1604 Coronet Dr · South Fulton, GA 30296

$210,000

4 bd · 2.0 ba · 1,868 sqft · SingleFamily public records · 2 Days on market

Built 1971 0.45 ac lot Est $260k · 19% under

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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).

• Cash flow +22.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.0/10.0
• Rent growth +3.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Fantastic opportunity to secure this 3-bedroom, 2-bath ranch home on an unfinished basement. Features a family room, den, dining room, mud room, and a main-level primary suite. Four-sided brick exterior with front and rear brick patios. Two-car garage with remote entry. Fully fenced backyard. Situated on a cul-de-sac lot. New roof installed in 2023 and new HVAC system installed in 2024. Sold As-Is.

Key facts

• Unfinished basement
• Family room
• 0.45 acre lot

Tags

• UNFINISHED BASEMENT
• FAMILY ROOM
• MAIN-LEVEL PRIMARY SUITE
• FOUR-SIDED BRICK EXTERIOR
• FRONT AND REAR BRICK PATIOS
• FULLY FENCED BACKYARD

Property features AI

Finance

• Other: Property located in the Embassy Estates subdivision; Approximately 0.454-acre lot
• HOA & community: No HOA

Exterior

• Parking: Attached garage with garage door opener; Off-street parking; Kitchen-level parking access
• Utilities: Public water; Septic tank sewer; Cable available; Electricity available; Natural gas available
• Home design: Single family residence (house); Resale property; Built in 1971
• Construction: Brick construction; Composition roof; Block foundation
• Exterior features: Patio; Back yard fencing (fenced); Kennel / dog run; Located on a cul-de-sac

Interior

• Kitchen: Microwave; Refrigerator; Gas water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: One-level living; Den / family room; Mud room; Gas log masonry fireplace in the family room; Exterior and interior entry to unfinished basement
• Laundry & utility: Laundry area in mud room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Cap rate 8.4% 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.
• Clayton County (suburban): math 11% / reading 20% proficiency, ranked #155 of 174 in GA (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Oliver Elementary School (math 12% / reading 27%, grade F, #878 of 1,228 statewide, top 75%, 539 students, 90% FRL); Riverdale Middle School (math 12% / reading 27%, grade F, #356 of 470 statewide, top 78%, 660 students, 90% FRL); North Clayton High School (math 2% / reading 22%, grade F, #336 of 424 statewide, top 80%, 1,206 students, 90% FRL).
• Market conditions: Rents rising (+3.5%/yr); 135 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).
• This rent runs 40% of the median local income ($63k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Clayton County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $38k; list at $210k implies a 460% 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 $210,000

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.00% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.38%
• DSCR: 1.33
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $259,652
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1467 Diplomat Dr	0.37mi	3/2.0 (-1)	1,890 (+1%)	1mo	$250,000	$132	75
7396 Petunia Dr	0.34mi	4/3.0	1,898 (+2%)	8mo	$265,000	$140	71
1625 Coronet Dr	0.07mi	3/2.0 (-1)	1,666 (-11%)	4mo	$95,000	$57	71
1341 Bethaven Rd	0.56mi	3/2.0 (-1)	1,930 (+3%)	1mo	$120,000	$62	63
7270 Cherokee Ct	0.40mi	3/2.0 (-1)	1,798 (-4%)	22mo	$250,000	$139	52
7256 Attache Way	0.27mi	3/2.0 (-1)	1,592 (-15%)	10mo	$270,700	$170	50
7571 Shannon Oak Dr	0.67mi	4/2.5	1,793 (-4%)	23mo	$315,000	$176	41
1544 Fair Haven Dr	0.64mi	4/2.0	2,110 (+13%)	10mo	$260,000	$123	40
7156 Whitfield Dr	0.67mi	3/2.5 (-1)	1,922 (+3%)	22mo	$220,000	$114	38
1403 Diplomat Dr	0.46mi	4/2.5	2,147 (+15%)	19mo	$290,000	$135	36
7438 Chilton Ln	0.69mi	3/2.5 (-1)	1,588 (-15%)	10mo	$241,000	$152	28
1631 Hebron Ln	0.75mi	3/2.0 (-1)	2,147 (+15%)	20mo	$340,000	$158	18

