2066 Ben Hill Rd · East Point, GA 30344

$145,000

3 bd · 1.0 ba · 1,476 sqft · SingleFamily public records · 168 Days on market

Built 1950 8,102 sqft lot $98/sqft · 43% below area

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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 +25.7/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +4.5/10.0
• Livability +3.6/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention investors and rehabbers! This six-bedroom, three-bath home in East Atlanta is a true diamond in the rough, offering over 2,200 square feet of space ready for transformation. Featuring a formal dining room, a spacious kitchen, and a beautiful family room perfect for entertaining, this home has endless potential. The fenced backyard provides additional space for outdoor enjoyment. Conveniently located less than 10 minutes from Hartsfield-Jackson International Airport and under 15 minutes from Downtown Atlanta, this property is an incredible investment opportunity. Bring your vision and turn this into something amazing-don't miss out!

Key facts

• Formal dining room
• Spacious kitchen
• Fenced backyard

Tags

• FENCED BACKYARD
• FORMAL DINING ROOM
• SPACIOUS KITCHEN
• INVESTMENT OPPORTUNITY
• EAST ATLANTA LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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); 293 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 31% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 168 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y ago; this cycle's ask has dropped $45k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 168 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.23% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.31%
• DSCR: 1.46
• GRM: 6.8

CMA / ARV

• ARV (median comp): $394,121
• List price: $145,000
• Delta: -63.21%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2852 Kimmeridge Dr	0.36mi	3/1.0	1,459 (-1%)	4mo	$195,000	$134	78
1866 Thompson Ave	0.57mi	3/2.0	1,475 (-0%)	1mo	$279,000	$189	69
2949 Pearl St	0.37mi	2/2.0 (-1)	1,410 (-4%)	2mo	$186,500	$132	64
1759 Thompson Ave	0.72mi	3/1.0	1,420 (-4%)	1mo	$306,000	$215	59
2985 Meadow Lark Dr	0.64mi	3/2.0	1,520 (+3%)	3mo	$299,000	$197	58
2894 S Clark Dr	0.21mi	2/2.0 (-1)	1,278 (-13%)	1mo	$265,000	$207	58
1871 E Farris Ave E	0.45mi	4/2.0 (+1)	1,624 (+10%)	0mo	$230,000	$142	53
1845 Vesta Ave	0.58mi	3/2.0	1,581 (+7%)	6mo	$289,000	$183	52
3200 Lowndes St	0.46mi	3/2.0	1,661 (+12%)	4mo	$275,000	$166	50
3197 Church St	0.63mi	4/2.0 (+1)	1,604 (+9%)	5mo	$285,000	$178	43
2024 Neely Ave	0.67mi	3/1.5	1,256 (-15%)	1mo	$190,000	$151	41
1856 Linwood Ave	0.62mi	2/2.0 (-1)	1,269 (-14%)	1mo	$330,000	$260	38

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 · 1.35% rent growth · sell at horizon

5-year hold

• IRR: -2.8%
• Equity multiple: 0.90×
• Total profit: $-4,127
• Equity at exit: $21,620

10-year hold

• IRR: 5.0%
• Equity multiple: 1.34×
• Total profit: $13,691
• Equity at exit: $12,537

Cash invested: $40,600 (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: 293
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,789 high
• Mortgage (P&I): −$760
• Tax from tax record: −$244 /mo · $2,925/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $349

Break-even live

Break-even rent $1,348

Max offer price $145,000

Occupancy floor 76%

Sensitivity live

Price	-10% $431	-5% $390	+0% $349	+5% $308	+10% $267
Rent	-10% $208	-5% $278	+0% $349	+5% $420	+10% $490
Rate	-1.0pp $422	-0.5pp $386	base $349	+0.5pp $311	+1.0pp $273

