6137 Rockaway Rd · South Fulton, GA 30349

$259,900

3 bd · 2.5 ba · 1,654 sqft · Townhouse public records · 20 Days on market

Built 2020 653 sqft lot Est $246k · 5% over $216/mo HOA · 11% of rent

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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 +6.1/30.0
• ARV discount +5.0/15.0
• Schools +4.5/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +0.5/10.0

Key facts

• $216 HOA
• 2 parking spots
• Built 2020

Property features AI

Finance

• Other: Single-unit community; Property located in Fulton County, GA
• HOA & community: Monthly association fee of $175; Annual association fee of $500; Association present

Exterior

• Parking: Driveway parking; Two total parking spaces; Open parking available
• Utilities: Public water; Public sewer; Electricity available
• Home design: Two levels; Fee simple ownership; Resale property
• Construction: Vinyl siding; Composition roof
• Exterior features: Rear porch; Concrete road access; Street lights in the community

Interior

• Kitchen: Breakfast bar; Cabinetry; Dishwasher
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with double vanity and separate his-and-hers areas
• Heating & cooling: Electric heating; Central air; Ceiling fans
• Interior features: Other interior features; Accessible kitchen; 2+ common walls; Open concept dining area; Split bedroom plan
• Laundry & utility: Washer and dryer; Laundry in common area

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $260k.

Deal economics

• At list price, monthly cash flow is $-482 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (32.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (25.5% below list).
• Recommended offer: $175k (32.8% below list) — sets the bar for cash-flow.

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: Nolan Elementary School (math 24% / reading 22%, grade F, #796 of 1,228 statewide, top 65%, 710 students, 100% FRL); 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 100% FRL vs 41% district-wide (59 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 51% district-wide (-23 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 27d 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 35% 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 $28k of equity ($2k loan paydown + $26k 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 ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.

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 $174,693 (32.8% 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. 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?
5. 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.
6. 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.
7. 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: 0.74% ✗
• Cap rate: 4.07%
• Cash-on-cash: -7.95%
• DSCR: 0.65
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $246,446
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6159 Centennial Run	0.25mi	3/2.5	1,810 (+9%)	1mo	$269,900	$149	72
2304 Bigwood Trl	0.60mi	3/2.5	1,620 (-2%)	1mo	$179,000	$110	68
2637 Rocky Ct	0.11mi	2/2.5 (-1)	1,424 (-14%)	1mo	$190,000	$133	66
2667 Rocky Ct	0.14mi	3/2.5	1,432 (-13%)	8mo	$195,000	$136	65
6179 Centennial Run	0.23mi	3/2.5	1,810 (+9%)	13mo	$255,000	$141	63
2236 Bigwood Trl	0.50mi	3/2.5	1,618 (-2%)	13mo	$192,000	$119	62
2330 Bigwood Trl	0.64mi	3/2.5	1,584 (-4%)	5mo	$200,000	$126	59
6412 Olmadison Pl	0.55mi	3/2.5	1,520 (-8%)	3mo	$239,000	$157	58
6420 Olmadison Pl	0.56mi	3/2.5	1,582 (-4%)	11mo	$253,400	$160	58
3473 Shoal Oak Ct	0.50mi	3/2.5	1,507 (-9%)	11mo	$257,000	$171	53
6001 Oak Bend Ct	0.54mi	3/2.5	1,456 (-12%)	11mo	$240,000	$165	46
2555 Flat Shoals Rd #1405	0.46mi	2/2.5 (-1)	1,430 (-14%)	12mo	$219,000	$153	41

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: 18.1%
• Equity multiple: 2.47×
• Total profit: $107,077
• Equity at exit: $234,139

10-year hold

• IRR: 16.5%
• Equity multiple: 5.57×
• Total profit: $332,511
• Equity at exit: $504,929

Cash invested: $72,772 (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: 11.2×

Monthly cashflow live

• Estimated rent: $1,936 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$324 /mo · $3,890/yr
• Insurance: −$108
• HOA: −$216
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-482

Break-even live

Break-even rent $2,546

Max offer price $174,693

Occupancy floor —

Sensitivity live

Price	-10% $-335	-5% $-409	+0% $-482	+5% $-556	+10% $-629
Rent	-10% $-635	-5% $-559	+0% $-482	+5% $-406	+10% $-329
Rate	-1.0pp $-351	-0.5pp $-416	base $-482	+0.5pp $-550	+1.0pp $-618

