3380 Sable Chase Ln · South Fulton, GA 30349

$274,000

3 bd · 2.5 ba · 1,688 sqft · SingleFamily public records · 67 Days on market

Built 2004 7,753 sqft lot $162/sqft · at area comps Est $270k · 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 +7.7/30.0
• ARV discount +6.9/15.0
• Schools +4.5/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.8/10.0

Listing remarks MLS

LOCATION! LOCATION! LOCATION!! 3-bedroom, 2.5-bath home offering 1,688 sq ft of comfortable living space! The open-concept main level welcomes you with soaring ceilings in the great room, a cozy fireplace, and abundant natural light. Enjoy brand-new LVP flooring (March 2026) and a stylish kitchen featuring granite countertops. A convenient half bath is also located on the main floor. Upstairs, the spacious primary suite includes a private en-suite bath, along with two additional bedrooms and a full bath. Step outside to a fenced backyard-perfect for relaxing or entertaining. Complete with a 2-car garage. Community amenities include a pool, clubhouse, tennis courts, and a baseball field. Ideally located just minutes from I-85, Hartsfield-Jackson Atlanta International Airport, shopping, and dining!

Key facts

• Stylish kitchen
• Great room
• Cozy fireplace

Tags

• OPEN-CONCEPT MAIN LEVEL
• GREAT ROOM
• COZY FIREPLACE
• ABUNDANT NATURAL LIGHT
• BRAND-NEW LVP FLOORING
• STYLISH KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $274k.

Deal economics

• At list price, monthly cash flow is $-312 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (20.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (29.9% below list).
• Recommended offer: $192k (29.9% 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.
• 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 26d 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 34% 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 $29k of equity ($2k loan paydown + $27k 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 ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago 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: 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 $191,942 (29.9% 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 67 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.70% ✗
• Cap rate: 4.93%
• Cash-on-cash: -4.88%
• DSCR: 0.78
• GRM: 11.9

CMA / ARV

• ARV (median comp): $270,197
• List price: $274,000
• Delta: 1.41%
• 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
5440 Sable Bay Pt	0.23mi	3/2.5	1,694 (+0%)	5mo	$267,800	$158	84
3417 Sable Chase	0.15mi	3/2.5	1,648 (-2%)	9mo	$246,000	$149	82
3454 Carriage Chase Rd	0.14mi	3/2.5	1,603 (-5%)	12mo	$250,000	$156	75
3391 Sable Chase Ln	0.05mi	4/3.0 (+1)	1,712 (+1%)	17mo	$269,900	$158	74
3469 Carriage Chase Rd	0.17mi	3/2.5	1,654 (-2%)	18mo	$230,000	$139	74
100 Traverse Ct	0.41mi	3/2.0	1,650 (-2%)	15mo	$200,000	$121	63
5625 Sable Bay Pt Unit 2C	0.31mi	3/2.5	1,794 (+6%)	19mo	$280,000	$156	59
5660 Sable Way	0.43mi	3/2.5	1,612 (-4%)	19mo	$263,000	$163	57
5870 Sable Glen Rd	0.10mi	4/3.0 (+1)	1,450 (-14%)	12mo	$243,000	$168	55
3382 Sable Chase Ln	0.00mi	4/3.0 (+1)	1,435 (-15%)	19mo	$250,000	$174	52
6086 Lamp Post Pl	0.57mi	4/3.0 (+1)	1,726 (+2%)	18mo	$269,000	$156	47
3401 Sumersbe Ct #1	0.60mi	3/3.5	1,491 (-12%)	18mo	$291,989	$196	33

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: 20.3%
• Equity multiple: 2.64×
• Total profit: $125,449
• Equity at exit: $246,841

10-year hold

• IRR: 18.1%
• Equity multiple: 5.92×
• Total profit: $377,812
• Equity at exit: $532,322

Cash invested: $76,720 (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: 11.9×

Monthly cashflow live

• Estimated rent: $1,919 high
• Mortgage (P&I): −$1,437
• Tax from tax record: −$278 /mo · $3,331/yr
• Insurance: −$114
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $-312

Break-even live

Break-even rent $2,315

Max offer price $218,839

Occupancy floor —

Sensitivity live

Price	-10% $-157	-5% $-235	+0% $-312	+5% $-390	+10% $-467
Rent	-10% $-464	-5% $-388	+0% $-312	+5% $-236	+10% $-161
Rate	-1.0pp $-174	-0.5pp $-243	base $-312	+0.5pp $-383	+1.0pp $-455

