3985 Stonewall Tell Rd · South Fulton, GA 30349

$246,500

3 bd · 1.5 ba · 1,448 sqft · SingleFamily public records · 49 Days on market

Built 1968 1.08 ac lot $170/sqft · 13% below area Est $283k · 13% under

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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 +17.2/30.0
• ARV discount +13.3/15.0
• Appreciation +10.0/10.0
• DSCR +5.3/10.0
• Schools +4.5/10.0
• 1% rule +3.3/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Fresh Opportunity in South Fulton! Seller offering up to $5,000 toward buyer closing costs with an acceptable offer! Nestled on a beautiful 1.08-acre corner lot, this spacious 3-bedroom, 3-bath home offers the perfect blend of comfort, convenience, privacy, and room to grow. From the moment you arrive, you'll appreciate the outdoor space and peaceful setting that make this property truly stand out. Inside, the home features an updated kitchen complete with stainless steel appliances, creating a stylish and functional space ideal for cooking, gathering, and entertaining. The inviting floorplan offers generous living areas and a comfortable flow throughout the home. The owner's suite includes a private sitting area perfect for a home office, reading nook, nursery, or personal retreat. Recent major upgrades include a BRAND-NEW septic system, newer roof, and newer HVAC system, providing added value and peace of mind for the future homeowner. Enjoy the freedom and flexibility of over an acre of land with endless possibilities for outdoor entertaining, gardening, recreation, or future enhancements. Opportunities offering this much space in the Atlanta area at this price point are becoming increasingly hard to find! Conveniently located near Camp Creek Marketplace, shopping, dining, major interstates, and Hartsfield-Jackson Atlanta International Airport, this home offers easy access to the city while still maintaining a sense of privacy and space.

Key facts

• Private sitting room
• Newer roof
• Updated kitchen

Tags

• UPDATED KITCHEN
• PRIVATE SITTING ROOM
• NEWER ROOF
• HVAC SYSTEM
• OVER AN ACRE OF LAND
• CORNER LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $246k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/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 $204k (17.1% below list).
• Recommended offer: $204k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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 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.
• Market conditions: Rents flat; 651 active listings in the ZIP; 6 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).
• This rent runs 37% 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 $26k of equity ($2k loan paydown + $25k 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 $69k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($239k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $75k; list at $246k implies a 229% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $204,232 (17.1% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.83% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.03%
• DSCR: 1.13
• GRM: 10.1

CMA / ARV

• ARV (median comp): $282,757
• List price: $246,500
• Delta: -12.82%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 Westcliffe Ct	0.31mi	3/2.0	1,272 (-12%)	2mo	$252,000	$198	62
4160 Stonewall Tell Rd	0.41mi	2/1.0 (-1)	1,517 (+5%)	11mo	$142,000	$94	57

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: 25.8%
• Equity multiple: 3.04×
• Total profit: $141,085
• Equity at exit: $222,067

10-year hold

• IRR: 22.2%
• Equity multiple: 6.78×
• Total profit: $398,790
• Equity at exit: $478,895

Cash invested: $69,020 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,042 high
• Mortgage (P&I): −$1,293
• Tax from tax record: −$44 /mo · $526/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $174

Break-even live

Break-even rent $1,822

Max offer price $246,500

Occupancy floor 86%

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: $61,625
• Closing costs: $7,395
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4110 Cranwood Dr Atlanta, GA	3.0	2.0	1424	$1,915	$1.34	2d	1	0.22mi
4115 Cranwood Dr Atlanta, GA	3.0	2.0	1392	$2,200	$1.58	13d	1	0.25mi
3920 Cliftondale Pl Atlanta, GA	3.0	2.0	1650	$1,800	$1.09	24d	1	0.32mi
4365 Stonewall Tell Rd Atlanta, GA	3.0	2.0	1460	$1,823	$1.25	44d	1	1.21mi
5664 Wakehurst Dr Atlanta, GA	3.0	2.5	1835	$2,210	$1.20	44d	1	1.38mi
4660 Derrick Rd Atlanta, GA	1.0–3.0	1.0–2.0	1029	$2,724	$2.65	1d	32	1.42mi

