1821 E Farris Ave · East Point, GA 30344

$200,000

2 bd · 2.0 ba · 1,508 sqft · SingleFamily public records · 29 Days on market

Built 1920 7,710 sqft lot Est $285k · 30% 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 +16.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• 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

Hi, investors or cash buyers looking for a renovation project. Situated on a residential lot with convenient access to major roadways, shopping, dining, and Hartsfield-Jackson Airport. The home will require updates and repairs, while presenting an opportunity to add value. Sold as-is. Please review all MLS remarks for details and instructions before submitting offers to the listing agent.

Key facts

• Residential lot
• Convenient access
• Major roadways

Tags

• RESIDENTIAL LOT
• CONVENIENT ACCESS
• MAJOR ROADWAYS
• SHOPPING
• DINING
• HARTSFIELD-JACKSON AIRPORT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $121 ($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 $190k (4.9% below list).
• Recommended offer: $190k (4.9% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: Amana Academy School (math 47% / reading 52%, grade D, #264 of 1,228 statewide, top 23%, 731 students, 30% FRL, charter); Paul D. West Middle School (math 17% / reading 17%, grade F, #381 of 470 statewide, top 82%, 803 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 77% FRL vs 41% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 51% district-wide (-23 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); 295 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).

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 29 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y 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 $14k; list at $200k implies a 1381% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,220 (4.9% below list)

Questions for the listing agent

1. Built in 1920 — 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: 0.95% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.58%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $285,012
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1845 Vesta Ave	0.14mi	3/2.0 (+1)	1,581 (+5%)	6mo	$289,000	$183	76
1815 Dunlap Ave	0.05mi	3/2.0 (+1)	1,386 (-8%)	9mo	$375,000	$271	72
2949 Pearl St	0.38mi	2/2.0	1,410 (-6%)	2mo	$186,500	$132	69
3120 Church St	0.13mi	2/2.0	1,380 (-8%)	13mo	$405,000	$293	69
3200 Lowndes St	0.19mi	3/2.0 (+1)	1,661 (+10%)	4mo	$275,000	$166	66
3081 Semmes St	0.11mi	3/2.5 (+1)	1,690 (+12%)	7mo	$155,000	$92	62
1866 Thompson Ave	0.65mi	3/2.0 (+1)	1,475 (-2%)	1mo	$279,000	$189	60
2852 Kimmeridge Dr	0.60mi	3/1.0 (+1)	1,459 (-3%)	4mo	$195,000	$134	54
3472 Victoria St	0.66mi	3/1.5 (+1)	1,476 (-2%)	10mo	$350,000	$237	51
1759 Thompson Ave	0.66mi	3/1.0 (+1)	1,420 (-6%)	1mo	$306,000	$215	50
1841 Thompson Ave	0.67mi	2/2.0	1,357 (-10%)	12mo	$297,100	$219	42
2907 Cloverhurst Dr	0.58mi	3/2.0 (+1)	1,703 (+13%)	8mo	$186,000	$109	40

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: -14.1%
• Equity multiple: 0.50×
• Total profit: $-27,807
• Equity at exit: $29,821

10-year hold

• IRR: -8.2%
• Equity multiple: 0.53×
• Total profit: $-26,542
• Equity at exit: $17,292

Cash invested: $56,000 (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: 295
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,902 high
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $121

Break-even live

Break-even rent $1,750

Max offer price $200,000

Occupancy floor 89%

Sensitivity live

Price	-10% $259	-5% $190	+0% $121	+5% $51	+10% $-18
Rent	-10% $-30	-5% $45	+0% $121	+5% $196	+10% $271
Rate	-1.0pp $221	-0.5pp $171	base $121	+0.5pp $69	+1.0pp $16

