435 Burdett Ridge Ct · South Fulton, GA 30349

$209,999

3 bd · 2.5 ba · 1,804 sqft · SingleFamily public records · 48 Days on market

Built 1999 8,772 sqft lot $116/sqft · 21% below area Est $265k · 21% under

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Why this score? — see what drove the B- 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 +19.1/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.0/10.0
• Schools +4.5/10.0
• 1% rule +3.9/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 1,804 sq ft home in the desirable College Park area is full of potential and ready for its next chapter. Being sold as-is, this is a great opportunity for buyers looking to add their own personal touch or invest in a property with strong upside. Inside, you'll find a spacious layout with room to grow, including the possibility of creating an additional bedroom. The standout feature is the dramatic living room with soaring 25-foot ceilings and a fireplace, offering an open, airy feel and a perfect focal point for the home. While the property does need some TLC, it offers solid bones and a functional layout that make it well worth the effort. Conveniently located near schools, shopping, and everyday essentials, the location adds even more value to this already promising home. Highly Motivated seller - bring your vision and make this one yours!

Key facts

• Dramatic living room
• Shopping
• Functional layout

Tags

• DRAMATIC LIVING ROOM
• SOARING 25-FOOT CEILINGS
• FIREPLACE
• FUNCTIONAL LAYOUT
• SHOPPING
• EVERYDAY ESSENTIALS

Property features AI

Exterior

• Parking: Garage with 2 spaces
• Utilities: Public water; Public sewer; Electric service: Other
• Home design: Two-level home
• Construction: Aluminum and vinyl siding; Other roof; Property listed as fixer
• Exterior features: Patio; Paved road access; Near public transport

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Gas range; Microwave
• Bedrooms: Three bedrooms on the upper level; Bedroom features: Other
• Flooring: Carpet
• Bathrooms: Two full bathrooms; One half bathroom (main level)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: One factory-built fireplace; No shared/common walls; Other interior features; Satellite dish
• Laundry & utility: Laundry room and hall laundry access; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (10.5% below list).
• Recommended offer: $188k (10.5% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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 B — 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: Banneker High School (math 24% / reading 75%, grade D+, #28 of 424 statewide, top 7%, 1,610 students, 100% FRL) — zoned schools average 100% FRL vs 41% district-wide (59 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 651 active listings in the ZIP; 40 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).

Forward outlook

• In year one you build about $22k of equity ($1k loan paydown + $21k 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 $59k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $210k implies a 110% 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 $187,873 (10.5% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
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: 0.89% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.56%
• DSCR: 1.20
• GRM: 9.3

CMA / ARV

• ARV (median comp): $265,102
• List price: $209,999
• Delta: -20.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2880 Two Lakes Circle Cir	0.30mi	3/2.5	1,888 (+5%)	9mo	$215,000	$114	70
5863 Three Lakes Dr	0.28mi	4/2.5 (+1)	1,912 (+6%)	4mo	$304,000	$159	68
2816 Two Lake Cir	0.37mi	3/2.5	1,645 (-9%)	4mo	$170,000	$103	65
5636 One Way	0.34mi	3/2.5	1,936 (+7%)	14mo	$210,000	$108	60
5453 Baybrook Cir Lot 0020	0.74mi	3/2.5	1,749 (-3%)	3mo	$364,990	$209	58
6041 Hemperly Rd	0.69mi	3/2.5	1,741 (-4%)	5mo	$275,000	$158	58
2863 Two Lake Cir	0.32mi	3/2.5	1,621 (-10%)	16mo	$245,000	$151	54
2950 Springfield Ct SW	0.37mi	3/2.0	2,050 (+14%)	6mo	$200,000	$98	53
2915 Harper Valley Dr	0.72mi	3/2.0	1,888 (+5%)	9mo	$256,000	$136	49
5527 Jerome Rd	0.68mi	4/2.0 (+1)	1,835 (+2%)	12mo	$270,000	$147	49
5400 Twin Lakes Dr	0.52mi	4/3.0 (+1)	2,021 (+12%)	8mo	$250,000	$124	42
3157 Broadleaf Ave	0.63mi	3/2.0	2,035 (+13%)	9mo	$300,000	$147	40

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: 26.9%
• Equity multiple: 3.12×
• Total profit: $124,711
• Equity at exit: $189,184

10-year hold

• IRR: 23.0%
• Equity multiple: 6.93×
• Total profit: $348,812
• Equity at exit: $407,982

