7621 Avalon Blvd · South Fulton, GA 30213

$300,000

3 bd · 2.5 ba · 1,932 sqft · Townhouse public records · 363 Days on market

Built 2023 Good condition 1,176 sqft lot $155/sqft · at area comps Est $308k · at est. $300/mo HOA · 13% of rent ↓ 6% since listing

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Why this score? — see what drove the F 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 +8.7/15.0
• Cash flow +5.9/30.0
• Condition / age +4.0/5.0
• Rent growth +3.1/5.0
• 1% rule +2.7/10.0
• Livability +2.5/5.0
• Schools +2.4/10.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-In Ready Luxury Townhome | $10,000 Grant Available! Why wait to build? This brand new 3-bed, 2.5-bath townhome in Renaissance at South Park is ready to impress. You’ll love the hardwood floors, coffered ceilings, cozy fireplace, and a chef’s kitchen with granite counters, 42” cabinets, and a huge island made for entertaining. Upstairs, unwind in the flexible loft and retreat to a luxurious primary suite with French doors, a garden tub, double vanities, and a walk-in shower. Enjoy resort style amenities: a pool, tennis courts, playground, clubhouse, and walking trails! Homes in this community are moving fast. Don’t miss out schedule your tour today before it’s gone!

Key facts

• Coffered ceilings
• Huge island
• Cozy fireplace

Tags

• HARDWOOD FLOORS
• COFFERED CEILINGS
• COZY FIREPLACE
• CHEF'S KITCHEN
• GRANITE COUNTERS
• HUGE ISLAND

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-592 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (34.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (23.4% below list).
• Recommended offer: $195k (34.9% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade F — 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); Bear Creek Middle School (math 17% / reading 26%, grade F, #339 of 470 statewide, top 72%, 1,108 students, 100% FRL); Creekside High School (math 30% / reading 24%, grade F, #160 of 424 statewide, top 38%, 1,768 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 33% at this address vs 51% district-wide (-18 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 rising (+2.5%/yr); 909 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 57d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 363 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts 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.

Recommended offer $195,410 (34.9% 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 363 days. Have you received any prior offers? Is the seller open to a 35% 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: 0.77% ✗
• Cap rate: 3.92%
• Cash-on-cash: -8.46%
• DSCR: 0.62
• GRM: 10.9

CMA / ARV

• ARV (median comp): $307,968
• List price: $300,000
• Delta: -2.59%
• 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
7622 Avalon Blvd	0.02mi	3/2.5	1,932 (0%)	0mo	$305,000	$158	99
7691 Feast Rd	0.07mi	3/2.5	1,932 (0%)	4mo	$320,000	$166	93
5527 Radford Loop	0.20mi	3/2.5	1,922 (-0%)	0mo	$310,000	$161	90
7732 Baron Rd	0.15mi	3/2.5	1,911 (-1%)	4mo	$315,000	$165	88
7653 Castle Ave	0.08mi	3/2.5	2,015 (+4%)	5mo	$340,000	$169	85
7641 Squire	0.18mi	3/2.5	1,983 (+3%)	4mo	$280,000	$141	84
7789 Rutgers Cir	0.23mi	3/2.5	1,946 (+1%)	7mo	$300,000	$154	82
5728 Radford Loop	0.25mi	3/2.5	1,926 (-0%)	7mo	$268,000	$139	82
5547 Radford Loop	0.21mi	3/2.5	1,992 (+3%)	6mo	$295,000	$148	80
7631 Bucknell Ter	0.26mi	3/2.5	2,005 (+4%)	5mo	$286,600	$143	78
7624 Squire Ct	0.20mi	3/2.5	2,048 (+6%)	6mo	$315,000	$154	76
7753 Medieval St #479	0.18mi	3/2.5	1,644 (-15%)	5mo	$305,000	$186	62

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 · 2.53% rent growth · sell at horizon

5-year hold

• IRR: -31.7%
• Equity multiple: -0.04×
• Total profit: $-87,163
• Equity at exit: $44,731

10-year hold

• IRR: -38.4%
• Equity multiple: -0.52×
• Total profit: $-127,878
• Equity at exit: $25,939

