4203 Legacy Sq · East Point, GA 30349

$209,000

3 bd · 2.5 ba · 1,520 sqft · Townhouse public records · 24 Days on market

Built 2003 1,742 sqft lot Est $213k · at est. $84/mo HOA · 4% of rent

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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 +17.6/30.0
• Appreciation +10.0/10.0
• ARV discount +8.3/15.0
• DSCR +5.5/10.0
• 1% rule +4.8/10.0
• Schools +4.5/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great home in an awesome location! Near shopping, airport, and easy accessible to major highways. Newly renovated. Seller is motivated! Bring all offers.

Key facts

• Angled fireplace
• Move in ready
• Exterior rear patio

Tags

• INCOMPARABLE LOCATION
• MOVE IN READY
• ANGLED FIREPLACE
• EXTERIOR REAR PATIO
• OVERSIZED LIVING ROOM
• CHEF'S KITCHEN

Property features AI

Finance

• Other: Property located in Fulton County (GPS friendly directions)
• HOA & community: Homeowners association with $84 monthly fee; Community of 158 units

Exterior

• Parking: Driveway with open parking
• Utilities: Public water; Public sewer; 220-volt electric; Cable available; Electricity available; Underground utilities; Water available; Sewer available
• Home design: Two levels; Fee simple ownership
• Construction: Brick and fiber cement exterior; Shingle roof; Slab foundation; Resale property
• Exterior features: In-ground pool; Asphalt road frontage on a city street; Homeowners association community amenities include pool and proximity to schools and shopping

Interior

• Kitchen: Cabinets (stained); Laminate countertops; Dishwasher; Electric range; Range hood; Refrigerator
• Bedrooms: Three upstairs bedrooms; Oversized master; Roommate floor plan
• Flooring: Carpet; Luxury vinyl
• Bathrooms: Two full bathrooms (upper level); One half bathroom (main level); Master bath with separate tub and shower and soaking tub
• Heating & cooling: Central heating; Central air
• Interior features: High 9-ft ceilings on main level; Walk-in closet(s); Double-pane windows; One fireplace with blower fan; 1 common wall; Open-concept dining area; Attic
• Laundry & utility: Laundry located in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $209k.

Deal economics

• At list price, monthly cash flow is $165 ($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 (2.3% below list).
• Recommended offer: $204k (2.3% below list) — sets the bar for 1% rule.

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+, crime F, amenities 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.
• Zoned schools: Lee Elementary School (math 32% / reading 42%, grade F, #485 of 1,228 statewide, top 41%, 481 students, 100% FRL); Camp Creek Middle School (math 17% / reading 32%, grade F, #301 of 470 statewide, top 66%, 644 students, 100% FRL); Westlake High School (math 27% / reading 5%, grade F, #287 of 424 statewide, top 68%, 2,461 students, 43% FRL) — zoned schools average 81% FRL vs 41% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 51% district-wide (-25 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; 651 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 24 days — a 2% lower offer ($206k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago 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 $144k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $204,246 (2.3% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.98% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.38%
• DSCR: 1.15
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $212,800
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4215 Legacy Sq	0.03mi	2/2.5 (-1)	1,460 (-4%)	6mo	$205,000	$140	82
4862 Park Cir	0.19mi	3/2.5	1,436 (-6%)	11mo	$199,000	$139	73
4859 W Park Cir	0.14mi	3/2.5	1,368 (-10%)	16mo	$202,900	$148	64

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: 26.0%
• Equity multiple: 3.05×
• Total profit: $120,235
• Equity at exit: $188,284

10-year hold

• IRR: 22.3%
• Equity multiple: 6.78×
• Total profit: $338,184
• Equity at exit: $406,041

Cash invested: $58,520 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,042 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$182 /mo · $2,178/yr
• Insurance: −$87
• HOA: −$84
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $165