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6278 Rockaway Rd Atlanta, GA	3.0	2.5	1524	$2,000	$1.31	45d	1	0.04mi
2592 Rocky Ct Atlanta, GA	2.0	2.5	1424	$2,000	$1.40	45d	1	0.12mi
2667 Rocky Ct Atlanta, GA	3.0	2.5	1432	$2,200	$1.54	45d	1	0.14mi
855 Old Rocky Rd Atlanta, GA	3.0	2.0	1310	$1,710	$1.31	26d	1	0.17mi
320 Emerald Green Ct Atlanta, GA	3.0	2.0	1575	$2,050	$1.30	45d	1	0.21mi
6090 Emerald Pointe Cir Atlanta, GA	3.0	2.0	1200	$1,875	$1.56	20d	1	0.24mi
6560 Emerald Pointe Cir Atlanta, GA	3.0	2.0	1309	$1,500	$1.15	24d	1	0.26mi
3105 Garnet Way Atlanta, GA	3.0	2.0	1470	$1,660	$1.13	15d	1	0.40mi
6078 Oak Bend Ct Riverdale, GA	3.0	2.5	1622	$1,800	$1.11	26d	1	0.45mi
6368 Olmadison Pl Atlanta, GA	3.0	2.5	1428	$1,596	$1.12	1d	1	0.46mi
6370 Olmadison Pl Atlanta, GA	3.0	2.5	1440	$1,795	$1.25	45d	1	0.46mi
2184 Olmadison Vw Atlanta, GA	2.0	2.0	1236	$1,985	$1.61	20d	1	0.48mi
6120 Hemperly Rd Atlanta, GA	4.0	2.5	1770	$2,100	$1.19	26d	1	0.48mi
6120 Hemperly Rd Atlanta, GA	4.0	2.5	1770	$2,100	$1.19	6d	1	0.48mi
6048 Oak Bend Ct Riverdale, GA	3.0	2.5	1500	$1,750	$1.17	1d	1	0.48mi
6048 Oak Bend Ct Riverdale, GA	3.0	2.5	1500	$1,750	$1.17	24d	1	0.48mi
6027 Oak Bend Ct Riverdale, GA	3.0	2.5	1530	$2,070	$1.35	7d	1	0.49mi
2555 Flat Shoals Rd #401 Atlanta, GA	3.0	2.5	1550	$2,050	$1.32	45d	1	0.51mi
2555 Flat Shoals Rd #404 College Park, GA	3.0	2.5	1408	$1,700	$1.21	26d	1	0.54mi
336 Rocky Springs Ct Atlanta, GA	4.0	2.0	1900	$1,450	$0.76	26d	1	0.56mi
2555 Flat Shoals Rd #3005 Atlanta, GA	3.0	2.5	1724	$1,850	$1.07	7d	1	0.57mi
2373 Bigwood Trl Atlanta, GA	3.0	2.5	1566	$1,845	$1.18	26d	1	0.57mi
2285 Bigwood Trl Atlanta, GA	3.0	2.5	1580	$1,740	$1.10	4d	1	0.58mi
6056 Carriage Ct Atlanta, GA	3.0	2.0	1400	$1,549	$1.11	1d	1	0.58mi
2310 Bigwood Trl Atlanta, GA	3.0	2.5	1580	$2,600	$1.65	26d	1	0.61mi
6450 Peppermill Ln Atlanta, GA	4.0	2.0	1188	$1,531	$1.29	26d	1	0.61mi
6345 Peppermill Ln Atlanta, GA	3.0	2.5	1224	$1,800	$1.47	45d	1	0.63mi
2865 Spruce Point Rd Atlanta, GA	4.0	2.0	1050	$1,910	$1.82	45d	1	0.74mi
2820 Greenbower Ct Atlanta, GA	3.0	2.0	1338	$1,730	$1.29	6d	1	0.78mi
2328 Creel Rd Atlanta, GA	4.0	3.0	2100	$1,895	$0.90	45d	1	0.83mi
2250 Sandgate Cir Atlanta, GA	4.0	3.0	1916	$2,100	$1.10	17d	1	0.86mi
2250 Sandgate Cir Atlanta, GA	4.0	3.0	1916	$2,050	$1.07	1d	1	0.86mi
6230 Cedar Wood Dr Atlanta, GA	3.0	2.0	1238	$1,694	$1.37	45d	1	0.89mi
6165 Radford Dr Riverdale, GA	3.0	2.0	1232	$1,799	$1.46	26d	1	0.96mi
6165 Radford Dr Riverdale, GA	3.0	2.0	1232	$1,695	$1.38	7d	1	0.96mi
6165 Radford Dr Riverdale, GA	3.0	2.0	1232	$1,799	$1.46	45d	1	0.96mi
6165 Radford Dr Riverdale, GA	3.0	2.0	1232	$1,750	$1.42	24d	1	0.96mi
3325 Valley Bend Rd Atlanta, GA	4.0	2.0	2000	$1,995	$1.00	19d	1	1.06mi
3325 Valley Bend Rd Atlanta, GA	4.0	2.0	2000	$1,995	$1.00	7d	1	1.06mi
5690 Hampton Ct Atlanta, GA	2.0	3.0	1184	$1,495	$1.26	45d	1	1.08mi

HOA detail

• Monthly dues: $216 · $2,592/yr

Listing history 12 events

1. 2026-06-21
   days on market $259,900 Active 20 DOM
2. 2026-06-18
   days on market $259,900 Active 17 DOM
3. 2026-06-17
   days on market $259,900 Active 16 DOM
4. 2026-06-16
   days on market $259,900 Active 15 DOM
5. 2026-06-15
   days on market $259,900 Active 14 DOM
6. 2026-06-13
   days on market $259,900 Active 12 DOM
7. 2026-06-09
   days on market $259,900 Active 8 DOM
8. 2026-06-08
   days on market $259,900 Active 7 DOM
9. 2026-06-07
   days on market $259,900 Active 6 DOM
10. 2026-06-04
    days on market $259,900 Active 3 DOM
11. 2026-06-03
    days on market $259,900 Active 2 DOM
12. 2026-06-02
    listed $259,900 Active 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: $3,890 · $324/mo
• Projected year-2 tax: $3,890 · $324/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 6/10 Major 7 d/yr ≥104°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: $23,227
• − Mortgage interest: −$14,558
• − Property taxes: −$3,890
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,858
• − Management: −$1,858
• − HOA: −$2,592
• − Depreciation: −$7,561
• Taxable loss: −$10,391
• Est. tax savings @ 24.0%: +$2,494
• After-tax cash flow: $-3,294/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

-70.1% since first listed

2 events — show timeline

• 2026-06-01 Listed $259,900 FMLS
• 2018-12-07 Sold (Public Records) $869,600 Public Records

Property tax history

+17.8%/yr

Latest (2025): $3,890 · -0.0% YoY. Source: county tax records.