120 Gran De Ct · South Fulton, GA 30349

$284,000

5 bd · 2.0 ba · 1,592 sqft · SingleFamily public records · 442 Days on market

Built 1971 0.44 ac lot $178/sqft · at area comps Est $284k · at est.

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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).

• Appreciation +10.0/10.0
• Cash flow +8.0/30.0
• ARV discount +7.6/15.0
• Schools +4.5/10.0
• Rent growth +2.7/5.0
• 1% rule +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0

Listing remarks MLS

**100% FINANCING AVAILABLE ON THIS HOME FOR QUALIFIED BUYERS** A beautifully renovated 5-bedroom, 2-bathroom ranch home. This home features stylish updates including stainless steel kitchen appliances, granite countertops, and updated flooring throughout. Conveniently located near shopping, dining, and more! Do not miss this opportunity! Contact SouthState Bank (Amy Buynoski NMLS#545254) at 678-249-7457 for more information on 100% financing options. Advertised product assumes the purchase of a single-family primary residence, 600 minimum FICO, down payment of 0%, and loan amount up to the conforming loan amount limit. Buyer is free to shop financing offers from any lender to choose the best services and best rate.

Key facts

• Large level lot
• Updated flooring
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• UPDATED FLOORING
• LARGE LEVEL LOT

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $284k.

Deal economics

• At list price, monthly cash flow is $-287 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (17.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (25.4% below list).
• Recommended offer: $212k (25.4% 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 flat; 651 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); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 38% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 442 days — a 12% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $21k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $284k implies a 184% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,846 (25.4% 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 442 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.75% ✗
• Cap rate: 5.08%
• Cash-on-cash: -4.33%
• DSCR: 0.81
• GRM: 11.2

CMA / ARV

• ARV (median comp): $284,456
• List price: $284,000
• Delta: -0.16%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3049 Flat Shoals Rd	0.26mi	5/3.0	1,704 (+7%)	10mo	$250,000	$147	64
3130 Cadiz Cir	0.74mi	5/3.0	1,472 (-8%)	4mo	$265,000	$180	46
2890 Kayla Ct	0.66mi	5/3.0	1,744 (+10%)	5mo	$313,000	$179	45
3414 Bench Ave	0.34mi	4/2.5 (-1)	1,784 (+12%)	15mo	$283,000	$159	44
6086 Lamp Post Pl	0.52mi	4/3.0 (-1)	1,726 (+8%)	18mo	$269,000	$156	38

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: 20.6%
• Equity multiple: 2.66×
• Total profit: $132,134
• Equity at exit: $255,850

10-year hold

• IRR: 18.3%
• Equity multiple: 5.97×
• Total profit: $395,573
• Equity at exit: $551,750

Cash invested: $79,520 (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: 651
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,118 high
• Mortgage (P&I): −$1,489
• Tax from tax record: −$353 /mo · $4,237/yr
• Insurance: −$118
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-287

Break-even live

Break-even rent $2,482

Max offer price $233,274

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: $71,000
• Closing costs: $8,520
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3240 Devilla Trce South Fulton, GA	4.0	2.0	1616	$1,980	$1.23	44d	1	0.06mi
3325 Valley Bend Rd Atlanta, GA	4.0	2.0	2000	$1,995	$1.00	17d	1	0.47mi
3325 Valley Bend Rd Atlanta, GA	4.0	2.0	2000	$1,995	$1.00	5d	1	0.47mi
2560 Foxlair Trl Atlanta, GA	4.0	2.0	1485	$1,795	$1.21	24d	1	0.49mi
6575 Smoke Ridge Dr Atlanta, GA	4.0	2.0	1808	$1,815	$1.00	44d	1	0.68mi
6450 Peppermill Ln Atlanta, GA	4.0	2.0	1188	$1,531	$1.29	24d	1	0.73mi
2865 Spruce Point Rd Atlanta, GA	4.0	2.0	1050	$1,910	$1.82	44d	1	0.76mi
6120 Hemperly Rd Atlanta, GA	4.0	2.5	1770	$2,100	$1.19	24d	1	0.91mi
6120 Hemperly Rd Atlanta, GA	4.0	2.5	1770	$2,100	$1.19	4d	1	0.91mi
3760 Cedar Hurst Way Atlanta, GA	4.0	2.5	1595	$2,150	$1.35	10d	1	0.97mi
3605 Tate Rd Atlanta, GA	5.0	3.0	2000	$2,245	$1.12	24d	1	1.11mi
3477 Carriage Chase Rd Atlanta, GA	4.0	3.0	1545	$2,000	$1.29	24d	1	1.13mi
6665 Connell Rd Fairburn, GA	6.0	3.0	1242	$2,150	$1.73	21d	1	1.15mi
3094 Sable Run Rd Atlanta, GA	4.0	3.0	2000	$1,490	$0.74	4d	1	1.28mi
336 Rocky Springs Ct Atlanta, GA	4.0	2.0	1900	$1,450	$0.76	24d	1	1.30mi
7045 Birling Dr Atlanta, GA	4.0	3.0	1488	$1,765	$1.19	44d	1	1.38mi
3550 Morning Creek Dr Atlanta, GA	4.0	2.0	1400	$1,730	$1.24	13d	1	1.45mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,295	$1.28	22d	1	1.49mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,195	$1.22	5d	1	1.49mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,295	$1.28	24d	1	1.49mi
5712 Westhill Cir Atlanta, GA	4.0	2.0	1441	$1,710	$1.19	3d	1	1.49mi

