4520 Creekside Cv · South Fulton, GA 30349

$319,900

5 bd · 2.5 ba · 2,511 sqft · SingleFamily public records · 8 Days on market

Built 2006 6,185 sqft lot Est $359k · 11% under $45/mo HOA · 2% of rent

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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 +12.5/30.0
• ARV discount +12.4/15.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• DSCR +3.7/10.0
• 1% rule +3.0/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautifully updated and move-in ready, this 4-bedroom, 2.5-bath home offers spacious living areas, abundant natural light, and a functional layout designed for comfortable everyday living. Fresh interior paint, new LVP flooring, new carpet, and updated light fixtures create a bright, modern feel throughout, while the kitchen has been refreshed with updated cabinetry, new quartz countertops, ample prep space, and excellent flow into the adjoining dining and living areas. The oversized primary suite features tray ceilings, a spacious en-suite bath, and generous closet space, while the additional bedrooms provide flexibility for guests, family, or a home office. With inviting gathering spaces, stylish updates throughout, and a private backyard ready for outdoor enjoyment, this home combines comfort, functionality, and timeless appeal.

Key facts

• Private backyard
• Updated cabinetry
• 6,185 sq ft lot

Tags

• UPDATED CABINETRY
• NEW QUARTZ COUNTERTOPS
• PRIVATE BACKYARD

Property features AI

Finance

• Other: Asphalt road frontage on a city street
• HOA & community: Association fee of $267 billed semi-annually; Has association

Exterior

• Parking: Garage (2 spaces, 2 total parking)
• Utilities: Public water; Public sewer; Electricity available; Sewer available; Water available
• Home design: Two-story home; Resale property; No common walls
• Construction: Brick and wood siding exterior; Composition roof; Slab foundation
• Exterior features: Lighting; Rain gutters; Patio

Interior

• Kitchen: White cabinets; Eat-in kitchen; Kitchen island; Open view to family room; Dishwasher; Double oven; Gas cooktop; Microwave
• Bedrooms: Four upstairs bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom (main level); Master bathroom with double vanity and separate tub and shower
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Entrance foyer; Walk-in closets; One fireplace in the family room
• Laundry & utility: Laundry room on the upper level

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-46 ($-551/yr) — negative.
• To cash-flow at today's rent, offer at most $312k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (20.2% below list).
• Recommended offer: $255k (20.2% below list) — sets the bar for 1% rule.

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: Lee Elementary School (math 32% / reading 42%, grade F, #485 of 1,228 statewide, top 41%, 481 students, 100% FRL); Camp Creek Middle School (math 17% / reading 32%, grade F, #301 of 470 statewide, top 66%, 644 students, 100% FRL); Langston Hughes High School (math 8% / reading 17%, grade F, #336 of 424 statewide, top 80%, 1,964 students, 65% FRL) — zoned schools average 88% FRL vs 41% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 51% district-wide (-26 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; 651 active listings in the ZIP; 10 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).

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $32k 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 $90k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 20y 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.
• Current owner paid $212k; list at $320k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $255,309 (20.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.80% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.62%
• DSCR: 0.97
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $359,073
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4668 Creekside Cv	0.13mi	4/2.5 (-1)	2,262 (-10%)	18mo	$322,500	$143	58

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: 23.2%
• Equity multiple: 2.85×
• Total profit: $166,086
• Equity at exit: $288,191

10-year hold

• IRR: 20.3%
• Equity multiple: 6.38×
• Total profit: $481,675
• Equity at exit: $621,495

Cash invested: $89,572 (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: 10.4×

Monthly cashflow live

• Estimated rent: $2,553 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$207 /mo · $2,484/yr
• Insurance: −$133
• HOA: −$45
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $-46

Break-even live

Break-even rent $2,611

Max offer price $311,783

Occupancy floor 97%

Sensitivity live

Price	-10% $135	-5% $45	+0% $-46	+5% $-136	+10% $-227
Rent	-10% $-248	-5% $-147	+0% $-46	+5% $55	+10% $156
Rate	-1.0pp $115	-0.5pp $35	base $-46	+0.5pp $-129	+1.0pp $-213

