2950 Semmes St · East Point, GA 30344

$439,900

6 bd · 3.0 ba · 2,949 sqft · MultiFamily public records · 104 Days on market

Built 1950 0.37 ac lot Est $351k · 25% over

---

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).

• Cash flow +19.2/30.0
• DSCR +6.1/10.0
• Schools +4.5/10.0
• 1% rule +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Introducing this nearly 3000sqft TRIPLEX just minutes from the Atlanta airport! This income producing property features newer exterior paint along with newer roof. Inside unit 2 you will find new paint along with plenty of living space and a laundry area. Step out back onto THREE private backyards, offering plenty of entertainment space. Topping it off is a large garage / storage space in unit 1 that you can rent to the tenants, or keep for yourself! Units 1 and 3 are currently rented month to month with long term tenants that would love to stay. Unit 2 is vacant and rent ready. Priced to sell this is one you do not want to miss!

Key facts

• Newer roof
• Newer exterior paint
• Private backyards

Tags

• NEWER EXTERIOR PAINT
• NEWER ROOF
• PRIVATE BACKYARDS
• LARGE GARAGE STORAGE SPACE

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $440k.

Deal economics

• At list price, monthly cash flow is $477 ($6k/yr) — positive. Per door: $159/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $404k (8.2% below list).
• Recommended offer: $400k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 5.1% in East Point — 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 72/100 on livability (#72 in GA) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D+, schools F, crime F.
• 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 rising (+1.4%/yr); 283 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• At $4,039/mo this rent would consume 71% of the median local household income ($68k/yr) (locally 2226% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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 104 days — a 9% lower offer ($400k) 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 $305k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $400,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.92% ✗
• Cap rate: 7.60%
• Cash-on-cash: 4.65%
• DSCR: 1.21
• GRM: 9.1

CMA / ARV

• ARV (median comp): $351,132
• List price: $439,900
• Delta: 25.28%
• Verdict: OVERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.35% rent growth · sell at horizon

5-year hold

• IRR: -10.8%
• Equity multiple: 0.61×
• Total profit: $-47,619
• Equity at exit: $65,591

10-year hold

• IRR: -3.8%
• Equity multiple: 0.76×
• Total profit: $-29,076
• Equity at exit: $38,035

Cash invested: $123,172 (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 30344

• Home prices YoY: -31.0%
• Rents YoY: 1.4%
• Active inventory: 283
• Price-to-rent: 27.2×

Monthly cashflow live

• Estimated rent: $4,039 high
• Mortgage (P&I): −$2,307
• Tax from tax record: −$223 /mo · $2,680/yr
• Insurance: −$183
• HOA: −$0
• Vacancy / Maint / Mgmt: −$848
• Net cashflow: $477

Break-even live

Break-even rent $3,435

Max offer price $439,900

Occupancy floor 83%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$4,038
Total (3 units)			$4,039

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: $109,975
• Closing costs: $13,197
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1746 Spring Ave Atlanta, GA	5.0	2.0	2500	$2,850	$1.14	43d	1	0.76mi
1371 Fulton Ave East Point, GA	5.0	3.5	2470	$2,331	$0.94	24d	1	0.88mi
2186 Park Ter Atlanta, GA	5.0	4.0	3900	$5,250	$1.35	17d	1	1.26mi
2468 Hogan Rd Atlanta, GA	6.0	3.0	2592	$3,250	$1.25	24d	1	1.31mi

Listing history 19 events

1. 2026-06-18
   days on market $439,900 Active 104 DOM
2. 2026-06-17
   days on market $439,900 Active 103 DOM
3. 2026-06-16
   days on market $439,900 Active 102 DOM
4. 2026-06-15
   days on market $439,900 Active 101 DOM
5. 2026-06-13
   days on market $439,900 Active 99 DOM
6. 2026-06-09
   days on market $439,900 Active 95 DOM
7. 2026-06-08
   days on market $439,900 Active 94 DOM
8. 2026-06-07
   days on market $439,900 Active 93 DOM
9. 2026-06-04
   pricedays on market $439,900 Active 90 DOM
10. 2026-06-03
    days on market $449,900 Active 89 DOM
11. 2026-06-01
    days on market $449,900 Active 87 DOM
12. 2026-05-31
    days on market $449,900 Active 86 DOM
13. 2026-04-07
    price $449,900 637-char remark

    Show marketing remark (637 chars)

    Introducing this nearly 3000sqft TRIPLEX just minutes from the Atlanta airport! This income producing property features newer exterior paint along with newer roof. Inside unit 2 you will find new paint along with plenty of living space and a laundry area. Step out back onto THREE private backyards, offering plenty of entertainment space. Topping it off is a large garage / storage space in unit 1 that you can rent to the tenants, or keep for yourself! Units 1 and 3 are currently rented month to month with long term tenants that would love to stay. Unit 2 is vacant and rent ready. Priced to sell this is one you do not want to miss!

