4475 Merrigold Way · South Fulton, GA 30213

$385,000

4 bd · 2.5 ba · 2,414 sqft · SingleFamily public records · 92 Days on market

Built 2021 10,715 sqft lot $159/sqft · 9% below area Est $422k · 9% under $53/mo HOA · 2% of rent ↓ 5% since listing

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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 +11.4/15.0
• Cash flow +8.9/30.0
• Schools +4.5/10.0
• Rent growth +3.1/5.0
• 1% rule +2.7/10.0
• DSCR +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Prime corner-lot home ideally located at the front of the neighborhood, directly across from community amenities including the pool, clubhouse, mailboxes, tennis courts, and toddler playground. This home sits on one of the larger lots in the community and offers added privacy and space rarely available. An original $5,000 unadjusted lot premium was paid at purchase for this desirable placement. The property presents a great opportunity for buyers to personalize with new carpet and fresh paint. Appliances are included as-is, allowing flexibility for buyer upgrades. Exceptional location, strong lot value, and unbeatable access to neighborhood amenities make this home a standout opportunity.

Key facts

• Toddler playground
• Corner-lot home
• Clubhouse

Tags

• CORNER-LOT HOME
• COMMUNITY AMENITIES
• POOL
• CLUBHOUSE
• TENNIS COURTS
• TODDLER PLAYGROUND

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $385k.

Deal economics

• At list price, monthly cash flow is $-309 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $330k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $297k (22.7% below list).
• Recommended offer: $297k (22.7% 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.
• Market conditions: Rents rising (+2.5%/yr); 531 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 38% of the median local income ($94k/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 $3k of loan paydown is wiped out by about $12k 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 92 days — a 9% lower offer ($350k) 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.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $297,465 (22.7% 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 92 days. Have you received any prior offers? Is the seller open to a 23% 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: 0.77% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.44%
• DSCR: 0.85
• GRM: 10.8

CMA / ARV

• ARV (median comp): $421,745
• List price: $385,000
• Delta: -8.71%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4390 Oakhurst Dr	0.09mi	4/3.5	2,340 (-3%)	17mo	$437,000	$187	73
364 Mossycup Dr	0.12mi	4/2.5	2,698 (+12%)	10mo	$390,000	$145	66
4207 Fortune Pt	0.52mi	4/2.5	2,307 (-4%)	12mo	$337,000	$146	58
7120 Jumpers Trl	0.72mi	4/2.5	2,554 (+6%)	2mo	$364,900	$143	55
6808 Foxfire Pl	0.45mi	3/2.5 (-1)	2,262 (-6%)	13mo	$320,000	$141	53
7475 Jennadee Dr	0.51mi	3/2.5 (-1)	2,278 (-6%)	15mo	$355,000	$156	50
7438 Jennadee Dr	0.45mi	3/2.0 (-1)	2,254 (-7%)	15mo	$391,000	$173	49
1050 Athena Bnd	0.62mi	4/2.5	2,340 (-3%)	21mo	$421,990	$180	49
383 Berkshire Pl	0.70mi	4/2.5	2,674 (+11%)	5mo	$325,000	$122	45
840 Athena Bnd	0.72mi	4/2.5	2,340 (-3%)	21mo	$419,490	$179	44
4409 Challedon Dr	0.69mi	4/2.5	2,772 (+15%)	19mo	$400,000	$144	27
7625 Demeter Dr	0.59mi	5/3.5 (+1)	2,711 (+12%)	21mo	$411,490	$152	25

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: -22.6%
• Equity multiple: 0.23×
• Total profit: $-83,426
• Equity at exit: $57,405

10-year hold

• IRR: -18.0%
• Equity multiple: 0.04×
• Total profit: $-103,505
• Equity at exit: $33,288

Cash invested: $107,800 (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: 531
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,975 high
• Mortgage (P&I): −$2,019
• Tax from tax record: −$427 /mo · $5,119/yr
• Insurance: −$160
• HOA: −$53
• Vacancy / Maint / Mgmt: −$625
• Net cashflow: $-309

