3390 Valley Bend Rd · South Fulton, GA 30349

$224,900

4 bd · 2.0 ba · 1,885 sqft · SingleFamily public records · 35 Days on market

Built 1970 0.29 ac lot $119/sqft · 25% below area Est $299k · 25% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• DSCR +4.4/10.0
• 1% rule +4.1/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to your dream oasis in the heart of Atlanta, GA! This elegant 2-story home boasts four spacious bedrooms and two modern bathrooms, offering an ideal blend of comfort and style. As you step inside, you'll be greeted by a warm living room featuring a cozy fireplace, perfect for gathering with family and friends on chilly evenings. The home's expansive enclosed sunroom serves as an inviting retreat for morning coffee or peaceful reading afternoons bathed in natural light. Imagine delightful alfresco dining experiences on your covered outdoor patio overlooking the lush 0.29-acre lot-a perfect setting for entertaining guests or savoring serene moments surrounded by nature's beauty. Enjoy ample storage and convenience with a generously-sized two-car garage. The neighboring tree-lined streets offer tranquility while remaining just minutes from bustling city life. With its prime location and charming features, this property is more than just a house-it's your new forever home where cherished memories will unfold.

Key facts

• Enclosed sunroom
• Tree-lined streets
• 0.29 acre lot

Tags

• ENCLOSED SUNROOM
• COVERED OUTDOOR PATIO
• TREE-LINED STREETS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $43 ($515/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (9.5% below list).
• Recommended offer: $204k (9.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• 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 24d 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

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.9% rent growth), your $63k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $82k; list at $225k implies a 174% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $203,638 (9.5% below list)

Questions for the listing agent

1. It's been on market 35 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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.91% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.82%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

• ARV (median comp): $299,324
• List price: $224,900
• Delta: -24.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6625 Peppermill Ln	0.46mi	4/3.0	1,906 (+1%)	12mo	$275,000	$144	62
6590 Smoke Ridge Dr	0.43mi	5/2.5 (+1)	1,852 (-2%)	10mo	$284,000	$153	62
6645 Hidden Brook Trl	0.75mi	4/2.5	1,901 (+1%)	7mo	$219,000	$115	56
2915 Harper Valley Dr	0.69mi	3/2.0 (-1)	1,888 (+0%)	9mo	$256,000	$136	55
3049 Flat Shoals Rd	0.34mi	5/3.0 (+1)	1,704 (-10%)	10mo	$250,000	$147	51
225 Whirlwind Ct	0.64mi	4/2.5	1,808 (-4%)	14mo	$265,000	$147	50
6600 Commonwood Pl	0.48mi	4/2.0	2,086 (+11%)	14mo	$305,000	$146	48
2890 Kayla Ct	0.68mi	5/3.0 (+1)	1,744 (-8%)	5mo	$313,000	$179	43
3444 Dacite Ct	0.75mi	4/2.0	2,072 (+10%)	8mo	$360,000	$174	42
2906 Forestside Ln	0.60mi	3/2.0 (-1)	2,088 (+11%)	14mo	$165,000	$79	37
510 Caris Brook Ct	0.74mi	4/2.0	2,116 (+12%)	14mo	$239,500	$113	33
3615 Leisure Ln	0.65mi	3/2.0 (-1)	1,621 (-14%)	15mo	$218,000	$134	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 24.2%
• Equity multiple: 2.92×
• Total profit: $121,140
• Equity at exit: $202,608

10-year hold

• IRR: 20.9%
• Equity multiple: 6.51×
• Total profit: $346,992
• Equity at exit: $436,931

Cash invested: $62,972 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,036 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$293 /mo · $3,513/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $43

Break-even live

Break-even rent $1,982

Max offer price $224,900

Occupancy floor 93%

Sensitivity live

Price	-10% $170	-5% $107	+0% $43	+5% $-21	+10% $-84
Rent	-10% $-118	-5% $-38	+0% $43	+5% $123	+10% $204
Rate	-1.0pp $156	-0.5pp $100	base $43	+0.5pp $-15	+1.0pp $-75