Listing history 22 events

1. 2026-06-18
   days on market $284,000 Active 442 DOM
2. 2026-06-17
   days on market $284,000 Active 441 DOM
3. 2026-06-16
   days on market $284,000 Active 440 DOM
4. 2026-06-15
   days on market $284,000 Active 439 DOM
5. 2026-06-13
   days on market $284,000 Active 437 DOM
6. 2026-06-09
   days on market $284,000 Active 433 DOM
7. 2026-06-08
   days on market $284,000 Active 432 DOM
8. 2026-06-08
   days on market $284,000 Active 431 DOM
9. 2026-06-04
   days on market $284,000 Active 428 DOM
10. 2026-06-03
    days on market $284,000 Active 427 DOM
11. 2026-06-01
    days on market $284,000 Active 425 DOM
12. 2026-05-31
    days on market $284,000 Active 424 DOM
13. 2025-07-19
    price $284,000 726-char remark

    Show marketing remark (726 chars)

    **100% FINANCING AVAILABLE ON THIS HOME FOR QUALIFIED BUYERS** A beautifully renovated 5-bedroom, 2-bathroom ranch home. This home features stylish updates including stainless steel kitchen appliances, granite countertops, and updated flooring throughout. Conveniently located near shopping, dining, and more! Do not miss this opportunity! Contact SouthState Bank (Amy Buynoski NMLS#545254) at 678-249-7457 for more information on 100% financing options. Advertised product assumes the purchase of a single-family primary residence, 600 minimum FICO, down payment of 0%, and loan amount up to the conforming loan amount limit. Buyer is free to shop financing offers from any lender to choose the best services and best rate.

14. 2025-04-02
    listed $305,000 New 726-char remark

    Show marketing remark (726 chars)

    **100% FINANCING AVAILABLE ON THIS HOME FOR QUALIFIED BUYERS** A beautifully renovated 5-bedroom, 2-bathroom ranch home. This home features stylish updates including stainless steel kitchen appliances, granite countertops, and updated flooring throughout. Conveniently located near shopping, dining, and more! Do not miss this opportunity! Contact SouthState Bank (Amy Buynoski NMLS#545254) at 678-249-7457 for more information on 100% financing options. Advertised product assumes the purchase of a single-family primary residence, 600 minimum FICO, down payment of 0%, and loan amount up to the conforming loan amount limit. Buyer is free to shop financing offers from any lender to choose the best services and best rate.

15. 2020-11-19
    soldstatus $100,000
16. 2019-05-11
    historical
17. 2019-04-26
    listed $100,000 New
18. 2010-08-31
    historical
19. 2010-08-27
    soldstatus $39,500 Sold
20. 2010-08-16
    status Pending
21. 2010-07-13
    listed $39,900 Active
22. 1994-12-20
    soldstatus $84,000

ⓘ 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: $4,237 · $353/mo
• Projected year-2 tax: $4,237 · $353/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 · 18 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: $25,422
• − Mortgage interest: −$15,908
• − Property taxes: −$4,237
• − Insurance: −$1,420
• − Repairs & maintenance: −$2,034
• − Management: −$2,034
• − Depreciation: −$8,262
• Taxable loss: −$8,473
• Est. tax savings @ 24.0%: +$2,034
• After-tax cash flow: $-1,412/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: 35,456
• 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

+238.1% since first listed

10 events — show timeline

• 2025-07-19 Price Changed $284,000 GAMLS
• 2025-04-02 Listed $305,000 GAMLS
• 2020-11-19 Sold (Public Records) $100,000 Public Records
• 2019-05-11 Listing Removed — GAMLS
• 2019-04-26 Listed $100,000 GAMLS
• 2010-08-31 Listing Removed — FMLS
• 2010-08-27 Sold (MLS) $39,500 FMLS
• 2010-08-16 Pending — FMLS
• 2010-07-13 Listed $39,900 FMLS
• 1994-12-20 Sold (Public Records) $84,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $4,237 · -3.4% YoY. Source: county tax records.