825 Stonehaven Rd SW · South Fulton, GA 30331

$320,000

3 bd · 2.5 ba · 2,424 sqft · SingleFamily public records · 70 Days on market

Built 2009 10,149 sqft lot $132/sqft · 24% below area Est $421k · 24% under $46/mo HOA · 2% of rent ↓ 15% 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 +15.0/15.0
• Cash flow +7.8/30.0
• Schools +4.5/10.0
• Rent growth +3.2/5.0
• 1% rule +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Property is currently being cleaned and is not available for showings from 4/1 through 4/3. Showings will resume on 4/4. Please schedule through ShowingTime SPACIOUS RANCH HOME in The Summit at Stonewall Tell.This 3 bed/2 bath beauty features a full brick front and an open floor plan. Kitchen boasts granite countertops, island, and view to the vaulted family room with fireplace. Features a separate dining room, formal living room/office, and a lovely sunroom. Master suite includes a sitting area, walk-in closet, and separate tub/shower. All living space on one level! Enjoy community swim/tennis/playground. Convenient to Camp Creek Pkwy and Hartsfield-Jackson Airport. This is a short sale. List price is firm and based on lender requirements. To ensure a successful closing, we are seeking offers at or as close to $320,000 as possible. Property sold as-is. Great opportunity for a buyer willing to navigate the short sale process for a fantastic value.

Key facts

• Open floor plan
• Lovely sunroom
• Separate dining room

Tags

• FULL BRICK FRONT
• OPEN FLOOR PLAN
• GRANITE COUNTERTOPS
• SEPARATE DINING ROOM
• FORMAL LIVING ROOM
• LOVELY SUNROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-361 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (19.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (23.9% below list).
• Recommended offer: $243k (23.9% 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 (+2.6%/yr); 483 active listings in the ZIP; 5 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).
• At $2,434/mo this rent would consume 47% of the median local household income ($63k/yr) (locally 3748% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 70 days — a 6% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago; this cycle's ask is 14% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $243,444 (23.9% 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 70 days. Have you received any prior offers? Is the seller open to a 24% 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: 0.76% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.83%
• DSCR: 0.79
• GRM: 11.0

CMA / ARV

• ARV (median comp): $420,801
• List price: $320,000
• Delta: -23.95%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6330 Shell Dr SW	0.47mi	4/2.5 (+1)	2,720 (+12%)	12mo	$350,000	$129	42

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 · 2.63% rent growth · sell at horizon

5-year hold

• IRR: -24.9%
• Equity multiple: 0.16×
• Total profit: $-75,653
• Equity at exit: $47,713

10-year hold

• IRR: -21.8%
• Equity multiple: -0.10×
• Total profit: $-98,811
• Equity at exit: $27,668

Cash invested: $89,600 (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 30331

• Home prices YoY: -34.2%
• Rents YoY: 2.6%
• Active inventory: 483
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,434 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$427 /mo · $5,118/yr
• Insurance: −$133
• HOA: −$46
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $-361

Break-even live

Break-even rent $2,891

Max offer price $256,270

Occupancy floor —

Sensitivity live

Price	-10% $-180	-5% $-270	+0% $-361	+5% $-451	+10% $-542
Rent	-10% $-553	-5% $-457	+0% $-361	+5% $-265	+10% $-168
Rate	-1.0pp $-200	-0.5pp $-279	base $-361	+0.5pp $-444	+1.0pp $-528

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2894 Edgewater St SW Atlanta, GA	3.0	2.5	3239	$2,495	$0.77	22d	1	0.68mi
6384 Sundowner Pl SW Atlanta, GA	3.0	2.5	1695	$2,350	$1.39	3d	1	0.77mi
6386 Sundowner Pl SW Atlanta, GA	4.0	2.5	1695	$2,499	$1.47	17d	1	0.77mi
6386 Sundowner Pl SW Atlanta, GA	4.0	2.5	1773	$2,795	$1.58	44d	1	0.77mi
267 Faron Dr SW Atlanta, GA	4.0	2.5	2361	$2,555	$1.08	22d	1	1.30mi