Break-even live

Break-even rent $1,834

Max offer price $209,000

Occupancy floor 87%

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4209 Legacy Sq Atlanta, GA	3.0	2.5	1520	$1,750	$1.15	44d	1	0.01mi
4680 Parkway Cir Atlanta, GA	3.0	2.5	1200	$2,100	$1.75	22d	1	0.07mi
4683 Highpoint Way Atlanta, GA	3.0	2.5	1575	$1,885	$1.20	24d	1	0.08mi
4761 Highpoint Way #139 Atlanta, GA	3.0	2.5	1670	$2,500	$1.50	5d	1	0.12mi
4910 Heritage Cir Atlanta, GA	4.0	2.0	2229	$2,355	$1.06	24d	1	0.15mi
4569 Parkway Cir Atlanta, GA	3.0	2.5	1622	$2,150	$1.33	44d	1	0.15mi
4561 Parkway Cir Atlanta, GA	3.0	2.5	1773	$1,950	$1.10	5d	1	0.18mi
4709 Tradition Pkwy #2 Atlanta, GA	4.0	2.5	1868	$2,200	$1.18	44d	1	0.18mi
4779 Highpoint Way College Park, GA	4.0	2.5	1950	$2,201	$1.13	5d	1	0.19mi
4820 W Park Cir Atlanta, GA	3.0	2.5	1392	$1,649	$1.18	21d	1	0.21mi
3740 Will Lee Rd Atlanta, GA	3.0	2.0	1542	$2,010	$1.30	19d	1	0.27mi
3730 Will Lee Rd Atlanta, GA	3.0	2.0	1462	$1,939	$1.33	5d	1	0.28mi
3730 Las Olas Dr Atlanta, GA	3.0	2.5	1533	$2,100	$1.37	44d	1	0.75mi
3635 Las Olas Dr Atlanta, GA	3.0	2.5	1788	$1,599	$0.89	13d	1	0.75mi
4900 Delano Rd Atlanta, GA	1.0–3.0	1.0	915	$1,590	$1.74	44d	7	0.87mi
435 Skif Pond Ct Atlanta, GA	4.0	3.0	1567	$2,273	$1.45	21d	1	0.98mi
3369 The Way Pl Atlanta, GA	3.0	2.5	1830	$2,395	$1.31	44d	1	1.07mi
4395 Washington Rd Atlanta, GA	1.0–3.0	1.0–2.5	959	$1,502	$1.57	44d	9	1.07mi
3361 The Way Pl Atlanta, GA	3.0	2.5	1968	$3,500	$1.78	44d	1	1.07mi
4555 Washington Rd Atlanta, GA	1.0–2.0	1.0–1.5	952	$1,175	$1.23	2d	15	1.09mi
4001 Virginia Ln Atlanta, GA	3.0–4.0	2.0–2.5	1380	$2,000	$1.45	1d	9	1.14mi
4401 Stone Gate Way Atlanta, GA	3.0	2.5	1498	$1,750	$1.17	17d	1	1.26mi
4550 Washington Rd Atlanta, GA	2.0	1.5	1350	$1,450	$1.07	44d	1	1.27mi
4394 Stone Gate Way East Point, GA	3.0	2.5	1485	$1,645	$1.11	24d	1	1.27mi
4249 High Park Ln Atlanta, GA	3.0	2.5	1504	$1,650	$1.10	5d	1	1.27mi
806 Highwood Ln Atlanta, GA	3.0	2.5	1166	$1,700	$1.46	44d	1	1.32mi
— Atlanta, GA	3.0	2.5	1498	$1,750	$1.17	19d	1	1.32mi
511 Highwood Ln Atlanta, GA	3.0	2.5	1198	$1,449	$1.21	24d	1	1.33mi
511 Highwood Ln Atlanta, GA	3.0	2.5	1198	$1,449	$1.21	44d	1	1.33mi
509 Highwood Ln Atlanta, GA	3.0	2.5	1166	$1,800	$1.54	5d	1	1.33mi
1414 Canopy Dr Unit 1 East Point, GA	3.0	2.5	1660	$3,000	$1.81	24d	1	1.33mi
1410 Canopy Dr Unit 1 East Point, GA	3.0	2.5	1600	$1,600	$1.00	13d	1	1.34mi
1110 Highwood Ln Atlanta, GA	3.0	2.5	1166	$1,940	$1.66	24d	1	1.38mi
5618 Laurel Ridge Dr East Point, GA	4.0	2.5	2100	$4,500	$2.14	24d	1	1.41mi
4031 7 Oaks Ln SW East Point, GA	2.0–3.0	1.0–2.0	1184	$1,265	$1.07	5d	1	1.45mi
5100 Welcome All Rd SW Atlanta, GA	1.0–3.0	1.0–2.5	1057	$1,600	$1.51	5d	5	1.48mi
2900 Laurel Ridge Way East Point, GA	1.0–3.0	1.0–2.0	1028	$1,662	$1.62	10d	9	1.49mi