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 30349

• Home prices YoY: 4.6%
• Rents YoY: 0.9%
• Active inventory: 651
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,879 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$72 /mo · $865/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $223

Break-even live

Break-even rent $1,596

Max offer price $209,999

Occupancy floor 83%

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5460 Hampton Ct Atlanta, GA	2.0	3.5	1554	$1,500	$0.97	44d	1	0.27mi
5712 Westhill Cir Atlanta, GA	4.0	2.0	1441	$1,710	$1.19	3d	1	0.44mi
6056 Carriage Ct Atlanta, GA	3.0	2.0	1400	$1,599	$1.14	5d	1	0.47mi
5645 Deerfield Trl Atlanta, GA	3.0	1.5	1496	$1,495	$1.00	22d	1	0.47mi
5410 Twin Lakes Dr Atlanta, GA	3.0	2.0	1277	$2,040	$1.60	44d	1	0.52mi
6120 Hemperly Rd Atlanta, GA	4.0	2.5	1770	$2,100	$1.19	4d	1	0.60mi
6120 Hemperly Rd Atlanta, GA	4.0	2.5	1770	$2,100	$1.19	24d	1	0.60mi
6230 Cedar Wood Dr Atlanta, GA	3.0	2.0	1238	$1,694	$1.37	44d	1	0.60mi
2890 Jerome Rd Atlanta, GA	3.0	1.5	1229	$1,761	$1.43	44d	1	0.61mi
2555 Flat Shoals Rd #404 College Park, GA	3.0	2.5	1408	$1,700	$1.21	24d	1	0.64mi
2555 Flat Shoals Rd #3005 Atlanta, GA	3.0	2.5	1724	$1,850	$1.07	5d	1	0.66mi
2555 Flat Shoals Rd #401 Atlanta, GA	3.0	2.5	1550	$2,050	$1.32	44d	1	0.72mi
2500 Pleasant Hill Rd Atlanta, GA	2.0–3.0	1.5–2.5	1405	$1,449	$1.03	24d	2	0.76mi
320 Emerald Green Ct Atlanta, GA	3.0	2.0	1575	$2,050	$1.30	44d	1	0.84mi
5335 Willow Park Blvd Atlanta, GA	4.0	2.5	1716	$2,000	$1.17	44d	1	0.84mi
5750 Buffington Rd Atlanta, GA	1.0–3.0	1.0–2.0	1142	$1,702	$1.49	2d	19	0.85mi
5370 Longmeadow Ln Atlanta, GA	3.0	2.0	1248	$1,600	$1.28	17d	1	0.86mi
6560 Emerald Pointe Cir Atlanta, GA	3.0	2.0	1309	$1,500	$1.15	22d	1	0.89mi
3280 Sable Trl Atlanta, GA	3.0	3.0	2342	$1,650	$0.70	11d	1	0.98mi
3282 Sable Trl Unit 1 Atlanta, GA	3.0	3.0	2342	$1,795	$0.77	44d	1	0.98mi
855 Old Rocky Rd Atlanta, GA	3.0	2.0	1310	$1,710	$1.31	24d	1	1.00mi
6278 Rockaway Rd Atlanta, GA	3.0	2.5	1524	$2,000	$1.31	44d	1	1.05mi
5601 Sable Way Atlanta, GA	4.0	2.5	2495	$2,381	$0.95	24d	1	1.06mi
6027 Oak Bend Ct Riverdale, GA	3.0	2.5	1530	$2,070	$1.35	5d	1	1.06mi
5380 Sand Bar Ln Atlanta, GA	3.0	2.0	1361	$1,961	$1.44	4d	1	1.07mi
6048 Oak Bend Ct Riverdale, GA	3.0	2.5	1500	$1,750	$1.17	22d	1	1.11mi
3364 Estes Dr Atlanta, GA	3.0	2.5	1736	$1,889	$1.09	17d	1	1.12mi
2250 Sandgate Cir Atlanta, GA	4.0	3.0	1916	$2,100	$1.10	15d	1	1.13mi
3105 Garnet Way Atlanta, GA	3.0	2.0	1470	$1,660	$1.13	13d	1	1.13mi
2592 Rocky Ct Atlanta, GA	2.0	2.5	1424	$2,000	$1.40	44d	1	1.16mi
2667 Rocky Ct Atlanta, GA	3.0	2.5	1432	$2,200	$1.54	44d	1	1.16mi
6078 Oak Bend Ct Riverdale, GA	3.0	2.5	1622	$1,800	$1.11	24d	1	1.17mi
5194 Seaside Ct Atlanta, GA	4.0	2.5	1765	$2,135	$1.21	24d	1	1.20mi
3240 Devilla Trce South Fulton, GA	4.0	2.0	1616	$1,980	$1.23	44d	1	1.22mi
2736 Live Oak Trl Atlanta, GA	4.0	3.0	2050	$1,650	$0.80	11d	1	1.22mi
5442 Scofield Rd Atlanta, GA	3.0	1.5	1368	$1,775	$1.30	44d	1	1.26mi
395 Fox Trail Dr Atlanta, GA	3.0	2.0	1400	$1,980	$1.41	12d	1	1.26mi
3094 Sable Run Rd Atlanta, GA	4.0	3.0	2000	$1,490	$0.74	4d	1	1.31mi
3027 Sable Run Rd Atlanta, GA	3.0	3.0	1808	$2,080	$1.15	44d	1	1.31mi
3511 Devon Chase Rd Atlanta, GA	4.0	2.5	2428	$2,005	$0.83	44d	1	1.33mi