Cash invested: $84,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 33 active · 24 under contract
• Months of supply: 13.2 mo (8%/mo absorbed)
• Median asking: $304,990 ($163/sqft)
• Median days on market: 92 d
• This list price: 45% of active listings are priced below it
• ARV vs active asking: -2.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30213

• Home prices YoY: -17.7%
• Rents YoY: 2.5%
• Active inventory: 909
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,298 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$409 /mo · $4,907/yr
• Insurance: −$125
• HOA: −$300
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $-592

Break-even live

Break-even rent $3,047

Max offer price $195,410

Occupancy floor —

Sensitivity live

Price	-10% $-422	-5% $-507	+0% $-592	+5% $-677	+10% $-762
Rent	-10% $-774	-5% $-683	+0% $-592	+5% $-501	+10% $-411
Rate	-1.0pp $-441	-0.5pp $-516	base $-592	+0.5pp $-670	+1.0pp $-749

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: $75,000
• Closing costs: $9,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7599 Avalon Blvd Fairburn, GA	3.0	2.5	1648	$1,899	$1.15	113d	1	0.06mi
5472 Festival Ave Fairburn, GA	3.0	2.5	1640	$2,000	$1.22	0d	1	0.10mi
5472 Festival Ave Fairburn, GA	3.0	2.5	1640	$2,100	$1.28	37d	1	0.10mi
5472 Festival Ave Fairburn, GA	3.0	2.5	1640	$2,100	$1.28	146d	1	0.10mi
5472 Festival Ave Fairburn, GA	3.0	2.5	1640	$2,100	$1.28	74d	1	0.10mi
5472 Festival Ave Fairburn, GA	3.0	2.5	1640	$2,000	$1.22	12d	1	0.10mi
5472 Festival Ave Fairburn, GA	3.0	2.5	1640	$2,000	$1.22	102d	1	0.10mi
7632 Rutgers Cir Fairburn, GA	3.0	2.5	1613	$2,000	$1.24	12d	1	0.11mi
7632 Rutgers Cir Fairburn, GA	3.0	2.5	1613	$2,000	$1.24	0d	1	0.11mi
7658 Squire Ct Fairburn, GA	3.0	2.5	2007	$2,300	$1.15	3d	1	0.13mi
7658 Squire Ct Fairburn, GA	3.0	2.5	2007	$2,300	$1.15	0d	1	0.13mi
7724 Baron Rd Fairburn, GA	3.0	2.5	1932	$2,600	$1.35	56d	1	0.13mi
7724 Baron Rd Fairburn, GA	3.0	2.5	1957	$2,600	$1.33	75d	1	0.13mi
5318 Radford Loop Unit Labs Fairburn, GA	3.0	2.5	1980	$2,300	$1.16	43d	1	0.13mi
7784 Baron Rd Fairburn, GA	3.0	2.5	1911	$2,460	$1.29	184d	1	0.15mi
7740 Baron Rd Fairburn, GA	3.0	2.5	1911	$2,650	$1.39	153d	1	0.16mi
330 Avalon Sq Fairburn, GA	3.0	2.5	2047	$2,850	$1.39	135d	1	0.18mi
278 Avalon Sq Fairburn, GA	4.0	2.5	1776	$1,580	$0.89	9d	1	0.18mi
278 Avalon Sq Fairburn, GA	4.0	2.5	1776	$1,580	$0.89	73d	1	0.18mi
5527 Radford Loop Fairburn, GA	3.0	2.5	1922	$2,600	$1.35	0d	1	0.20mi
5531 Radford Loop Fairburn, GA	3.0	2.5	2000	$2,195	$1.10	0d	1	0.21mi
7753 Lance Rd Fairburn, GA	3.0	2.5	2024	$2,695	$1.33	10d	1	0.21mi
7753 Lance Rd Fairburn, GA	3.0	3.0	2024	$2,695	$1.33	9d	1	0.21mi
7744 Rutgers Cir Fairburn, GA	3.0	2.5	1936	$2,350	$1.21	143d	1	0.23mi
7744 Rutgers Cir Fairburn, GA	3.0	2.5	1936	$2,250	$1.16	127d	1	0.23mi
7764 Rutgers Cir Fairburn, GA	3.0	2.5	1946	$2,600	$1.34	0d	1	0.25mi
7764 Rutgers Cir Fairburn, GA	3.0	2.5	1946	$2,400	$1.23	2d	1	0.25mi
7764 Rutgers Cir Fairburn, GA	3.0	3.0	1946	$2,400	$1.23	21d	1	0.25mi
5747 Radford Loop Fairburn, GA	3.0	2.5	1944	$2,300	$1.18	129d	1	0.28mi
7599 Bucknell Ter Fairburn, GA	3.0	2.5	1875	$2,650	$1.41	118d	1	0.30mi
5500 Oakley Industrial Blvd Fairburn, GA	1.0–3.0	1.0–2.0	1057	$1,750	$1.66	0d	10	0.31mi
7823 Canterbury Ct Fairburn, GA	3.0	2.5	2136	$2,200	$1.03	165d	1	0.32mi
5617 Oakley Industrial Blvd Fairburn, GA	1.0–3.0	1.0–2.0	1181	$3,596	$3.04	0d	35	0.42mi
5474 Oakley Industrial Blvd Fairburn, GA	1.0–3.0	1.0–2.0	1001	$2,027	$2.02	104d	16	0.47mi
5474 Oakley Industrial Blvd Fairburn, GA	1.0–3.0	1.0–2.0	1043	$1,874	$1.80	0d	26	0.47mi
111 Jaclyn Way Fairburn, GA	4.0	2.5	1681	$2,245	$1.34	184d	1	0.51mi
3076 Broadleaf Trl Fairburn, GA	3.0	2.5	1373	$1,825	$1.33	138d	1	0.55mi
2 Longleaf Cir Fairburn, GA	3.0	2.0	1382	$1,775	$1.28	65d	1	0.55mi
2 Longleaf Cir Fairburn, GA	3.0	2.0	1382	$1,775	$1.28	40d	1	0.55mi
214 Ben Ln Fairburn, GA	3.0	2.5	1860	$1,945	$1.05	126d	1	0.57mi

