3201 Beech Dr · East Point, GA 30344

$190,000

3 bd · 2.5 ba · 1,886 sqft · SingleFamily public records · 19 Days on market

Built 1957 0.83 ac lot $101/sqft · 47% below area Est $361k · 47% 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 +19.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• 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

Well built home with hardwood floors covered with carpet. Older stainless still appliances and granite countertops. Located near a park with tennis and basketball courts. Minutes to shopping, airport, expressways, downtown Atlanta. Large lot for gardening.

Key facts

• Large lot
• Granite countertops
• Hardwood floors

Tags

• HARDWOOD FLOORS
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• LARGE LOT

Property features AI

Finance

• Other: Located in East Point (zip 30344)
• HOA & community: No homeowners association; Community amenities include park, playground, street lights, and tennis courts

Exterior

• Parking: Attached carport
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Sewer connected
• Home design: Single family residence (house); Resale property; Built in 1957
• Construction: Brick construction
• Exterior features: Level lot; Composition roof

Interior

• Kitchen: Dishwasher; Refrigerator; Stainless steel appliances
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Hardwood
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: One-level layout; Bonus room; Crawl space foundation; Public records list living area as 1,886
• Laundry & utility: Laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $187k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: Woodland Middle School (math 14% / reading 17%, grade F, #392 of 470 statewide, top 84%, 799 students, 100% FRL); Tri-Cities High School (math 5% / reading 30%, grade F, #264 of 424 statewide, top 63%, 1,483 students, 100% FRL) — zoned schools average 100% FRL vs 41% district-wide (59 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 51% district-wide (-34 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 rising (+1.4%/yr); 283 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 34% 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 $6k 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 19 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $46k; list at $190k implies a 313% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $187,150 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.03% ✓
• Cap rate: 7.75%
• Cash-on-cash: 5.21%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (median comp): $360,832
• List price: $190,000
• Delta: -47.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2511 Meadow Lark Dr	0.36mi	3/2.0	1,694 (-10%)	9mo	$267,500	$158	57
3384 Mount Olive Rd	0.54mi	3/2.0	1,780 (-6%)	8mo	$217,000	$122	57
3449 Parkview Dr	0.49mi	4/2.0 (+1)	1,975 (+5%)	11mo	$475,000	$241	53
3244 Mount Olive Rd	0.43mi	3/2.0	1,632 (-14%)	9mo	$368,000	$225	48
3415 Rugby Cir	0.50mi	3/1.5	2,010 (+7%)	22mo	$366,775	$182	44

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: -10.1%
• Equity multiple: 0.64×
• Total profit: $-19,252
• Equity at exit: $28,330

10-year hold

• IRR: -3.1%
• Equity multiple: 0.80×
• Total profit: $-10,389
• Equity at exit: $16,428

Cash invested: $53,200 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,954 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$238 /mo · $2,850/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $231