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: $68,500
• Closing costs: $8,220
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3477 Carriage Chase Rd Atlanta, GA	4.0	3.0	1545	$2,000	$1.29	26d	1	0.20mi
3514 Devon Chase Rd Atlanta, GA	3.0	2.0	1540	$1,720	$1.12	45d	1	0.21mi
5740 Buffington Rd Atlanta, GA	1.0–3.0	1.0–2.5	964	$2,181	$2.26	0d	15	0.22mi
3094 Sable Run Rd Atlanta, GA	4.0	3.0	2000	$1,490	$0.74	5d	1	0.23mi
3524 Devon Chase Rd Atlanta, GA	3.0	2.5	1974	$1,840	$0.93	26d	1	0.25mi
5885 Sable Chase Ln Atlanta, GA	3.0	3.5	2160	$2,100	$0.97	22d	1	0.27mi
3027 Sable Run Rd Atlanta, GA	3.0	3.0	1808	$2,080	$1.15	45d	1	0.27mi
3022 Sable Run Rd Atlanta, GA	3.0	2.5	1748	$1,955	$1.12	5d	1	0.29mi
5750 Buffington Rd Atlanta, GA	1.0–3.0	1.0–2.0	1142	$1,642	$1.44	0d	18	0.31mi
3364 Estes Dr Atlanta, GA	3.0	2.5	1736	$1,889	$1.09	18d	1	0.44mi
3650 Creekview Cir Atlanta, GA	3.0	3.5	1225	$1,689	$1.38	14d	1	0.44mi
5825 Vernier Dr Atlanta, GA	3.0	2.0	1346	$1,615	$1.20	45d	1	0.49mi
5825 Vernier Dr Atlanta, GA	3.0	2.0	1346	$1,615	$1.20	26d	1	0.49mi
5825 Vernier Dr Atlanta, GA	3.0	2.0	1346	$1,615	$1.20	7d	1	0.49mi
5825 Vernier Dr Atlanta, GA	3.0	2.0	1346	$1,615	$1.20	22d	1	0.49mi
3715 Clearwater Dr Atlanta, GA	4.0	2.0	1482	$4,400	$2.97	45d	1	0.56mi
3509 Augusta St Atlanta, GA	3.0	2.5	1588	$2,006	$1.26	45d	1	0.57mi
3457 Sumersbe Ct Atlanta, GA	3.0	2.5	1800	$2,300	$1.28	7d	1	0.60mi
5544 Bluegrass Dr Atlanta, GA	4.0	2.5	2080	$2,173	$1.04	22d	1	0.64mi
3550 Morning Creek Dr Atlanta, GA	4.0	2.0	1400	$1,730	$1.24	14d	1	0.65mi
3695 Morning Creek Dr Atlanta, GA	3.0	2.0	1491	$2,100	$1.41	45d	1	0.65mi
5645 Morning Creek Cir Atlanta, GA	3.0	2.0	1636	$1,565	$0.96	45d	1	0.82mi
5612 Feldwood Rd Atlanta, GA	3.0	2.5	2100	$1,895	$0.90	7d	1	0.87mi
3865 Morning Creek Dr Atlanta, GA	3.0	2.0	1134	$1,675	$1.48	45d	1	0.89mi
6230 Cedar Wood Dr Atlanta, GA	3.0	2.0	1238	$1,694	$1.37	45d	1	0.98mi
3240 Devilla Trce South Fulton, GA	4.0	2.0	1616	$1,980	$1.23	45d	1	1.08mi
5712 Westhill Cir Atlanta, GA	4.0	2.0	1441	$1,710	$1.19	5d	1	1.13mi
2890 Jerome Rd Atlanta, GA	3.0	1.5	1229	$1,731	$1.41	0d	1	1.14mi
2865 Spruce Point Rd Atlanta, GA	4.0	2.0	1050	$1,910	$1.82	45d	1	1.14mi
5645 Deerfield Trl Atlanta, GA	3.0	1.5	1496	$1,495	$1.00	24d	1	1.19mi
6415 El Caudillo Ct Atlanta, GA	3.0	3.0	1498	$2,800	$1.87	6d	1	1.22mi
5690 Hampton Ct Atlanta, GA	2.0	3.0	1184	$1,495	$1.26	45d	1	1.34mi
5460 Hampton Ct Atlanta, GA	2.0	3.5	1554	$1,500	$0.97	45d	1	1.35mi
6225 Shenfield Ln Union City, GA	3.0	2.5	1821	$1,900	$1.04	0d	1	1.36mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,295	$1.28	26d	1	1.39mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,295	$1.28	24d	1	1.39mi
4014 Carisbrook Dr Union City, GA	4.0	2.5	1795	$2,195	$1.22	7d	1	1.39mi
5410 Twin Lakes Dr Atlanta, GA	3.0	2.0	1277	$2,040	$1.60	45d	1	1.39mi
2560 Foxlair Trl Atlanta, GA	4.0	2.0	1485	$1,795	$1.21	26d	1	1.40mi
6120 Hemperly Rd Atlanta, GA	4.0	2.5	1770	$2,100	$1.19	26d	1	1.42mi