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 29 events

1. 2026-06-09
   days on market $320,000 Active 70 DOM
2. 2026-06-08
   days on marketlisting id $320,000 Active 69 DOM
3. 2026-06-07
   days on market $320,000 Active 68 DOM
4. 2026-06-04
   days on market $320,000 Active 65 DOM
5. 2026-06-03
   days on market $320,000 Active 64 DOM
6. 2026-06-01
   days on market $320,000 Active 62 DOM
7. 2026-05-31
   days on market $320,000 Active 61 DOM
8. 2026-05-04
   price $320,000 967-char remark

   Show marketing remark (807 chars)

   SPACIOUS RANCH HOME in The Summit at Stonewall Tell.This 3 bed/2 bath beauty features a full brick front and an open floor plan. Kitchen boasts granite countertops, island, and view to the vaulted family room with fireplace. Features a separate dining room, formal living room/office, and a lovely sunroom. Master suite includes a sitting area, walk-in closet, and separate tub/shower. All living space on one level! Enjoy community swim/tennis/playground. Convenient to Camp Creek Pkwy and Hartsfield-Jackson Airport. This is a short sale. List price is firm and based on lender requirements. To ensure a successful closing, we are seeking offers at or as close to $320,000 as possible. Property sold as-is. Great opportunity for a buyer willing to navigate the short sale process for a fantastic value.

9. 2026-05-04
   price $320,000 807-char remark

   Show marketing remark (807 chars)

   SPACIOUS RANCH HOME in The Summit at Stonewall Tell.This 3 bed/2 bath beauty features a full brick front and an open floor plan. Kitchen boasts granite countertops, island, and view to the vaulted family room with fireplace. Features a separate dining room, formal living room/office, and a lovely sunroom. Master suite includes a sitting area, walk-in closet, and separate tub/shower. All living space on one level! Enjoy community swim/tennis/playground. Convenient to Camp Creek Pkwy and Hartsfield-Jackson Airport. This is a short sale. List price is firm and based on lender requirements. To ensure a successful closing, we are seeking offers at or as close to $320,000 as possible. Property sold as-is. Great opportunity for a buyer willing to navigate the short sale process for a fantastic value.

10. 2026-04-21
    price $305,000 967-char remark

    Show marketing remark (807 chars)

    SPACIOUS RANCH HOME in The Summit at Stonewall Tell.This 3 bed/2 bath beauty features a full brick front and an open floor plan. Kitchen boasts granite countertops, island, and view to the vaulted family room with fireplace. Features a separate dining room, formal living room/office, and a lovely sunroom. Master suite includes a sitting area, walk-in closet, and separate tub/shower. All living space on one level! Enjoy community swim/tennis/playground. Convenient to Camp Creek Pkwy and Hartsfield-Jackson Airport. This is a short sale. List price is firm and based on lender requirements. To ensure a successful closing, we are seeking offers at or as close to $320,000 as possible. Property sold as-is. Great opportunity for a buyer willing to navigate the short sale process for a fantastic value.

11. 2026-04-21
    price $305,000 807-char remark

    Show marketing remark (807 chars)

    SPACIOUS RANCH HOME in The Summit at Stonewall Tell.This 3 bed/2 bath beauty features a full brick front and an open floor plan. Kitchen boasts granite countertops, island, and view to the vaulted family room with fireplace. Features a separate dining room, formal living room/office, and a lovely sunroom. Master suite includes a sitting area, walk-in closet, and separate tub/shower. All living space on one level! Enjoy community swim/tennis/playground. Convenient to Camp Creek Pkwy and Hartsfield-Jackson Airport. This is a short sale. List price is firm and based on lender requirements. To ensure a successful closing, we are seeking offers at or as close to $320,000 as possible. Property sold as-is. Great opportunity for a buyer willing to navigate the short sale process for a fantastic value.

12. 2026-03-31
    listed $280,000 Active 807-char remark

    Show marketing remark (807 chars)

    SPACIOUS RANCH HOME in The Summit at Stonewall Tell.This 3 bed/2 bath beauty features a full brick front and an open floor plan. Kitchen boasts granite countertops, island, and view to the vaulted family room with fireplace. Features a separate dining room, formal living room/office, and a lovely sunroom. Master suite includes a sitting area, walk-in closet, and separate tub/shower. All living space on one level! Enjoy community swim/tennis/playground. Convenient to Camp Creek Pkwy and Hartsfield-Jackson Airport. This is a short sale. List price is firm and based on lender requirements. To ensure a successful closing, we are seeking offers at or as close to $320,000 as possible. Property sold as-is. Great opportunity for a buyer willing to navigate the short sale process for a fantastic value.