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2933 Cloverhurst Dr Atlanta, GA	4.0	3.0	1550	$2,500	$1.61	21d	1	0.19mi
3100 Larose St Atlanta, GA	3.0	1.0	1121	$1,600	$1.43	44d	1	0.21mi
3158 Cloverhurst Dr Atlanta, GA	3.0	2.0	1196	$1,700	$1.42	44d	1	0.27mi
3184 Pollard St Atlanta, GA	3.0	2.0	1400	$1,800	$1.29	44d	1	0.30mi
3030 Remington St Atlanta, GA	3.0	1.0	1100	$1,200	$1.09	25d	1	0.41mi
3128 Chateau Blvd Unit A-3143 East Point, GA	2.0	1.0	1100	$1,250	$1.14	0d	1	0.44mi
3128 Chateau Blvd East Point, GA	1.0–2.0	1.0	1000	$1,395	$1.40	16d	12	0.44mi
3031 Remington St Atlanta, GA	3.0	2.0	1369	$1,200	$0.88	19d	1	0.44mi
1863 Phillips Ave Atlanta, GA	3.0	2.5	1470	$2,115	$1.44	12d	1	0.45mi
1875 Dunlap Ave Atlanta, GA	2.0	1.0	1650	$1,875	$1.14	44d	1	0.48mi
3198 Washington Rd Atlanta, GA	2.0	1.5	1000	$1,500	$1.50	44d	1	0.48mi
3045 Semmes St Atlanta, GA	2.0	1.5	1000	$1,400	$1.40	44d	3	0.52mi
1836 Dunlap Ave Apt 90 Atlanta, GA	2.0	1.5	1030	$1,150	$1.12	25d	1	0.55mi
1827 Dunlap Ave Atlanta, GA	3.0	2.0	1250	$3,200	$2.56	44d	1	0.56mi
3241 Turner St Unit 1 East Point, GA	2.0	1.5	1200	$1,295	$1.08	44d	1	0.57mi
1845 Vesta Ave Atlanta, GA	3.0	2.0	1581	$2,128	$1.35	25d	1	0.58mi
2756 Plantation Dr Atlanta, GA	3.0	2.0	1119	$1,950	$1.74	21d	1	0.61mi
1861 Lyle Ave Unit 2 Atlanta, GA	2.0	2.0	1250	$1,600	$1.28	44d	1	0.61mi
1818 Vesta Ave Atlanta, GA	1.0–2.0	1.0	811	$1,450	$1.79	44d	5	0.62mi
3181 Church St Unit A Atlanta, GA	2.0	2.0	1646	$1,750	$1.06	23d	1	0.63mi
3181 Church St Unit A Atlanta, GA	2.0	2.0	1646	$1,750	$1.06	0d	1	0.63mi
1809 Vesta Ave Atlanta, GA	2.0	1.0	1768	$2,900	$1.64	44d	1	0.63mi
1932 Montrose Dr Atlanta, GA	3.0	1.0	1200	$1,750	$1.46	19d	1	0.67mi
1914 Montrose Dr Atlanta, GA	2.0	1.0	1216	$2,000	$1.64	44d	1	0.68mi
2730 Pearl St Unit 1 East Point, GA	2.0	1.0	910	$1,175	$1.29	44d	1	0.68mi
2874 Cheney St Atlanta, GA	2.0	1.0	900	$1,300	$1.44	44d	1	0.68mi
1804 Lyle Ave Unit 4 College Park, GA	2.0	1.5	900	$1,350	$1.50	44d	1	0.71mi
3168 Beech Dr Atlanta, GA	3.0	2.0	1402	$1,500	$1.07	44d	1	0.71mi
2764 Riggs Dr Atlanta, GA	3.0	2.0	1147	$2,050	$1.79	44d	1	0.74mi
3447 Pierce St Atlanta, GA	2.0	1.0	1560	$1,345	$0.86	44d	1	0.80mi
3445 Almand Dr Atlanta, GA	2.0	2.0	1018	$1,700	$1.67	21d	1	0.81mi
3437 Harris Dr Atlanta, GA	3.0	1.0	1556	$1,650	$1.06	44d	1	0.81mi
2420 Heaton Dr Atlanta, GA	1.0–3.0	1.5–2.0	1103	$1,750	$1.59	44d	1	0.83mi
3483 Napoleon St Atlanta, GA	3.0	2.0	1749	$2,589	$1.48	44d	1	0.86mi
2656 Westchester Dr Atlanta, GA	3.0	1.0	1025	$1,600	$1.56	20d	1	0.92mi
2560 Wood Valley Dr Atlanta, GA	4.0	2.5	1141	$1,900	$1.67	18d	1	0.93mi
2560 Wood Valley Dr Atlanta, GA	4.0	2.5	1141	$1,900	$1.67	25d	1	0.93mi
1988 Virginia Ave Atlanta, GA	4.0	2.0	1450	$2,275	$1.57	0d	1	0.94mi
1742 Ware Ave Atlanta, GA	2.0	1.0	916	$1,300	$1.42	25d	1	0.97mi
3526 Conley St College Park, GA	3.0	1.0	952	$1,425	$1.50	25d	1	0.97mi