Listing history 24 events

1. 2026-06-21
   days on market $274,000 Active 67 DOM
2. 2026-06-18
   days on market $274,000 Active 64 DOM
3. 2026-06-17
   days on market $274,000 Active 63 DOM
4. 2026-06-16
   days on market $274,000 Active 62 DOM
5. 2026-06-15
   days on market $274,000 Active 61 DOM
6. 2026-06-13
   days on market $274,000 Active 59 DOM
7. 2026-06-09
   days on market $274,000 Active 55 DOM
8. 2026-06-08
   days on market $274,000 Active 54 DOM
9. 2026-06-07
   days on market $274,000 Active 53 DOM
10. 2026-06-04
    days on market $274,000 Active 50 DOM
11. 2026-06-03
    days on market $274,000 Active 49 DOM
12. 2026-06-01
    days on market $274,000 Active 47 DOM
13. 2026-05-31
    days on market $274,000 Active 46 DOM
14. 2026-04-14
    listed $274,000 Active 808-char remark

    Show marketing remark (808 chars)

    LOCATION! LOCATION! LOCATION!! 3-bedroom, 2.5-bath home offering 1,688 sq ft of comfortable living space! The open-concept main level welcomes you with soaring ceilings in the great room, a cozy fireplace, and abundant natural light. Enjoy brand-new LVP flooring (March 2026) and a stylish kitchen featuring granite countertops. A convenient half bath is also located on the main floor. Upstairs, the spacious primary suite includes a private en-suite bath, along with two additional bedrooms and a full bath. Step outside to a fenced backyard-perfect for relaxing or entertaining. Complete with a 2-car garage. Community amenities include a pool, clubhouse, tennis courts, and a baseball field. Ideally located just minutes from I-85, Hartsfield-Jackson Atlanta International Airport, shopping, and dining!

15. 2026-03-22
    listed $274,000 New 808-char remark

    Show marketing remark (808 chars)

    LOCATION! LOCATION! LOCATION!! 3-bedroom, 2.5-bath home offering 1,688 sq ft of comfortable living space! The open-concept main level welcomes you with soaring ceilings in the great room, a cozy fireplace, and abundant natural light. Enjoy brand-new LVP flooring (March 2026) and a stylish kitchen featuring granite countertops. A convenient half bath is also located on the main floor. Upstairs, the spacious primary suite includes a private en-suite bath, along with two additional bedrooms and a full bath. Step outside to a fenced backyard-perfect for relaxing or entertaining. Complete with a 2-car garage. Community amenities include a pool, clubhouse, tennis courts, and a baseball field. Ideally located just minutes from I-85, Hartsfield-Jackson Atlanta International Airport, shopping, and dining!

16. 2022-04-12
    soldstatus $260,000
17. 2022-04-07
    soldstatus $269,000 Sold
18. 2022-03-20
    status Under Contract
19. 2022-03-10
    status Active
20. 2022-03-07
    historical
21. 2022-03-07
    status Under Contract
22. 2022-03-03
    listed $275,000 New
23. 2008-03-17
    soldstatus $115,000
24. 2007-07-06
    listed $125,000

ⓘ 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: $3,331 · $278/mo
• Projected year-2 tax: $3,331 · $278/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 ≥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: $23,033
• − Mortgage interest: −$15,348
• − Property taxes: −$3,331
• − Insurance: −$1,370
• − Repairs & maintenance: −$1,843
• − Management: −$1,843
• − Depreciation: −$7,971
• Taxable loss: −$8,672
• Est. tax savings @ 24.0%: +$2,081
• After-tax cash flow: $-1,666/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

+119.2% since first listed

11 events — show timeline

• 2026-04-14 Listed $274,000 FMLS
• 2026-03-22 Listed $274,000 GAMLS
• 2022-04-12 Sold (Public Records) $260,000 Public Records
• 2022-04-07 Sold (MLS) $269,000 GAMLS
• 2022-03-20 Pending — GAMLS
• 2022-03-10 Relisted — GAMLS
• 2022-03-07 Listing Removed — GAMLS
• 2022-03-07 Pending — GAMLS
• 2022-03-03 Listed $275,000 GAMLS
• 2008-03-17 Sold (MLS) $115,000 FMLS
• 2007-07-06 Listed $125,000 FMLS

Property tax history

+4.9%/yr

Latest (2025): $3,331 · -23.8% YoY. Source: county tax records.