Break-even live

Break-even rent $1,662

Max offer price $190,000

Occupancy floor 83%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3168 Beech Dr Atlanta, GA	3.0	2.0	1402	$1,500	$1.07	43d	1	0.11mi
2420 Heaton Dr Atlanta, GA	1.0–3.0	1.5–2.0	1103	$1,750	$1.59	43d	1	0.25mi
3031 Remington St Atlanta, GA	3.0	2.0	1369	$1,200	$0.88	18d	1	0.45mi
2658 Rolling Brook Trl Atlanta, GA	3.0	2.0	1754	$1,850	$1.05	43d	1	0.53mi
3211 Flamingo Dr Atlanta, GA	3.0	2.0	1485	$1,900	$1.28	43d	1	0.54mi
3437 Harris Dr Atlanta, GA	3.0	1.0	1556	$1,650	$1.06	43d	1	0.64mi
3184 Pollard St Atlanta, GA	3.0	2.0	1400	$1,800	$1.29	43d	1	0.65mi
2145 Park Ter Atlanta, GA	4.0	4.0	2500	$3,100	$1.24	5d	1	0.77mi
3447 Pierce St Atlanta, GA	2.0	1.0	1560	$1,345	$0.86	43d	1	0.82mi
2523 Ben Hill Rd Atlanta, GA	3.0	1.5	1412	$3,000	$2.12	21d	1	0.89mi
3483 Napoleon St Atlanta, GA	3.0	2.0	1749	$2,589	$1.48	43d	1	0.90mi
2933 Cloverhurst Dr Atlanta, GA	4.0	3.0	1550	$2,500	$1.61	20d	1	1.00mi
1962 Washington Rd Atlanta, GA	4.0	2.0	2114	$2,100	$0.99	43d	1	1.07mi
1988 Virginia Ave Atlanta, GA	4.0	2.0	1450	$2,325	$1.60	5d	1	1.07mi
1875 Dunlap Ave Atlanta, GA	2.0	1.0	1650	$1,875	$1.14	43d	1	1.14mi
1861 Lyle Ave Unit 2 Atlanta, GA	2.0	2.0	1250	$1,600	$1.28	43d	1	1.16mi
1863 Phillips Ave Atlanta, GA	3.0	2.5	1470	$2,115	$1.44	10d	1	1.17mi
1845 Vesta Ave Atlanta, GA	3.0	2.0	1581	$2,128	$1.35	24d	1	1.21mi
1827 Dunlap Ave Atlanta, GA	3.0	2.0	1250	$3,200	$2.56	43d	1	1.23mi
3544 College St Atlanta, GA	3.0	2.5	2000	$2,650	$1.32	1d	1	1.27mi
1809 Vesta Ave Atlanta, GA	2.0	1.0	1768	$2,900	$1.64	43d	1	1.28mi
1804 Mercer Ave Atlanta, GA	3.0	2.0	2250	$2,600	$1.16	43d	1	1.29mi
2801 Ridgeview Dr SW Atlanta, GA	3.0	3.0	1588	$2,500	$1.57	18d	1	1.30mi
3181 Church St Unit A Atlanta, GA	2.0	2.0	1646	$1,750	$1.06	21d	1	1.30mi
2514 Riggs Dr Atlanta, GA	4.0	2.0	1274	$2,000	$1.57	43d	1	1.31mi
3122 Meadowstone Ln SW Atlanta, GA	3.0	2.5	1336	$2,540	$1.90	24d	1	1.32mi
3122 Meadowstone Ln SW Atlanta, GA	3.0	2.5	1336	$2,440	$1.83	17d	1	1.32mi
2886 Ridgeview Dr SW Atlanta, GA	3.0	2.5	1792	$2,175	$1.21	2d	1	1.34mi
1755 Lyle Ave Atlanta, GA	3.0	2.5	1973	$2,600	$1.32	18d	1	1.36mi
3181 Meadowstone Ln SW Atlanta, GA	3.0	2.5	1536	$2,300	$1.50	18d	1	1.40mi
3181 Meadowstone Ln SW Atlanta, GA	3.0	2.5	2184	$2,200	$1.01	7d	1	1.40mi
2609 Charlestown Dr Atlanta, GA	2.0–3.0	1.5–2.5	1360	$1,675	$1.23	1d	23	1.40mi
1717 W Taylor Ave Atlanta, GA	3.0	2.5	2100	$1,791	$0.85	12d	1	1.48mi

Listing history 4 events

1. 2026-05-17
   status Under Contract 256-char remark
2. 2026-04-28
   listed $190,000 New 256-char remark
3. 1978-12-01
   soldstatus $46,000
4. 1978-07-20
   soldstatus $50,780

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,451
• − Mortgage interest: −$10,643
• − Property taxes: −$2,850
• − Insurance: −$950
• − Repairs & maintenance: −$1,876
• − Management: −$1,876
• − Depreciation: −$5,527
• Taxable loss: −$272
• Est. tax savings @ 24.0%: +$65
• After-tax cash flow: $2,835/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

+274.2% since first listed

4 events — show timeline

• 2026-05-17 Pending — GAMLS
• 2026-04-28 Listed $190,000 GAMLS
• 1978-12-01 Sold (Public Records) $46,000 Public Records
• 1978-07-20 Sold (Public Records) $50,780 Public Records

Property tax history

-5.8%/yr

Latest (2025): $290 · +4.7% YoY. Source: county tax records.