Listing history 24 events

1. 2026-04-10
   price $145,000 649-char remark

   Show marketing remark (649 chars)

   Attention investors and rehabbers! This six-bedroom, three-bath home in East Atlanta is a true diamond in the rough, offering over 2,200 square feet of space ready for transformation. Featuring a formal dining room, a spacious kitchen, and a beautiful family room perfect for entertaining, this home has endless potential. The fenced backyard provides additional space for outdoor enjoyment. Conveniently located less than 10 minutes from Hartsfield-Jackson International Airport and under 15 minutes from Downtown Atlanta, this property is an incredible investment opportunity. Bring your vision and turn this into something amazing-don't miss out!

2. 2026-03-03
   status Back On Market 649-char remark

   Show marketing remark (649 chars)

   Attention investors and rehabbers! This six-bedroom, three-bath home in East Atlanta is a true diamond in the rough, offering over 2,200 square feet of space ready for transformation. Featuring a formal dining room, a spacious kitchen, and a beautiful family room perfect for entertaining, this home has endless potential. The fenced backyard provides additional space for outdoor enjoyment. Conveniently located less than 10 minutes from Hartsfield-Jackson International Airport and under 15 minutes from Downtown Atlanta, this property is an incredible investment opportunity. Bring your vision and turn this into something amazing-don't miss out!

3. 2026-02-28
   historical 649-char remark

   Show marketing remark (649 chars)

   Attention investors and rehabbers! This six-bedroom, three-bath home in East Atlanta is a true diamond in the rough, offering over 2,200 square feet of space ready for transformation. Featuring a formal dining room, a spacious kitchen, and a beautiful family room perfect for entertaining, this home has endless potential. The fenced backyard provides additional space for outdoor enjoyment. Conveniently located less than 10 minutes from Hartsfield-Jackson International Airport and under 15 minutes from Downtown Atlanta, this property is an incredible investment opportunity. Bring your vision and turn this into something amazing-don't miss out!

4. 2026-01-29
   price $150,000 649-char remark

   Show marketing remark (649 chars)

   Attention investors and rehabbers! This six-bedroom, three-bath home in East Atlanta is a true diamond in the rough, offering over 2,200 square feet of space ready for transformation. Featuring a formal dining room, a spacious kitchen, and a beautiful family room perfect for entertaining, this home has endless potential. The fenced backyard provides additional space for outdoor enjoyment. Conveniently located less than 10 minutes from Hartsfield-Jackson International Airport and under 15 minutes from Downtown Atlanta, this property is an incredible investment opportunity. Bring your vision and turn this into something amazing-don't miss out!

