4542 Parkview Sq · East Point, GA 30349

$209,900

3 bd · 2.5 ba · 1,460 sqft · Townhouse public records · 37 Days on market

Built 2004 2,178 sqft lot $144/sqft · at area comps Est $219k · at est. $83/mo HOA · 4% of rent ↓ 51% since listing

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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 +15.8/30.0
• Appreciation +10.0/10.0
• ARV discount +9.3/15.0
• DSCR +4.9/10.0
• 1% rule +4.5/10.0
• 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

Welcome to 4542 Parkview Square, a beautifully maintained home offering the perfect blend of comfort, convenience, and community living. Featuring 3 spacious bedrooms and 2.5 bathrooms, this move-in ready property is ideal for anyone seeking functionality paired with an inviting atmosphere. Conveniently located just minutes from the airport, the home offers easy access for frequent travelers while still being tucked within a peaceful, well-connected community. Residents enjoy resort-style swim amenities, an updated park area, and scenic walking trails perfect for evening strolls or weekend relaxation. The current owners have taken exceptional care of the property, and it truly shows throughout the home. From the thoughtful layout to the well-maintained interior, every detail reflects pride of ownership. The home also features a rear-entry garage, offering added privacy, security, and enhanced curb appeal. Don't miss the opportunity to own a home in a vibrant community that seamlessly blends convenience, recreation, and tranquility. Some images have been virtually staged to illustrate the property's potential.

Key facts

• $83 HOA
• Garage
• Pool

Property features AI

Finance

• Other: Located on a private concrete road; GPS friendly
• Financial info: Part of a community of 158 units
• HOA & community: Homeowners association with $1,000 annual association fee; Community amenities include pool, playground, dog park, park, trails/greenway, curbs, near public transport and shopping

Exterior

• Parking: One-car garage with garage door opener; garage faces rear; Driveway with level access; Open parking available; total of one parking space indicated
• Utilities: Public water; Public sewer; 220-volt electrical service; Cable, electricity, phone, sewer and water available
• Home design: Two levels; Fee simple ownership; Resale property; Brick front with vinyl siding; Shingle roof; Slab foundation
• Construction: Brick front and vinyl siding construction; Shingle roof; Slab foundation
• Exterior features: Private entrance; Rain gutters; Front porch; Private fenced in-ground pool

Interior

• Kitchen: Eat-in kitchen with breakfast room and breakfast bar; Pantry; Stained cabinets; Solid surface and laminate counters; View to family room; Electric cooktop and electric oven; Self-cleaning oven; Dishwasher; Disposal; Refrigerator
• Bedrooms: Three upper-level bedrooms; Oversized master suite; Roommate floor plan and split bedroom layout
• Flooring: Carpet; Laminate; Tile
• Bathrooms: Two full bathrooms; One half bathroom (main level); Master bath with separate tub and shower
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Decorative electric fireplace with gas log in living/family room; Bookcases; Walk-in closet(s); Insulated windows; 2+ common walls (townhome style), no one above or below
• Laundry & utility: Laundry room on lower level; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $210k.

Deal economics

• At list price, monthly cash flow is $95 ($1k/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 $199k (5.3% below list).
• Recommended offer: $199k (5.3% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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+, 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; 656 active listings in the ZIP; 31 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 37 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,732 (5.3% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
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. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.95% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.94%
• DSCR: 1.09
• GRM: 8.8

CMA / ARV

• ARV (median comp): $218,545
• List price: $209,900
• Delta: -3.96%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4215 Legacy Sq	0.15mi	2/2.5 (-1)	1,460 (0%)	6mo	$205,000	$140	83
4862 Park Cir	0.20mi	3/2.5	1,436 (-2%)	11mo	$199,000	$139	79
4859 W Park Cir	0.17mi	3/2.5	1,368 (-6%)	16mo	$202,900	$148	68

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: 24.9%
• Equity multiple: 2.98×
• Total profit: $116,394
• Equity at exit: $189,095

10-year hold

• IRR: 21.5%
• Equity multiple: 6.63×
• Total profit: $330,605
• Equity at exit: $407,790

Cash invested: $58,772 (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: 656
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,987 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$204 /mo · $2,446/yr
• Insurance: −$87
• HOA: −$83
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $95