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 · 3.55% rent growth · sell at horizon

5-year hold

• IRR: -4.5%
• Equity multiple: 0.83×
• Total profit: $-9,892
• Equity at exit: $31,312

10-year hold

• IRR: 5.8%
• Equity multiple: 1.44×
• Total profit: $25,665
• Equity at exit: $18,157

Cash invested: $58,800 (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 30296

• Rents YoY: 3.5%
• Active inventory: 135
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,110 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$117 /mo · $1,398/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $361

Break-even live

Break-even rent $1,652

Max offer price $210,000

Occupancy floor 78%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1684 Regency Pl Riverdale, GA	3.0	2.0	2175	$2,035	$0.94	5d	1	0.12mi
7398 Embassy Trce Riverdale, GA	4.0	2.5	2168	$2,300	$1.06	16d	1	0.13mi
1471 Riverrock Trl Riverdale, GA	3.0	2.5	1526	$1,675	$1.10	43d	1	0.44mi
1462 Riverrock Ct Riverdale, GA	3.0	2.5	1620	$1,740	$1.07	1d	1	0.51mi
7620 Creekside Ln Riverdale, GA	4.0	2.5	1520	$1,695	$1.12	24d	1	0.52mi
7620 Creekside Ln Riverdale, GA	4.0	2.5	1520	$1,795	$1.18	43d	1	0.52mi
7413 Penland Dr Riverdale, GA	3.0	2.0	1422	$2,100	$1.48	43d	1	0.55mi
1357 Diplomat Dr Riverdale, GA	4.0	2.5	2128	$1,895	$0.89	44d	1	0.56mi
7037 Dalmatia Dr Riverdale, GA	4.0	3.0	1674	$1,976	$1.18	43d	1	0.60mi
7045 Eden Ct Riverdale, GA	3.0	2.5	1976	$2,100	$1.06	43d	1	0.64mi
2003 Echota Way Riverdale, GA	3.0	2.0	1449	$1,750	$1.21	43d	1	0.72mi
1290 Georgia 314 Unit 314 Fayetteville, GA	3.0	2.0	2150	$3,400	$1.58	43d	1	0.73mi
1645 Hebron Ln Unit Top Floor Riverdale, GA	3.0	2.0	1539	$2,400	$1.56	43d	1	0.76mi
7301 Fern Ct Riverdale, GA	3.0	3.0	1325	$1,909	$1.44	4d	1	0.84mi
1563 Bethsaida Rd Riverdale, GA	3.0	2.0	2398	$1,923	$0.80	2d	1	0.85mi
7324 Caribou Trl Riverdale, GA	3.0	2.0	1312	$1,631	$1.24	43d	1	0.92mi
1161 Salisbury Trl Riverdale, GA	3.0	2.0	1530	$1,795	$1.17	1d	1	0.93mi
7545 Broadhurst Dr Riverdale, GA	3.0	2.0	1561	$1,945	$1.25	24d	1	0.95mi
7254 Fernwood Dr Riverdale, GA	3.0	2.0	1272	$1,765	$1.39	24d	1	1.00mi
7495 Royale Ct Riverdale, GA	4.0	3.0	1284	$2,150	$1.67	1d	1	1.02mi
7605 Briar Crest Ct Riverdale, GA	3.0	2.5	1478	$2,010	$1.36	43d	1	1.03mi
6798 Collier Way Riverdale, GA	4.0	2.0	1900	$1,900	$1.00	24d	1	1.05mi
1070 Salisbury Trl Riverdale, GA	3.0	2.0	1422	$1,750	$1.23	12d	1	1.09mi
1051 Scott Rd Riverdale, GA	3.0	2.0	1852	$1,674	$0.90	1d	1	1.11mi
1103 Briar Cove Ct Riverdale, GA	4.0	2.5	1523	$2,080	$1.37	4d	1	1.11mi
8008 Clearview Cir Riverdale, GA	4.0	2.5	2400	$5,950	$2.48	1d	1	1.15mi
7272 Indian Hill Trl Riverdale, GA	3.0	2.0	1416	$1,787	$1.26	4d	1	1.17mi
6704 Amesbury Ln Riverdale, GA	3.0	2.0	1654	$1,985	$1.20	43d	1	1.18mi
6635 Autumn West Dr Riverdale, GA	3.0	2.0	1728	$1,840	$1.06	24d	1	1.35mi
1000 Lake Ridge Pkwy Riverdale, GA	1.0–3.0	1.0–2.0	1016	$1,764	$1.74	43d	25	1.43mi
7345 Chaucer Ct Riverdale, GA	3.0	2.0	1524	$1,745	$1.15	15d	1	1.45mi
6684 Judy Ln Riverdale, GA	3.0	2.0	1356	$1,705	$1.26	43d	1	1.46mi
6989 Cedar Dr Riverdale, GA	3.0	2.0	1536	$1,680	$1.09	1d	1	1.47mi