HOA detail $300/mo · $3,600/yr

• Likely covers: pool

Listing history 50 events

1. 2026-08-06
   days on market $300,000 Active 363 DOM
2. 2026-08-05
   days on market $300,000 Active 362 DOM
3. 2026-08-04
   days on market $300,000 Active 361 DOM
4. 2026-08-03
   days on market $300,000 Active 360 DOM
5. 2026-07-31
   days on market $300,000 Active 357 DOM
6. 2026-07-30
   days on market $300,000 Active 355 DOM
7. 2026-07-28
   days on market $300,000 Active 354 DOM
8. 2026-07-26
   days on market $300,000 Active 352 DOM
9. 2026-07-24
   days on market $300,000 Active 350 DOM
10. 2026-07-23
    days on market $300,000 Active 349 DOM
11. 2026-07-22
    days on market $300,000 Active 348 DOM
12. 2026-07-20
    days on market $300,000 Active 346 DOM
13. 2026-07-18
    days on market $300,000 Active 344 DOM
14. 2026-07-18
    days on market $300,000 Active 343 DOM
15. 2026-07-16
    days on market $300,000 Active 342 DOM
16. 2026-07-15
    days on market $300,000 Active 341 DOM
17. 2026-07-14
    days on market $300,000 Active 340 DOM
18. 2026-07-13
    days on market $300,000 Active 339 DOM
19. 2026-07-13
    days on market $300,000 Active 338 DOM
20. 2026-07-11
    days on market $300,000 Active 337 DOM
21. 2026-07-10
    days on market $300,000 Active 336 DOM
22. 2026-07-10
    days on market $300,000 Active 335 DOM
23. 2026-07-07
    days on market $300,000 Active 333 DOM
24. 2026-07-06
    days on market $300,000 Active 332 DOM
25. 2026-07-06
    days on market $300,000 Active 331 DOM
26. 2026-07-05
    days on market $300,000 Active 330 DOM
27. 2026-07-03
    days on market $300,000 Active 329 DOM
28. 2026-07-02
    days on market $300,000 Active 328 DOM
29. 2026-07-01
    days on market $300,000 Active 327 DOM
30. 2026-06-30
    days on market $300,000 Active 326 DOM
31. 2026-06-29
    days on market $300,000 Active 325 DOM
32. 2026-06-28
    days on market $300,000 Active 324 DOM
33. 2026-06-27
    days on market $300,000 Active 323 DOM
34. 2026-06-26
    days on market $300,000 Active 322 DOM
35. 2026-06-24
    days on market $300,000 Active 320 DOM
36. 2026-06-21
    days on market $300,000 Active 317 DOM
37. 2026-06-18
    days on market $300,000 Active 314 DOM
38. 2026-06-17
    days on market $300,000 Active 313 DOM
39. 2026-06-16
    days on market $300,000 Active 312 DOM
40. 2026-06-15
    days on market $300,000 Active 311 DOM
41. 2026-06-13
    days on market $300,000 Active 309 DOM
42. 2026-06-09
    days on market $300,000 Active 305 DOM
43. 2026-06-08
    days on market $300,000 Active 304 DOM
44. 2026-06-08
    days on market $300,000 Active 303 DOM
45. 2026-06-04
    days on market $300,000 Active 300 DOM
46. 2026-06-03
    days on market $300,000 Active 299 DOM
47. 2026-06-01
    days on market $300,000 Active 297 DOM
48. 2026-05-31
    days on market $300,000 Active 296 DOM
49. 2025-12-11
    price $300,000 708-char remark