14. 2026-04-07
    price $449,900 637-char remark

    Show marketing remark (637 chars)

    Introducing this nearly 3000sqft TRIPLEX just minutes from the Atlanta airport! This income producing property features newer exterior paint along with newer roof. Inside unit 2 you will find new paint along with plenty of living space and a laundry area. Step out back onto THREE private backyards, offering plenty of entertainment space. Topping it off is a large garage / storage space in unit 1 that you can rent to the tenants, or keep for yourself! Units 1 and 3 are currently rented month to month with long term tenants that would love to stay. Unit 2 is vacant and rent ready. Priced to sell this is one you do not want to miss!

15. 2026-03-13
    soldstatus $305,000
16. 2026-03-05
    listed $459,900 New 637-char remark

    Show marketing remark (637 chars)

    Introducing this nearly 3000sqft TRIPLEX just minutes from the Atlanta airport! This income producing property features newer exterior paint along with newer roof. Inside unit 2 you will find new paint along with plenty of living space and a laundry area. Step out back onto THREE private backyards, offering plenty of entertainment space. Topping it off is a large garage / storage space in unit 1 that you can rent to the tenants, or keep for yourself! Units 1 and 3 are currently rented month to month with long term tenants that would love to stay. Unit 2 is vacant and rent ready. Priced to sell this is one you do not want to miss!

17. 2026-03-05
    listed $459,900 Active 637-char remark

    Show marketing remark (637 chars)

    Introducing this nearly 3000sqft TRIPLEX just minutes from the Atlanta airport! This income producing property features newer exterior paint along with newer roof. Inside unit 2 you will find new paint along with plenty of living space and a laundry area. Step out back onto THREE private backyards, offering plenty of entertainment space. Topping it off is a large garage / storage space in unit 1 that you can rent to the tenants, or keep for yourself! Units 1 and 3 are currently rented month to month with long term tenants that would love to stay. Unit 2 is vacant and rent ready. Priced to sell this is one you do not want to miss!

18. 2000-03-06
    soldstatus $100,000
19. 1999-03-16
    soldstatus $65,000

ⓘ 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: $2,680 · $223/mo
• Projected year-2 tax: $4,047 · $337/mo
• Expected delta: +$1,367/yr (+$114/mo · 51.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°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: $48,468
• − Mortgage interest: −$24,641
• − Property taxes: −$2,680
• − Insurance: −$2,200
• − Repairs & maintenance: −$3,877
• − Management: −$3,877
• − Depreciation: −$12,797
• Taxable loss: −$1,605
• Est. tax savings @ 24.0%: +$385
• After-tax cash flow: $6,113/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 — East Point

• Score: 72/100
• State rank: #72
• US rank: #6314

Category grades

Amenities F Commute A+ Cost of living A+ Crime F Employment D+ Housing A+ Health & safety B+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Point, GA
• County: Fulton County · 1,094,430 people
• City population: 35,456
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 35,456
• Household income: $68,380
• Rent vs Own: 56.9% rent · 43.1% own
• Severe rent burden: 2226.0

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 (74%)
• Race & ethnicity: Black 74% White 11% Hispanic / Latino 11% Two or more races 6%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Italian 1% Swiss 1% Russian 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 1% German/W. Germanic 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: ▼ -113.15%
• Current HPI: 251.7916
• Rent YoY: ▲ 1.35%
• 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

+592.2% since first listed

7 events — show timeline

• 2026-04-07 Price Changed $449,900 FMLS
• 2026-04-07 Price Changed $449,900 GAMLS
• 2026-03-13 Sold (Public Records) $305,000 Public Records
• 2026-03-05 Listed $459,900 FMLS
• 2026-03-05 Listed $459,900 GAMLS
• 2000-03-06 Sold (Public Records) $100,000 Public Records
• 1999-03-16 Sold (Public Records) $65,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $2,680 · -0.0% YoY. Source: county tax records.