HOA detail

• Monthly dues: $84 · $1,008/yr

Listing history 18 events

1. 2026-06-18
   days on market $209,000 Active 24 DOM
2. 2026-06-17
   days on market $209,000 Active 23 DOM
3. 2026-06-16
   days on market $209,000 Active 22 DOM
4. 2026-06-15
   days on market $209,000 Active 21 DOM
5. 2026-06-13
   days on market $209,000 Active 19 DOM
6. 2026-06-09
   days on market $209,000 Active 15 DOM
7. 2026-06-08
   days on market $209,000 Active 14 DOM
8. 2026-06-07
   days on market $209,000 Active 13 DOM
9. 2026-06-04
   days on market $209,000 Active 10 DOM
10. 2026-06-03
    days on market $209,000 Active 9 DOM
11. 2026-06-01
    days on market $209,000 Active 7 DOM
12. 2026-05-31
    days on market $209,000 Active 6 DOM
13. 2026-05-25
    listed $209,000 Active
14. 2020-12-01
    historical Active Under Contract 155-char remark

    Show marketing remark (155 chars)

    Great home in an awesome location! Near shopping, airport, and easy accessible to major highways. Newly renovated. Seller is motivated! Bring all offers.

15. 2020-11-30
    soldstatus $144,453 Closed 155-char remark

    Show marketing remark (155 chars)

    Great home in an awesome location! Near shopping, airport, and easy accessible to major highways. Newly renovated. Seller is motivated! Bring all offers.

16. 2020-11-16
    status Pending 155-char remark

    Show marketing remark (155 chars)

    Great home in an awesome location! Near shopping, airport, and easy accessible to major highways. Newly renovated. Seller is motivated! Bring all offers.

17. 2020-11-09
    listed $135,000 Active 155-char remark

    Show marketing remark (155 chars)

    Great home in an awesome location! Near shopping, airport, and easy accessible to major highways. Newly renovated. Seller is motivated! Bring all offers.

18. 2008-04-15
    soldstatus $105,000

ⓘ 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: $2,178 · $182/mo
• Projected year-2 tax: $2,178 · $182/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 6/10 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: $24,510
• − Mortgage interest: −$11,707
• − Property taxes: −$2,178
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,961
• − Management: −$1,961
• − HOA: −$1,008
• − Depreciation: −$6,080
• Taxable loss: −$1,431
• Est. tax savings @ 24.0%: +$343
• After-tax cash flow: $2,322/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: 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

+99.0% since first listed

6 events — show timeline

• 2026-05-25 Listed $209,000 FMLS
• 2020-12-01 Contingent — FMLS
• 2020-11-30 Sold (MLS) $144,453 FMLS
• 2020-11-16 Pending — FMLS
• 2020-11-09 Listed $135,000 FMLS
• 2008-04-15 Sold (Public Records) $105,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $2,178 · -0.0% YoY. Source: county tax records.