Listing history 3 events

1. 2026-06-15
   statusdays on market $210,000 Under Contract 2 DOM
2. 2026-06-13
   remarks 401-char remark
3. 2026-06-13
   listed $210,000 New 1 DOM

ⓘ 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: $1,398 · $117/mo
• Projected year-2 tax: $1,932 · $161/mo
• Expected delta: +$534/yr (+$44/mo · 38.2%)

ⓘ 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 · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,318
• − Mortgage interest: −$11,763
• − Property taxes: −$1,398
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,025
• − Management: −$2,025
• − Depreciation: −$6,109
• Taxable income: $946
• Est. tax owed @ 24.0%: −$227
• After-tax cash flow: $4,110/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: Clayton County
• NCES district ID: 1301230
• Math proficiency: 11% ▼ -13.00%
• Reading proficiency: 20% ▼ -9.00%
• Median HH income: $42,266
• Composite: 13.41/100
• National rank: #9527
• State rank: #155 of 174 in GA

Livability — South Fulton

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Clayton County · 230,153 people
• City population: 127,674
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 27,045
• Household income: $63,292
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 1400.0

Population outlook (Clayton County) Hauer SSP2

• Today (2025): 310,777 people
• By 2030: 329,762 · +6.1%
• By 2040: 368,052 · +18.4%
• By 2050: 401,196 · +29.1%
• By 2075: 472,488 · +52.0%
• By 2100: 500,446 · +61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (81%)
• Race & ethnicity: Black 81% Hispanic / Latino 10% White 4% Asian 4% Two or more races 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Hispanic 2%
• Foreign-born: 14% · Canada, China, Vietnam
• Languages at home: 80% English-only · Spanish 9% Chinese 3% French/Haitian/Cajun 2%

Political lean MEDSL · Clayton

• 2024 margin: Solid D (+69.2) · D 84.3% · R 15.1%
• 2008→2024 swing: +2.8pp toward D · 2008: 66.4pp · 2024: 69.2pp
• All cycles: 2024: D+69.2 2020: D+70.9 2016: D+71.9 2012: D+70.1 2008: D+66.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -137.25%
• Current HPI: 209.7527
• Rent YoY: ▲ 3.55%
• 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

+460.0% since first listed

2 events — show timeline

• 2026-06-11 Listed $210,000 GAMLS
• 1971-10-05 Sold (Public Records) $37,500 Public Records

Property tax history

+7.4%/yr

Latest (2025): $1,398 · +2.8% YoY. Source: county tax records.