Listing history 18 events

1. 2026-06-18
   days on market $209,999 Active 48 DOM
2. 2026-06-17
   days on market $209,999 Active 47 DOM
3. 2026-06-16
   days on market $209,999 Active 46 DOM
4. 2026-06-15
   days on market $209,999 Active 45 DOM
5. 2026-06-13
   pricedays on market $209,999 Active 43 DOM
6. 2026-06-09
   days on market $230,000 Active 39 DOM
7. 2026-06-08
   days on market $230,000 Active 38 DOM
8. 2026-06-07
   days on market $230,000 Active 37 DOM
9. 2026-06-04
   days on market $230,000 Active 34 DOM
10. 2026-06-03
    days on market $230,000 Active 33 DOM
11. 2026-06-01
    days on market $230,000 Active 31 DOM
12. 2026-05-31
    days on market $230,000 Active 30 DOM
13. 2026-05-01
    listed $230,000 New 861-char remark

    Show marketing remark (861 chars)

    This 1,804 sq ft home in the desirable College Park area is full of potential and ready for its next chapter. Being sold as-is, this is a great opportunity for buyers looking to add their own personal touch or invest in a property with strong upside. Inside, you'll find a spacious layout with room to grow, including the possibility of creating an additional bedroom. The standout feature is the dramatic living room with soaring 25-foot ceilings and a fireplace, offering an open, airy feel and a perfect focal point for the home. While the property does need some TLC, it offers solid bones and a functional layout that make it well worth the effort. Conveniently located near schools, shopping, and everyday essentials, the location adds even more value to this already promising home. Highly Motivated seller - bring your vision and make this one yours!

14. 2026-04-17
    listed $230,000 Active 867-char remark
15. 2008-04-18
    soldstatus $100,000

    Show marketing remark (230 chars)

    Well maintained Traditional style home with great features. Looking for a family to give it a little TLC to make it like new. Being sold "AS-IS". No seller disclosure/termite. Send pre-approval/proof of funds with offer.

16. 2008-03-04
    listed $110,000

    Show marketing remark (230 chars)

    Well maintained Traditional style home with great features. Looking for a family to give it a little TLC to make it like new. Being sold "AS-IS". No seller disclosure/termite. Send pre-approval/proof of funds with offer.

17. 2007-12-04
    soldstatus $160,000
18. 2007-12-04
    soldstatus $160,000

ⓘ 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: $865 · $72/mo
• Projected year-2 tax: $1,932 · $161/mo
• Expected delta: +$1,067/yr (+$89/mo · 123.4%)

ⓘ 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: $22,545
• − Mortgage interest: −$11,763
• − Property taxes: −$865
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,804
• − Management: −$1,804
• − Depreciation: −$6,109
• Taxable loss: −$849
• Est. tax savings @ 24.0%: +$204
• After-tax cash flow: $2,884/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

+31.2% since first listed

8 events — show timeline

• 2026-06-10 Price Changed $209,999 FMLS
• 2026-06-10 Price Changed $209,999 GAMLS
• 2026-05-01 Listed $230,000 GAMLS
• 2026-04-17 Listed $230,000 FMLS
• 2008-04-18 Sold (MLS) $100,000 FMLS
• 2008-03-04 Listed $110,000 FMLS
• 2007-12-04 Sold (Public Records) $160,000 Public Records
• 2007-12-04 Sold (Public Records) $160,000 Public Records

Property tax history

-4.0%/yr

Latest (2025): $865 · +4.0% YoY. Source: county tax records.