Break-even live

Break-even rent $1,867

Max offer price $209,900

Occupancy floor 90%

Sensitivity live

Price	-10% $214	-5% $154	+0% $95	+5% $36	+10% $-24
Rent	-10% $-62	-5% $16	+0% $95	+5% $173	+10% $252
Rate	-1.0pp $201	-0.5pp $148	base $95	+0.5pp $41	+1.0pp $-15

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4569 Parkway Cir Atlanta, GA	3.0	2.5	1622	$2,150	$1.33	44d	1	0.02mi
4561 Parkway Cir Atlanta, GA	3.0	2.5	1773	$1,950	$1.10	6d	1	0.05mi
4680 Parkway Cir Atlanta, GA	3.0	2.5	1200	$2,100	$1.75	23d	1	0.12mi
4209 Legacy Sq Atlanta, GA	3.0	2.5	1520	$1,750	$1.15	44d	1	0.14mi
4683 Highpoint Way Atlanta, GA	3.0	2.5	1575	$1,885	$1.20	25d	1	0.19mi
4820 W Park Cir Atlanta, GA	3.0	2.5	1392	$1,649	$1.18	21d	1	0.23mi
4761 Highpoint Way #139 Atlanta, GA	3.0	2.5	1670	$2,500	$1.50	6d	1	0.25mi
4709 Tradition Pkwy #2 Atlanta, GA	4.0	2.5	1868	$2,200	$1.18	44d	1	0.31mi
3740 Will Lee Rd Atlanta, GA	3.0	2.0	1542	$2,010	$1.30	19d	1	0.39mi
3730 Will Lee Rd Atlanta, GA	3.0	2.0	1462	$1,939	$1.33	6d	1	0.41mi
3730 Las Olas Dr Atlanta, GA	3.0	2.5	1533	$2,100	$1.37	44d	1	0.84mi
3635 Las Olas Dr Atlanta, GA	3.0	2.5	1788	$1,599	$0.89	13d	1	0.86mi
3605 Las Olas Dr Atlanta, GA	3.0	2.0	1543	$1,786	$1.16	0d	1	0.89mi
435 Skif Pond Ct Atlanta, GA	4.0	3.0	1567	$2,228	$1.42	0d	1	0.94mi
4900 Delano Rd Atlanta, GA	1.0–3.0	1.0	915	$1,590	$1.74	44d	7	0.95mi
4001 Virginia Ln Atlanta, GA	3.0–4.0	2.0–2.5	1375	$2,000	$1.45	0d	8	1.00mi
4395 Washington Rd Atlanta, GA	1.0–3.0	1.0–2.5	959	$1,502	$1.57	44d	9	1.19mi
3369 The Way Pl Atlanta, GA	3.0	2.5	1830	$2,395	$1.31	44d	1	1.20mi
4555 Washington Rd Atlanta, GA	1.0–3.0	1.0–2.5	1145	$1,275	$1.11	0d	16	1.22mi
4401 Stone Gate Way Atlanta, GA	3.0	2.5	1498	$1,750	$1.17	17d	1	1.34mi
4249 High Park Ln Atlanta, GA	3.0	2.5	1504	$1,650	$1.10	6d	1	1.35mi
4394 Stone Gate Way East Point, GA	3.0	2.5	1485	$1,645	$1.11	25d	1	1.36mi
4550 Washington Rd Atlanta, GA	2.0	1.5	1350	$1,450	$1.07	44d	1	1.39mi
806 Highwood Ln Atlanta, GA	3.0	2.5	1166	$1,700	$1.46	44d	1	1.39mi
— Atlanta, GA	3.0	2.5	1498	$1,750	$1.17	19d	1	1.41mi
511 Highwood Ln Atlanta, GA	3.0	2.5	1198	$1,449	$1.21	44d	1	1.41mi
511 Highwood Ln Atlanta, GA	3.0	2.5	1198	$1,449	$1.21	25d	1	1.41mi
1414 Canopy Dr Unit 1 East Point, GA	3.0	2.5	1660	$3,000	$1.81	25d	1	1.41mi
509 Highwood Ln Atlanta, GA	3.0	2.5	1166	$1,800	$1.54	6d	1	1.41mi
1410 Canopy Dr Unit 1 East Point, GA	3.0	2.5	1600	$1,600	$1.00	13d	1	1.42mi
1110 Highwood Ln Atlanta, GA	3.0	2.5	1166	$1,940	$1.66	25d	1	1.46mi