    Show marketing remark (708 chars)

    Move-In Ready Luxury Townhome | $10,000 Grant Available! Why wait to build? This brand new 3-bed, 2.5-bath townhome in Renaissance at South Park is ready to impress. You’ll love the hardwood floors, coffered ceilings, cozy fireplace, and a chef’s kitchen with granite counters, 42” cabinets, and a huge island made for entertaining. Upstairs, unwind in the flexible loft and retreat to a luxurious primary suite with French doors, a garden tub, double vanities, and a walk-in shower. Enjoy resort style amenities: a pool, tennis courts, playground, clubhouse, and walking trails! Homes in this community are moving fast. Don’t miss out schedule your tour today before it’s gone!

50. 2025-09-08
    historical

ⓘ 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: $4,907 · $409/mo
• Projected year-2 tax: $4,907 · $409/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $27,571
• − Mortgage interest: −$16,805
• − Property taxes: −$4,907
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,206
• − Management: −$2,206
• − HOA: −$3,600
• − Depreciation: −$8,727
• Taxable loss: −$12,379
• Est. tax savings @ 24.0%: +$2,971
• After-tax cash flow: $-4,134/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This move-in ready luxury townhome is in excellent condition with good curb appeal and interior finishes. It offers a great value with potential for further updates to enhance its appeal.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting — fresh paint can make a home more appealing ↑
• Both upgrading appliances — modern appliances can increase both resale and rental value ↑

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Oakley Elementary School F GA #810/1,228 Nat'l #32,000/41,679 Middle Bear Creek Middle School F GA #339/470 Nat'l #11,382/14,009 High Creekside High School F GA #160/424 Nat'l #11,847/17,239

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 · 1,203,707 people
• City population: 127,674
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 50,621
• Household income: $94,125
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 7% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (86%)
• Race & ethnicity: Black 86% White 8% Hispanic / Latino 4% Two or more races 3%
• Languages at home: 91% English-only · Spanish 4% French/Haitian/Cajun 2% Arabic 1%

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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: ▼ -50.66%
• Current HPI: 235.9372
• Rent YoY: ▲ 2.53%
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

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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

-6.2% since first listed

17 events — show timeline

• 2025-12-11 Price Changed $300,000 FMLS
• 2025-09-08 Listing Removed — GAMLS
• 2025-09-05 Listed $312,000 GAMLS
• 2025-09-05 Listed $312,000 GAMLS
• 2025-08-08 Listed $312,000 FMLS
• 2025-07-28 Listing Removed — GAMLS
• 2025-07-28 Listing Removed — FMLS
• 2025-07-07 Price Changed $312,000 GAMLS
• 2025-07-07 Price Changed $312,000 FMLS
• 2025-04-28 Listed $320,000 GAMLS
• 2025-04-28 Listed $320,000 FMLS
• 2025-04-08 Listing Removed — GAMLS
• 2025-04-08 Listing Removed — FMLS
• 2025-01-24 Relisted — GAMLS
• 2025-01-23 Listing Removed — GAMLS
• 2025-01-08 Listed $320,000 GAMLS
• 2025-01-08 Listed $320,000 FMLS

Property tax history

+134.7%/yr

Latest (2025): $4,907 · +3.2% YoY. Source: county tax records.