Listing history 20 events

1. 2026-06-17
   status $246,500 Under Contract 49 DOM
2. 2026-06-16
   days on market $246,500 Active 49 DOM
3. 2026-06-15
   days on market $246,500 Active 48 DOM
4. 2026-06-13
   statusdays on market $246,500 Active 46 DOM
5. 2026-06-10
   pricestatus $246,500 Price Change 42 DOM
6. 2026-06-09
   days on market $253,000 Active 42 DOM
7. 2026-06-08
   days on market $253,000 Active 41 DOM
8. 2026-06-07
   days on market $253,000 Active 40 DOM
9. 2026-06-04
   days on market $253,000 Active 37 DOM
10. 2026-06-03
    days on market $253,000 Active 36 DOM
11. 2026-06-01
    days on market $253,000 Active 34 DOM
12. 2026-05-31
    days on market $253,000 Active 33 DOM
13. 2026-05-07
    status Price Change 1469-char remark

    Show marketing remark (1469 chars)

    Fresh Opportunity in South Fulton! Seller offering up to $5,000 toward buyer closing costs with an acceptable offer! Nestled on a beautiful 1.08-acre corner lot, this spacious 3-bedroom, 3-bath home offers the perfect blend of comfort, convenience, privacy, and room to grow. From the moment you arrive, you'll appreciate the outdoor space and peaceful setting that make this property truly stand out. Inside, the home features an updated kitchen complete with stainless steel appliances, creating a stylish and functional space ideal for cooking, gathering, and entertaining. The inviting floorplan offers generous living areas and a comfortable flow throughout the home. The owner's suite includes a private sitting area perfect for a home office, reading nook, nursery, or personal retreat. Recent major upgrades include a BRAND-NEW septic system, newer roof, and newer HVAC system, providing added value and peace of mind for the future homeowner. Enjoy the freedom and flexibility of over an acre of land with endless possibilities for outdoor entertaining, gardening, recreation, or future enhancements. Opportunities offering this much space in the Atlanta area at this price point are becoming increasingly hard to find! Conveniently located near Camp Creek Marketplace, shopping, dining, major interstates, and Hartsfield-Jackson Atlanta International Airport, this home offers easy access to the city while still maintaining a sense of privacy and space.

14. 2026-05-07
    price $253,000 1469-char remark

    Show marketing remark (1469 chars)

    Fresh Opportunity in South Fulton! Seller offering up to $5,000 toward buyer closing costs with an acceptable offer! Nestled on a beautiful 1.08-acre corner lot, this spacious 3-bedroom, 3-bath home offers the perfect blend of comfort, convenience, privacy, and room to grow. From the moment you arrive, you'll appreciate the outdoor space and peaceful setting that make this property truly stand out. Inside, the home features an updated kitchen complete with stainless steel appliances, creating a stylish and functional space ideal for cooking, gathering, and entertaining. The inviting floorplan offers generous living areas and a comfortable flow throughout the home. The owner's suite includes a private sitting area perfect for a home office, reading nook, nursery, or personal retreat. Recent major upgrades include a BRAND-NEW septic system, newer roof, and newer HVAC system, providing added value and peace of mind for the future homeowner. Enjoy the freedom and flexibility of over an acre of land with endless possibilities for outdoor entertaining, gardening, recreation, or future enhancements. Opportunities offering this much space in the Atlanta area at this price point are becoming increasingly hard to find! Conveniently located near Camp Creek Marketplace, shopping, dining, major interstates, and Hartsfield-Jackson Atlanta International Airport, this home offers easy access to the city while still maintaining a sense of privacy and space.

