27	0.59mi

HOA detail

• Monthly dues: $81 · $972/yr
• Likely covers: pool

Listing history 27 events

1. 2026-06-21
   days on market $270,000 Active 143 DOM
2. 2026-06-18
   days on market $270,000 Active 140 DOM
3. 2026-06-17
   days on market $270,000 Active 139 DOM
4. 2026-06-16
   days on market $270,000 Active 138 DOM
5. 2026-06-15
   days on market $270,000 Active 137 DOM
6. 2026-06-13
   days on market $270,000 Active 135 DOM
7. 2026-06-09
   days on market $270,000 Active 131 DOM
8. 2026-06-08
   days on market $270,000 Active 130 DOM
9. 2026-06-07
   days on market $270,000 Active 129 DOM
10. 2026-06-04
    days on market $270,000 Active 126 DOM
11. 2026-06-03
    days on market $270,000 Active 125 DOM
12. 2026-06-01
    days on market $270,000 Active 123 DOM
13. 2026-05-31
    days on market $270,000 Active 122 DOM
14. 2026-01-15
    listed $270,000 Active 434-char remark

    Show marketing remark (434 chars)

    This is the Ranch Home that you have been waiting for! Situated in a community of five lakes, this 3bedroom/2bath home has been freshly painted, updated with new flooring and more. Enjoy the swimming pool, tennis courts, playground and club house. Nice covered front porch. Tray ceiling in The Primary Bedroom. The en suite features a Separate shower, walk-in Tub for your comfort and convenience. Ask about The Lease to Own Program!

15. 2025-12-31
    historical
16. 2025-10-13
    historical
17. 2025-10-11
    status Back On Market
18. 2025-09-11
    historical On Hold
19. 2025-09-10
    status Back On Market
20. 2025-08-11
    historical On Hold
21. 2025-08-08
    status Back On Market
22. 2025-08-07
    status Under Contract
23. 2025-06-15
    listed $275,000 New
24. 2025-06-15
    listed $275,000 New
25. 2025-01-12
    listed $270,000 New
26. 2024-02-05
    historical
27. 2024-01-08
    listed $181,000 Active

ⓘ 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: $3,781 · $315/mo
• Projected year-2 tax: $3,781 · $315/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 20 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: $27,441
• − Mortgage interest: −$15,124
• − Property taxes: −$3,781
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,195
• − Management: −$2,195
• − HOA: −$972
• − Depreciation: −$7,855
• Taxable loss: −$6,031
• Est. tax savings @ 24.0%: +$1,447
• After-tax cash flow: $32/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): 50,621
• Household income: $94,125
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 1025.0

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 (86%)
• Race & ethnicity: Black 86% White 8% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Hispanic 1% Arab 1% Lithuanian 0%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 4% French/Haitian/Cajun 2% Arabic 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: ▼ -50.66%
• Current HPI: 235.9372
• Rent YoY: ▲ 2.53%
• 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

+49.2% since first listed

14 events — show timeline

• 2026-01-15 Listed $270,000 FMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-10-13 Listing Removed — GAMLS
• 2025-10-11 Relisted — GAMLS
• 2025-09-11 Delisted — GAMLS
• 2025-09-10 Relisted — GAMLS
• 2025-08-11 Delisted — GAMLS
• 2025-08-08 Relisted — GAMLS
• 2025-08-07 Pending — GAMLS
• 2025-06-15 Listed $275,000 GAMLS
• 2025-06-15 Listed $275,000 GAMLS
• 2025-01-12 Listed $270,000 GAMLS
• 2024-02-05 Listing Removed — FMLS
• 2024-01-08 Listed $181,000 FMLS

Property tax history

+4.2%/yr

Latest (2025): $3,781 · +837.1% YoY. Source: county tax records.