Break-even live

Break-even rent $3,366

Max offer price $330,405

Occupancy floor —

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1124 Sly Fox Run Fairburn, GA	5.0	4.0	3064	$3,750	$1.22	44d	1	0.16mi
4377 Montberry Ln Fairburn, GA	5.0	3.5	2896	$3,200	$1.10	24d	1	0.26mi
7571 Deerridge Way Fairburn, GA	5.0	4.0	3136	$3,049	$0.97	44d	1	0.51mi
6876 Foxfire Pl Atlanta, GA	5.0	3.0	2990	$2,700	$0.90	44d	1	0.54mi
965 Athena Bnd Fairburn, GA	4.0	2.5	3104	$3,100	$1.00	17d	1	0.60mi
300 Pennant Ln Fairburn, GA	4.0	3.5	2948	$2,900	$0.98	44d	1	0.64mi
6802 Fireside Ln Atlanta, GA	4.0	2.0	2664	$2,525	$0.95	24d	1	0.64mi
4551 Derby Loop Fairburn, GA	4.0	2.0	2152	$2,099	$0.98	44d	1	0.78mi
420 Tarpan Ct Fairburn, GA	5.0	3.0	2776	$2,760	$0.99	5d	1	0.82mi
4341 Estate St Atlanta, GA	4.0	3.0	1885	$2,400	$1.27	5d	1	0.95mi
4274 Sir Dixon Dr Fairburn, GA	4.0	2.5	2860	$2,855	$1.00	44d	1	1.01mi
625 Blueangel Dr Atlanta, GA	4.0	2.5	2514	$2,670	$1.06	44d	1	1.03mi
864 Bentley Dr Fairburn, GA	4.0	2.5	1989	$2,409	$1.21	24d	1	1.06mi
5148 Estonian Dr Fairburn, GA	5.0	3.5	2776	$2,799	$1.01	3d	1	1.06mi
5055 Southwood Rd Fairburn, GA	3.0–4.0	2.5–3.5	1692	$2,733	$1.61	1d	76	1.14mi
6469 Snowden Dr Atlanta, GA	5.0	3.0	2487	$2,579	$1.04	3d	1	1.16mi
6496 Snowden Dr Atlanta, GA	5.0	2.5	2730	$2,551	$0.93	3d	1	1.22mi
7436 Petal Pl Fairburn, GA	5.0	3.0	2872	$2,859	$1.00	5d	1	1.40mi
4780 Butner Rd Atlanta, GA	3.0	3.0	1950	$2,250	$1.15	19d	1	1.43mi
5505 Southwood Rd Fairburn, GA	4.0	4.0	1885	$2,595	$1.38	22d	1	1.50mi
5505 Southwood Rd Fairburn, GA	4.0	4.0	1885	$2,595	$1.38	44d	1	1.50mi

HOA detail

• Monthly dues: $53 · $636/yr
• Likely covers: pool

Listing history 12 events

1. 2026-06-08
   days on market $385,000 Active 92 DOM
2. 2026-06-07
   days on market $385,000 Active 91 DOM
3. 2026-06-04
   days on market $385,000 Active 88 DOM
4. 2026-06-03
   days on market $385,000 Active 87 DOM
5. 2026-06-01
   days on market $385,000 Active 85 DOM
6. 2026-05-31
   days on market $385,000 Active 84 DOM
7. 2026-04-18
   price $385,000 697-char remark

   Show marketing remark (697 chars)

   Prime corner-lot home ideally located at the front of the neighborhood, directly across from community amenities including the pool, clubhouse, mailboxes, tennis courts, and toddler playground. This home sits on one of the larger lots in the community and offers added privacy and space rarely available. An original $5,000 unadjusted lot premium was paid at purchase for this desirable placement. The property presents a great opportunity for buyers to personalize with new carpet and fresh paint. Appliances are included as-is, allowing flexibility for buyer upgrades. Exceptional location, strong lot value, and unbeatable access to neighborhood amenities make this home a standout opportunity.