HOA detail

• Monthly dues: $83 · $996/yr
• Likely covers: security

Listing history 20 events

1. 2026-06-21
   days on market $209,900 Active 37 DOM
2. 2026-06-18
   days on market $209,900 Active 34 DOM
3. 2026-06-17
   pricedays on market $209,900 Active 33 DOM

   Show marketing remark (1132 chars)

   Welcome to 4542 Parkview Square, a beautifully maintained home offering the perfect blend of comfort, convenience, and community living. Featuring 3 spacious bedrooms and 2.5 bathrooms, this move-in ready property is ideal for anyone seeking functionality paired with an inviting atmosphere. Conveniently located just minutes from the airport, the home offers easy access for frequent travelers while still being tucked within a peaceful, well-connected community. Residents enjoy resort-style swim amenities, an updated park area, and scenic walking trails perfect for evening strolls or weekend relaxation. The current owners have taken exceptional care of the property, and it truly shows throughout the home. From the thoughtful layout to the well-maintained interior, every detail reflects pride of ownership. The home also features a rear-entry garage, offering added privacy, security, and enhanced curb appeal. Don't miss the opportunity to own a home in a vibrant community that seamlessly blends convenience, recreation, and tranquility. Some images have been virtually staged to illustrate the property's potential.

4. 2026-06-16
   days on market $215,000 Active 32 DOM
5. 2026-06-15
   days on market $215,000 Active 31 DOM
6. 2026-06-13
   days on market $215,000 Active 29 DOM
7. 2026-06-09
   days on market $215,000 Active 25 DOM
8. 2026-06-08
   days on market $215,000 Active 24 DOM
9. 2026-06-07
   days on market $215,000 Active 23 DOM
10. 2026-06-04
    days on market $215,000 Active 20 DOM
11. 2026-06-03
    days on market $215,000 Active 19 DOM
12. 2026-06-01
    days on market $215,000 Active 17 DOM
13. 2026-05-31
    days on market $215,000 Active 16 DOM
14. 2026-05-18
    historical
15. 2026-05-16
    listed $215,000 New 1132-char remark

    Show marketing remark (1132 chars)

    Welcome to 4542 Parkview Square, a beautifully maintained home offering the perfect blend of comfort, convenience, and community living. Featuring 3 spacious bedrooms and 2.5 bathrooms, this move-in ready property is ideal for anyone seeking functionality paired with an inviting atmosphere. Conveniently located just minutes from the airport, the home offers easy access for frequent travelers while still being tucked within a peaceful, well-connected community. Residents enjoy resort-style swim amenities, an updated park area, and scenic walking trails perfect for evening strolls or weekend relaxation. The current owners have taken exceptional care of the property, and it truly shows throughout the home. From the thoughtful layout to the well-maintained interior, every detail reflects pride of ownership. The home also features a rear-entry garage, offering added privacy, security, and enhanced curb appeal. Don't miss the opportunity to own a home in a vibrant community that seamlessly blends convenience, recreation, and tranquility. Some images have been virtually staged to illustrate the property's potential.

16. 2026-05-15
    listed $215,000 Active
17. 2026-05-15
    listed $215,000 New
18. 2026-04-29
    historical
19. 2026-04-29
    historical $215,000
20. 2005-02-02
    soldstatus $432,000

ⓘ 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: $2,446 · $204/mo
• Projected year-2 tax: $2,446 · $204/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 · 19 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: $23,848
• − Mortgage interest: −$11,758
• − Property taxes: −$2,446
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,908
• − Management: −$1,908
• − HOA: −$996
• − Depreciation: −$6,106
• Taxable loss: −$2,323
• Est. tax savings @ 24.0%: +$558
• After-tax cash flow: $1,697/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: 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

-51.4% since first listed

9 events — show timeline

• 2026-06-17 Price Changed $209,900 GAMLS
• 2026-06-17 Price Changed $209,900 FMLS
• 2026-05-18 Listing Removed — GAMLS
• 2026-05-16 Listed $215,000 GAMLS
• 2026-05-15 Listed $215,000 FMLS
• 2026-05-15 Listed $215,000 GAMLS
• 2026-04-29 Coming Soon — GAMLS
• 2026-04-29 Coming Soon $215,000 FMLS
• 2005-02-02 Sold (Public Records) $432,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $2,446 · +17.1% YoY. Source: county tax records.