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3325 Valley Bend Rd Atlanta, GA	4.0	2.0	2000	$1,995	$1.00	7d	1	0.13mi
3325 Valley Bend Rd Atlanta, GA	4.0	2.0	2000	$1,995	$1.00	18d	1	0.13mi
6575 Smoke Ridge Dr Atlanta, GA	4.0	2.0	1808	$1,815	$1.00	45d	1	0.48mi
3240 Devilla Trce South Fulton, GA	4.0	2.0	1616	$1,980	$1.23	45d	1	0.48mi
6415 El Caudillo Ct Atlanta, GA	3.0	3.0	1498	$2,800	$1.87	6d	1	0.49mi
3500 Keels Ln Atlanta, GA	3.0	2.0	1272	$1,755	$1.38	3d	1	0.52mi
3105 Garnet Way Atlanta, GA	3.0	2.0	1470	$1,660	$1.13	14d	1	0.53mi
2560 Foxlair Trl Atlanta, GA	4.0	2.0	1485	$1,795	$1.21	26d	1	0.53mi
2820 Greenbower Ct Atlanta, GA	3.0	2.0	1338	$1,730	$1.29	5d	1	0.56mi
325 Pointer Ct Atlanta, GA	3.0	2.0	1474	$1,620	$1.10	7d	1	0.62mi
6440 Connell Rd Atlanta, GA	3.0	2.0	1391	$1,695	$1.22	26d	1	0.69mi
6500 Connell Rd Atlanta, GA	3.0	2.0	1483	$1,650	$1.11	26d	1	0.72mi
6445 Connell Rd Atlanta, GA	3.0	2.0	1357	$1,856	$1.37	45d	1	0.73mi
6560 Emerald Pointe Cir Atlanta, GA	3.0	2.0	1309	$1,500	$1.15	23d	1	0.76mi
855 Old Rocky Rd Atlanta, GA	3.0	2.0	1310	$1,710	$1.31	26d	1	0.77mi
6230 Cedar Wood Dr Atlanta, GA	3.0	2.0	1238	$1,694	$1.37	45d	1	0.83mi
2667 Rocky Ct Atlanta, GA	3.0	2.5	1432	$2,200	$1.54	45d	1	0.85mi
336 Rocky Springs Ct Atlanta, GA	4.0	2.0	1900	$1,450	$0.76	26d	1	0.88mi
3760 Cedar Hurst Way Atlanta, GA	4.0	2.5	1595	$2,150	$1.35	12d	1	0.90mi
6120 Hemperly Rd Atlanta, GA	4.0	2.5	1770	$2,100	$1.19	26d	1	0.92mi
6120 Hemperly Rd Atlanta, GA	4.0	2.5	1770	$2,100	$1.19	5d	1	0.92mi
7045 Birling Dr Atlanta, GA	4.0	3.0	1488	$1,765	$1.19	45d	1	0.93mi
3206 Pine Tree Trl Unit 15C Atlanta, GA	3.0	2.5	1466	$1,950	$1.33	6d	1	0.95mi
6278 Rockaway Rd Atlanta, GA	3.0	2.5	1524	$2,000	$1.31	45d	1	0.97mi
320 Emerald Green Ct Atlanta, GA	3.0	2.0	1575	$2,050	$1.30	45d	1	0.98mi
6056 Carriage Ct Atlanta, GA	3.0	2.0	1400	$1,549	$1.11	0d	1	1.09mi
2550 Hallie Mill Rd Atlanta, GA	3.0	2.0	1372	$1,600	$1.17	14d	1	1.14mi
3457 Sumersbe Ct Atlanta, GA	3.0	2.5	1800	$2,300	$1.28	7d	1	1.16mi
7156 Tanger Blvd Riverdale, GA	4.0	2.5	1984	$2,229	$1.12	4d	1	1.24mi
2555 Flat Shoals Rd #404 College Park, GA	3.0	2.5	1408	$1,700	$1.21	26d	1	1.28mi
6368 Olmadison Pl Atlanta, GA	3.0	2.5	1428	$1,596	$1.12	0d	1	1.29mi
6370 Olmadison Pl Atlanta, GA	3.0	2.5	1440	$1,795	$1.25	45d	1	1.29mi
2555 Flat Shoals Rd #401 Atlanta, GA	3.0	2.5	1550	$2,050	$1.32	45d	1	1.30mi
6870 Old Bethsaida Way Riverdale, GA	4.0	2.5	1916	$1,973	$1.03	45d	1	1.30mi
2372 Creel Rd Atlanta, GA	4.0	3.0	2579	$2,229	$0.86	4d	1	1.32mi
2373 Bigwood Trl Atlanta, GA	3.0	2.5	1566	$1,845	$1.18	26d	1	1.32mi
2555 Flat Shoals Rd #3005 Atlanta, GA	3.0	2.5	1724	$1,850	$1.07	7d	1	1.33mi
145 W Village Ct Riverdale, GA	3.0	2.5	1284	$1,840	$1.43	0d	1	1.34mi
2285 Bigwood Trl Atlanta, GA	3.0	2.5	1580	$1,740	$1.10	3d	1	1.34mi
2722 South Hills Riverdale, GA	3.0	2.5	1722	$2,175	$1.26	0d	1	1.36mi

Listing history 3 events

1. 2026-04-16
   listed $224,900 New 1028-char remark

   Show marketing remark (1028 chars)

   Welcome to your dream oasis in the heart of Atlanta, GA! This elegant 2-story home boasts four spacious bedrooms and two modern bathrooms, offering an ideal blend of comfort and style. As you step inside, you'll be greeted by a warm living room featuring a cozy fireplace, perfect for gathering with family and friends on chilly evenings. The home's expansive enclosed sunroom serves as an inviting retreat for morning coffee or peaceful reading afternoons bathed in natural light. Imagine delightful alfresco dining experiences on your covered outdoor patio overlooking the lush 0.29-acre lot-a perfect setting for entertaining guests or savoring serene moments surrounded by nature's beauty. Enjoy ample storage and convenience with a generously-sized two-car garage. The neighboring tree-lined streets offer tranquility while remaining just minutes from bustling city life. With its prime location and charming features, this property is more than just a house-it's your new forever home where cherished memories will unfold.

2. 1995-07-12
   soldstatus $82,000
3. 1983-10-06
   soldstatus $57,126

ⓘ 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: $3,513 · $293/mo
• Projected year-2 tax: $3,513 · $293/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 ≥105°F today · 19 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: $24,437
• − Mortgage interest: −$12,598
• − Property taxes: −$3,513
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,955
• − Management: −$1,955
• − Depreciation: −$6,543
• Taxable loss: −$3,251
• Est. tax savings @ 24.0%: +$780
• After-tax cash flow: $1,295/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

Price history

+293.7% since first listed

3 events — show timeline

• 2026-04-16 Listed $224,900 GAMLS
• 1995-07-12 Sold (Public Records) $82,000 Public Records
• 1983-10-06 Sold (Public Records) $57,126 Public Records

Property tax history

+8.8%/yr

Latest (2025): $3,513 · -0.0% YoY. Source: county tax records.