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4595 Blazing Trl Atlanta, GA	4.0	2.5	2248	$2,650	$1.18	44d	1	0.07mi
4253 Kensington Cv Atlanta, GA	4.0	2.5	2695	$2,415	$0.90	22d	1	0.82mi
5259 Cantbury Way Atlanta, GA	4.0	2.5	2578	$2,445	$0.95	22d	1	0.97mi
520 Dasheill Ln Atlanta, GA	4.0	2.5	2045	$2,410	$1.18	44d	1	1.02mi
5163 Rapahoe Trl Atlanta, GA	4.0	2.5	2060	$2,520	$1.22	2d	1	1.08mi
4910 Heritage Cir Atlanta, GA	4.0	2.0	2229	$2,355	$1.06	25d	1	1.40mi
3920 Lake Manor Way Atlanta, GA	4.0	2.5	2302	$2,479	$1.08	17d	1	1.42mi
3920 Lake Manor Way Atlanta, GA	4.0	2.5	2302	$2,479	$1.08	5d	1	1.42mi
3910 Lake Manor Way Atlanta, GA	4.0	2.5	2459	$1,560	$0.63	4d	1	1.46mi
5131 Forest Downs Ln Atlanta, GA	4.0	2.0	2112	$1,580	$0.75	4d	1	1.50mi

HOA detail

• Monthly dues: $45 · $540/yr

Listing history 28 events

1. 2026-05-22
   listed $319,900 New 843-char remark

   Show marketing remark (843 chars)

   Beautifully updated and move-in ready, this 4-bedroom, 2.5-bath home offers spacious living areas, abundant natural light, and a functional layout designed for comfortable everyday living. Fresh interior paint, new LVP flooring, new carpet, and updated light fixtures create a bright, modern feel throughout, while the kitchen has been refreshed with updated cabinetry, new quartz countertops, ample prep space, and excellent flow into the adjoining dining and living areas. The oversized primary suite features tray ceilings, a spacious en-suite bath, and generous closet space, while the additional bedrooms provide flexibility for guests, family, or a home office. With inviting gathering spaces, stylish updates throughout, and a private backyard ready for outdoor enjoyment, this home combines comfort, functionality, and timeless appeal.

2. 2026-05-22
   listed $319,900 Active

   Show marketing remark (843 chars)

   Beautifully updated and move-in ready, this 4-bedroom, 2.5-bath home offers spacious living areas, abundant natural light, and a functional layout designed for comfortable everyday living. Fresh interior paint, new LVP flooring, new carpet, and updated light fixtures create a bright, modern feel throughout, while the kitchen has been refreshed with updated cabinetry, new quartz countertops, ample prep space, and excellent flow into the adjoining dining and living areas. The oversized primary suite features tray ceilings, a spacious en-suite bath, and generous closet space, while the additional bedrooms provide flexibility for guests, family, or a home office. With inviting gathering spaces, stylish updates throughout, and a private backyard ready for outdoor enjoyment, this home combines comfort, functionality, and timeless appeal.

3. 2018-09-10
   soldstatus $212,000
4. 2018-09-07
   soldstatus $212,000 Sold 498-char remark

   Show marketing remark (498 chars)

   Brick front Beauty with a fabulous floor plan. Welcome home to this awesome 4 bedroom home w/Bonus Rm. Bonus Room is perfect for office or exercise room. Popular open floor plan with view of family room from kitchen. Gourmet kitchen features stainless steel appliances, built in oven and cook top. Very spacious bedrooms. Dual vanity in master bedroom with trey ceilings. Close to I-285, shopping and eateries. Great value in popular South Fulton neighborhood.Agents - PLEASE SEE PRIVATE REMARKS.

5. 2018-09-07
   soldstatus $212,000 Sold

   Show marketing remark (498 chars)

   Brick front Beauty with a fabulous floor plan. Welcome home to this awesome 4 bedroom home w/Bonus Rm. Bonus Room is perfect for office or exercise room. Popular open floor plan with view of family room from kitchen. Gourmet kitchen features stainless steel appliances, built in oven and cook top. Very spacious bedrooms. Dual vanity in master bedroom with trey ceilings. Close to I-285, shopping and eateries. Great value in popular South Fulton neighborhood.Agents - PLEASE SEE PRIVATE REMARKS.

6. 2018-08-13
   status Under Contract
7. 2018-08-08
   status Pending 498-char remark

   Show marketing remark (498 chars)

   Brick front Beauty with a fabulous floor plan. Welcome home to this awesome 4 bedroom home w/Bonus Rm. Bonus Room is perfect for office or exercise room. Popular open floor plan with view of family room from kitchen. Gourmet kitchen features stainless steel appliances, built in oven and cook top. Very spacious bedrooms. Dual vanity in master bedroom with trey ceilings. Close to I-285, shopping and eateries. Great value in popular South Fulton neighborhood.Agents - PLEASE SEE PRIVATE REMARKS.

8. 2018-08-01
   historical Contingent - Due Diligence 498-char remark

   Show marketing remark (498 chars)

   Brick front Beauty with a fabulous floor plan. Welcome home to this awesome 4 bedroom home w/Bonus Rm. Bonus Room is perfect for office or exercise room. Popular open floor plan with view of family room from kitchen. Gourmet kitchen features stainless steel appliances, built in oven and cook top. Very spacious bedrooms. Dual vanity in master bedroom with trey ceilings. Close to I-285, shopping and eateries. Great value in popular South Fulton neighborhood.Agents - PLEASE SEE PRIVATE REMARKS.