15. 2026-04-11
    status Under Contract 1469-char remark

    Show marketing remark (1469 chars)

    Fresh Opportunity in South Fulton! Seller offering up to $5,000 toward buyer closing costs with an acceptable offer! Nestled on a beautiful 1.08-acre corner lot, this spacious 3-bedroom, 3-bath home offers the perfect blend of comfort, convenience, privacy, and room to grow. From the moment you arrive, you'll appreciate the outdoor space and peaceful setting that make this property truly stand out. Inside, the home features an updated kitchen complete with stainless steel appliances, creating a stylish and functional space ideal for cooking, gathering, and entertaining. The inviting floorplan offers generous living areas and a comfortable flow throughout the home. The owner's suite includes a private sitting area perfect for a home office, reading nook, nursery, or personal retreat. Recent major upgrades include a BRAND-NEW septic system, newer roof, and newer HVAC system, providing added value and peace of mind for the future homeowner. Enjoy the freedom and flexibility of over an acre of land with endless possibilities for outdoor entertaining, gardening, recreation, or future enhancements. Opportunities offering this much space in the Atlanta area at this price point are becoming increasingly hard to find! Conveniently located near Camp Creek Marketplace, shopping, dining, major interstates, and Hartsfield-Jackson Atlanta International Airport, this home offers easy access to the city while still maintaining a sense of privacy and space.

16. 2026-03-07
    listed $240,000 New 1469-char remark

    Show marketing remark (1469 chars)

    Fresh Opportunity in South Fulton! Seller offering up to $5,000 toward buyer closing costs with an acceptable offer! Nestled on a beautiful 1.08-acre corner lot, this spacious 3-bedroom, 3-bath home offers the perfect blend of comfort, convenience, privacy, and room to grow. From the moment you arrive, you'll appreciate the outdoor space and peaceful setting that make this property truly stand out. Inside, the home features an updated kitchen complete with stainless steel appliances, creating a stylish and functional space ideal for cooking, gathering, and entertaining. The inviting floorplan offers generous living areas and a comfortable flow throughout the home. The owner's suite includes a private sitting area perfect for a home office, reading nook, nursery, or personal retreat. Recent major upgrades include a BRAND-NEW septic system, newer roof, and newer HVAC system, providing added value and peace of mind for the future homeowner. Enjoy the freedom and flexibility of over an acre of land with endless possibilities for outdoor entertaining, gardening, recreation, or future enhancements. Opportunities offering this much space in the Atlanta area at this price point are becoming increasingly hard to find! Conveniently located near Camp Creek Marketplace, shopping, dining, major interstates, and Hartsfield-Jackson Atlanta International Airport, this home offers easy access to the city while still maintaining a sense of privacy and space.

17. 1997-07-18
    soldstatus $75,000
18. 1996-07-26
    soldstatus $75,000
19. 1992-10-08
    soldstatus $50,000
20. 1986-02-14
    soldstatus $59,000

ⓘ 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: $526 · $44/mo
• Projected year-2 tax: $2,268 · $189/mo
• Expected delta: +$1,741/yr (+$145/mo · 330.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,508
• − Mortgage interest: −$13,808
• − Property taxes: −$526
• − Insurance: −$1,232
• − Repairs & maintenance: −$1,961
• − Management: −$1,961
• − Depreciation: −$7,171
• Taxable loss: −$2,151
• Est. tax savings @ 24.0%: +$516
• After-tax cash flow: $2,607/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

+328.8% since first listed

8 events — show timeline

• 2026-05-07 Relisted — GAMLS
• 2026-05-07 Price Changed $253,000 GAMLS
• 2026-04-11 Pending — GAMLS
• 2026-03-07 Listed $240,000 GAMLS
• 1997-07-18 Sold (Public Records) $75,000 Public Records
• 1996-07-26 Sold (Public Records) $75,000 Public Records
• 1992-10-08 Sold (Public Records) $50,000 Public Records
• 1986-02-14 Sold (Public Records) $59,000 Public Records

Property tax history

-2.4%/yr

Latest (2025): $526 · +4.6% YoY. Source: county tax records.