13. 2026-03-30
    listed $280,000 New 967-char remark

    Show marketing remark (967 chars)

    Property is currently being cleaned and is not available for showings from 4/1 through 4/3. Showings will resume on 4/4. Please schedule through ShowingTime SPACIOUS RANCH HOME in The Summit at Stonewall Tell.This 3 bed/2 bath beauty features a full brick front and an open floor plan. Kitchen boasts granite countertops, island, and view to the vaulted family room with fireplace. Features a separate dining room, formal living room/office, and a lovely sunroom. Master suite includes a sitting area, walk-in closet, and separate tub/shower. All living space on one level! Enjoy community swim/tennis/playground. Convenient to Camp Creek Pkwy and Hartsfield-Jackson Airport. This is a short sale. List price is firm and based on lender requirements. To ensure a successful closing, we are seeking offers at or as close to $320,000 as possible. Property sold as-is. Great opportunity for a buyer willing to navigate the short sale process for a fantastic value.

14. 2025-12-05
    historical
15. 2025-09-15
    price $335,000
16. 2025-08-07
    listed $355,000 New
17. 2023-07-06
    soldstatus $370,000 Sold
18. 2023-07-06
    soldstatus $370,000 Closed
19. 2023-07-06
    soldstatus $370,000
20. 2023-05-29
    status Pending
21. 2023-05-24
    status Under Contract
22. 2023-05-24
    historical Active Under Contract
23. 2023-05-04
    status Back On Market
24. 2023-05-04
    status Active
25. 2023-04-24
    status Pending
26. 2023-04-17
    historical Active Under Contract
27. 2023-04-17
    historical Active Under Contract
28. 2023-04-07
    listed $375,000 New
29. 2023-04-07
    listed $375,000 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: $5,118 · $427/mo
• Projected year-2 tax: $5,118 · $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 6/10 Major 7 d/yr ≥104°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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,213
• − Mortgage interest: −$17,925
• − Property taxes: −$5,118
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,337
• − Management: −$2,337
• − HOA: −$552
• − Depreciation: −$9,309
• Taxable loss: −$9,965
• Est. tax savings @ 24.0%: +$2,392
• After-tax cash flow: $-1,938/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): 62,567
• Household income: $62,623
• Rent vs Own: 46.8% rent · 53.2% own
• Severe rent burden: 3748.0

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 (94%)
• Race & ethnicity: Black 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Hispanic 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 1% 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: ▼ -106.38%
• Current HPI: 204.5402
• Rent YoY: ▲ 2.63%
• 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

-14.7% since first listed

22 events — show timeline

• 2026-05-04 Price Changed $320,000 GAMLS
• 2026-05-04 Price Changed $320,000 FMLS
• 2026-04-21 Price Changed $305,000 GAMLS
• 2026-04-21 Price Changed $305,000 FMLS
• 2026-03-31 Listed $280,000 FMLS
• 2026-03-30 Listed $280,000 GAMLS
• 2025-12-05 Listing Removed — GAMLS
• 2025-09-15 Price Changed $335,000 GAMLS
• 2025-08-07 Listed $355,000 GAMLS
• 2023-07-06 Sold (Public Records) $370,000 Public Records
• 2023-07-06 Sold (MLS) $370,000 FMLS
• 2023-07-06 Sold (MLS) $370,000 GAMLS
• 2023-05-29 Pending — FMLS
• 2023-05-24 Pending — GAMLS
• 2023-05-24 Contingent — FMLS
• 2023-05-04 Relisted — GAMLS
• 2023-05-04 Relisted — FMLS
• 2023-04-24 Pending — FMLS
• 2023-04-17 Contingent — FMLS
• 2023-04-17 Contingent — GAMLS
• 2023-04-07 Listed $375,000 FMLS
• 2023-04-07 Listed $375,000 GAMLS

Property tax history

+17.9%/yr

Latest (2025): $5,118 · +5.3% YoY. Source: county tax records.