9. 2018-07-20
   listed $212,000 Active 498-char remark

   Show marketing remark (498 chars)

   Brick front Beauty with a fabulous floor plan. Welcome home to this awesome 4 bedroom home w/Bonus Rm. Bonus Room is perfect for office or exercise room. Popular open floor plan with view of family room from kitchen. Gourmet kitchen features stainless steel appliances, built in oven and cook top. Very spacious bedrooms. Dual vanity in master bedroom with trey ceilings. Close to I-285, shopping and eateries. Great value in popular South Fulton neighborhood.Agents - PLEASE SEE PRIVATE REMARKS.

10. 2018-07-20
    listed $212,000 New

    Show marketing remark (498 chars)

    Brick front Beauty with a fabulous floor plan. Welcome home to this awesome 4 bedroom home w/Bonus Rm. Bonus Room is perfect for office or exercise room. Popular open floor plan with view of family room from kitchen. Gourmet kitchen features stainless steel appliances, built in oven and cook top. Very spacious bedrooms. Dual vanity in master bedroom with trey ceilings. Close to I-285, shopping and eateries. Great value in popular South Fulton neighborhood.Agents - PLEASE SEE PRIVATE REMARKS.

11. 2016-02-10
    price $150,000
12. 2015-06-04
    price $156,000
13. 2015-04-14
    soldstatus $156,000
14. 2015-03-16
    historical
15. 2015-03-13
    soldstatus $156,000 Sold
16. 2015-02-18
    historical Pending
17. 2015-02-16
    listed $150,000 Active
18. 2011-05-05
    historical
19. 2011-04-29
    soldstatus $118,000 Sold
20. 2011-03-03
    status Pending
21. 2011-02-25
    status Pending Existing Lender Approval
22. 2011-02-15
    price $109,900
23. 2011-01-31
    price $129,900
24. 2010-12-28
    price $134,900
25. 2010-11-24
    listed $139,900 Active
26. 2010-08-22
    price $125,000 Reduced
27. 2007-03-30
    soldstatus $229,900
28. 2006-04-13
    listed $239,900

ⓘ 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: $2,484 · $207/mo
• Projected year-2 tax: $2,943 · $245/mo
• Expected delta: +$459/yr (+$38/mo · 18.5%)

ⓘ 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 5/10 Major 25% 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: $30,637
• − Mortgage interest: −$17,919
• − Property taxes: −$2,484
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,451
• − Management: −$2,451
• − HOA: −$540
• − Depreciation: −$9,306
• Taxable loss: −$6,114
• Est. tax savings @ 24.0%: +$1,467
• After-tax cash flow: $916/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

+33.3% since first listed

28 events — show timeline

• 2026-05-22 Listed $319,900 FMLS
• 2026-05-22 Listed $319,900 GAMLS
• 2018-09-10 Sold (Public Records) $212,000 Public Records
• 2018-09-07 Sold (MLS) $212,000 GAMLS
• 2018-09-07 Sold (MLS) $212,000 FMLS
• 2018-08-13 Pending — GAMLS
• 2018-08-08 Pending — FMLS
• 2018-08-01 Contingent — FMLS
• 2018-07-20 Listed $212,000 GAMLS
• 2018-07-20 Listed $212,000 FMLS
• 2016-02-10 Price Changed $150,000 FMLS
• 2015-06-04 Price Changed $156,000 FMLS
• 2015-04-14 Sold (Public Records) $156,000 Public Records
• 2015-03-16 Listing Removed — FMLS
• 2015-03-13 Sold (MLS) $156,000 FMLS
• 2015-02-18 Contingent — FMLS
• 2015-02-16 Listed $150,000 FMLS
• 2011-05-05 Listing Removed — FMLS
• 2011-04-29 Sold (MLS) $118,000 FMLS
• 2011-03-03 Pending — FMLS
• 2011-02-25 Pending — FMLS
• 2011-02-15 Price Changed $109,900 FMLS
• 2011-01-31 Price Changed $129,900 FMLS
• 2010-12-28 Price Changed $134,900 FMLS
• 2010-11-24 Listed $139,900 FMLS
• 2010-08-22 Price Changed $125,000 GAMLS
• 2007-03-30 Sold (MLS) $229,900 FMLS
• 2006-04-13 Listed $239,900 FMLS

Property tax history

+2.3%/yr

Latest (2025): $2,484 · +3.5% YoY. Source: county tax records.