8. 2026-04-05
   price $385,000 706-char remark

   Show marketing remark (706 chars)

   Prime corner-lot home ideally located at the front of the neighborhood, directly across from community amenities including the pool, clubhouse, mailboxes, tennis courts, and toddler playground. This home sits on one of the larger lots in the community and offers added privacy and space rarely available. An original $5,000 unadjusted lot premium was paid at purchase for this desirable placement. The property presents a great opportunity for buyers to personalize with new carpet and fresh paint. Appliances are included as-is, allowing flexibility for buyer upgrades. Exceptional location, strong lot value, and unbeatable access to neighborhood amenities make this home a standout opportunity.

9. 2026-03-16
   price $395,000 697-char remark

   Show marketing remark (706 chars)

   Prime corner-lot home ideally located at the front of the neighborhood, directly across from community amenities including the pool, clubhouse, mailboxes, tennis courts, and toddler playground. This home sits on one of the larger lots in the community and offers added privacy and space rarely available. An original $5,000 unadjusted lot premium was paid at purchase for this desirable placement. The property presents a great opportunity for buyers to personalize with new carpet and fresh paint. Appliances are included as-is, allowing flexibility for buyer upgrades. Exceptional location, strong lot value, and unbeatable access to neighborhood amenities make this home a standout opportunity.

10. 2026-03-16
    price $395,000 706-char remark

    Show marketing remark (706 chars)

    Prime corner-lot home ideally located at the front of the neighborhood, directly across from community amenities including the pool, clubhouse, mailboxes, tennis courts, and toddler playground. This home sits on one of the larger lots in the community and offers added privacy and space rarely available. An original $5,000 unadjusted lot premium was paid at purchase for this desirable placement. The property presents a great opportunity for buyers to personalize with new carpet and fresh paint. Appliances are included as-is, allowing flexibility for buyer upgrades. Exceptional location, strong lot value, and unbeatable access to neighborhood amenities make this home a standout opportunity.

11. 2026-03-08
    listed $405,000 Active 697-char remark

    Show marketing remark (706 chars)

    Prime corner-lot home ideally located at the front of the neighborhood, directly across from community amenities including the pool, clubhouse, mailboxes, tennis courts, and toddler playground. This home sits on one of the larger lots in the community and offers added privacy and space rarely available. An original $5,000 unadjusted lot premium was paid at purchase for this desirable placement. The property presents a great opportunity for buyers to personalize with new carpet and fresh paint. Appliances are included as-is, allowing flexibility for buyer upgrades. Exceptional location, strong lot value, and unbeatable access to neighborhood amenities make this home a standout opportunity.

12. 2026-03-08
    listed $405,000 New 706-char remark

    Show marketing remark (706 chars)

    Prime corner-lot home ideally located at the front of the neighborhood, directly across from community amenities including the pool, clubhouse, mailboxes, tennis courts, and toddler playground. This home sits on one of the larger lots in the community and offers added privacy and space rarely available. An original $5,000 unadjusted lot premium was paid at purchase for this desirable placement. The property presents a great opportunity for buyers to personalize with new carpet and fresh paint. Appliances are included as-is, allowing flexibility for buyer upgrades. Exceptional location, strong lot value, and unbeatable access to neighborhood amenities make this home a standout opportunity.

ⓘ 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: $5,119 · $427/mo
• Projected year-2 tax: $5,119 · $427/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 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $35,696
• − Mortgage interest: −$21,566
• − Property taxes: −$5,119
• − Insurance: −$1,925
• − Repairs & maintenance: −$2,856
• − Management: −$2,856
• − HOA: −$636
• − Depreciation: −$11,200
• Taxable loss: −$10,462
• Est. tax savings @ 24.0%: +$2,511
• After-tax cash flow: $-1,198/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

-4.9% since first listed

6 events — show timeline

• 2026-04-18 Price Changed $385,000 FMLS
• 2026-04-05 Price Changed $385,000 GAMLS
• 2026-03-16 Price Changed $395,000 FMLS
• 2026-03-16 Price Changed $395,000 GAMLS
• 2026-03-08 Listed $405,000 GAMLS
• 2026-03-08 Listed $405,000 FMLS

Property tax history

+9.9%/yr

Latest (2025): $5,119 · +3.3% YoY. Source: county tax records.