5. 2025-11-30
   historical
6. 2025-06-30
   price $174,900
7. 2025-05-27
   price $180,000
8. 2025-04-28
   price $185,000
9. 2025-04-11
   price $187,500
10. 2025-03-26
    listed $169,900 New 649-char remark

    Show marketing remark (649 chars)

    Attention investors and rehabbers! This six-bedroom, three-bath home in East Atlanta is a true diamond in the rough, offering over 2,200 square feet of space ready for transformation. Featuring a formal dining room, a spacious kitchen, and a beautiful family room perfect for entertaining, this home has endless potential. The fenced backyard provides additional space for outdoor enjoyment. Conveniently located less than 10 minutes from Hartsfield-Jackson International Airport and under 15 minutes from Downtown Atlanta, this property is an incredible investment opportunity. Bring your vision and turn this into something amazing-don't miss out!

11. 2025-03-26
    listed $190,000 New

    Show marketing remark (649 chars)

    Attention investors and rehabbers! This six-bedroom, three-bath home in East Atlanta is a true diamond in the rough, offering over 2,200 square feet of space ready for transformation. Featuring a formal dining room, a spacious kitchen, and a beautiful family room perfect for entertaining, this home has endless potential. The fenced backyard provides additional space for outdoor enjoyment. Conveniently located less than 10 minutes from Hartsfield-Jackson International Airport and under 15 minutes from Downtown Atlanta, this property is an incredible investment opportunity. Bring your vision and turn this into something amazing-don't miss out!

12. 2022-03-03
    soldstatus $618,625
13. 2014-07-22
    historical
14. 2014-04-28
    status Back On Market
15. 2014-03-13
    status Under Contract
16. 2014-02-20
    listed $109,000 New
17. 2011-07-29
    soldstatus $18,500 Sold
18. 2011-07-28
    historical
19. 2011-06-27
    price $27,000
20. 2011-06-01
    price $28,500 Reduced
21. 2011-05-31
    price $28,500
22. 2011-04-25
    listed $32,500 Active
23. 2006-07-24
    soldstatus $137,500
24. 2002-02-22
    soldstatus $91,800

ⓘ 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: $2,925 · $244/mo
• Projected year-2 tax: $2,925 · $244/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,472
• − Mortgage interest: −$8,122
• − Property taxes: −$2,925
• − Insurance: −$725
• − Repairs & maintenance: −$1,718
• − Management: −$1,718
• − Depreciation: −$4,218
• Taxable income: $2,046
• Est. tax owed @ 24.0%: −$491
• After-tax cash flow: $3,697/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

+58.0% since first listed

24 events — show timeline

• 2026-04-10 Price Changed $145,000 GAMLS
• 2026-03-03 Relisted — GAMLS
• 2026-02-28 Listing Removed — GAMLS
• 2026-01-29 Price Changed $150,000 GAMLS
• 2025-11-30 Listing Removed — GAMLS
• 2025-06-30 Price Changed $174,900 GAMLS
• 2025-05-27 Price Changed $180,000 GAMLS
• 2025-04-28 Price Changed $185,000 GAMLS
• 2025-04-11 Price Changed $187,500 GAMLS
• 2025-03-26 Listed $190,000 GAMLS
• 2025-03-26 Listed $169,900 GAMLS
• 2022-03-03 Sold (Public Records) $618,625 Public Records
• 2014-07-22 Listing Removed — GAMLS
• 2014-04-28 Relisted — GAMLS
• 2014-03-13 Pending — GAMLS
• 2014-02-20 Listed $109,000 GAMLS
• 2011-07-29 Sold (MLS) $18,500 FMLS
• 2011-07-28 Listing Removed — FMLS
• 2011-06-27 Price Changed $27,000 FMLS
• 2011-06-01 Price Changed $28,500 GAMLS
• 2011-05-31 Price Changed $28,500 FMLS
• 2011-04-25 Listed $32,500 FMLS
• 2006-07-24 Sold (Public Records) $137,500 Public Records
• 2002-02-22 Sold (Public Records) $91,800 Public Records

Property tax history

+3.3%/yr

Latest (2025): $2,925 · -0.0% YoY. Source: county tax records.