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1827 Dunlap Ave Atlanta, GA	3.0	2.0	1250	$3,200	$2.56	45d	1	0.08mi
3181 Church St Unit A Atlanta, GA	2.0	2.0	1646	$1,750	$1.06	23d	1	0.10mi
3181 Church St Unit A Atlanta, GA	2.0	2.0	1646	$1,750	$1.06	0d	1	0.10mi
1863 Phillips Ave Atlanta, GA	3.0	2.5	1470	$2,115	$1.44	12d	1	0.11mi
3241 Turner St Unit 1 East Point, GA	2.0	1.5	1200	$1,295	$1.08	45d	1	0.14mi
1875 Dunlap Ave Atlanta, GA	2.0	1.0	1650	$1,875	$1.14	45d	1	0.14mi
1809 Vesta Ave Atlanta, GA	2.0	1.0	1768	$2,900	$1.64	45d	1	0.15mi
1845 Vesta Ave Atlanta, GA	3.0	2.0	1581	$2,128	$1.35	26d	1	0.16mi
1755 Lyle Ave Atlanta, GA	3.0	2.5	1973	$2,600	$1.32	20d	1	0.27mi
1861 Lyle Ave Unit 2 Atlanta, GA	2.0	2.0	1250	$1,600	$1.28	45d	1	0.27mi
1717 W Taylor Ave Atlanta, GA	3.0	2.5	2100	$1,791	$0.85	14d	1	0.30mi
1804 Mercer Ave Atlanta, GA	3.0	2.0	2250	$2,600	$1.16	45d	1	0.37mi
3100 Larose St Atlanta, GA	3.0	1.0	1121	$1,600	$1.43	45d	1	0.37mi
3158 Cloverhurst Dr Atlanta, GA	3.0	2.0	1196	$1,700	$1.42	45d	1	0.43mi
1744 Cambridge Ave #2 Atlanta, GA	2.0	1.5	1100	$1,599	$1.45	45d	1	0.60mi
1744 Cambridge Ave College Park, GA	2.0	1.5	1100	$1,600	$1.45	7d	2	0.60mi
3184 Pollard St Atlanta, GA	3.0	2.0	1400	$1,800	$1.29	45d	1	0.63mi
3276 Elm St Atlanta, GA	3.0	1.0	1250	$1,685	$1.35	3d	1	0.67mi
2952 Holland Ct Atlanta, GA	1.0	1.0	1400	$675	$0.48	3d	1	0.68mi
3544 College St Atlanta, GA	3.0	2.5	2000	$2,650	$1.32	3d	1	0.81mi
1914 Montrose Dr Atlanta, GA	2.0	1.0	1216	$2,000	$1.64	45d	1	0.83mi
3447 Pierce St Atlanta, GA	2.0	1.0	1560	$1,345	$0.86	45d	1	0.83mi
1932 Montrose Dr Atlanta, GA	3.0	1.0	1200	$1,750	$1.46	20d	1	0.84mi
3128 Chateau Blvd Unit A-3143 East Point, GA	2.0	1.0	1100	$1,250	$1.14	0d	1	0.84mi
3128 Chateau Blvd East Point, GA	1.0–2.0	1.0	1000	$1,395	$1.40	17d	12	0.84mi
3483 Napoleon St Atlanta, GA	3.0	2.0	1749	$2,589	$1.48	45d	1	0.85mi
1493 Ashley Way Atlanta, GA	3.0	2.5	1646	$1,900	$1.15	45d	1	0.89mi
1656 Ware Ave Atlanta, GA	3.0	2.0	1866	$2,150	$1.15	45d	1	0.89mi
3030 Remington St Atlanta, GA	3.0	1.0	1100	$1,200	$1.09	26d	1	0.95mi
1347 Washington Rd Unit A East Point, GA	2.0	1.0	1250	$1,049	$0.84	45d	1	0.96mi
3437 Harris Dr Atlanta, GA	3.0	1.0	1556	$1,650	$1.06	45d	1	0.97mi
3031 Remington St Atlanta, GA	3.0	2.0	1369	$1,200	$0.88	20d	1	0.98mi
1377 Pine Ave Atlanta, GA	3.0	2.0	1100	$1,675	$1.52	23d	1	1.01mi
1698 Temple Ave Atlanta, GA	3.0	3.0	1608	$2,500	$1.55	26d	1	1.02mi
2627 N Church St East Point, GA	2.0–3.0	1.0–2.0	1020	$1,289	$1.26	23d	2	1.03mi
1658 Temple Ave Atlanta, GA	3.0	2.5	1692	$2,295	$1.36	26d	1	1.04mi
1244 Calhoun Ave Atlanta, GA	3.0	1.5	1072	$1,673	$1.56	45d	1	1.08mi
1777 Harvard Ave Atlanta, GA	1.0–2.0	1.0–2.0	832	$1,850	$2.22	3d	12	1.11mi
2756 Plantation Dr Atlanta, GA	3.0	2.0	1119	$1,950	$1.74	22d	1	1.13mi
3625 Hawthorne Ter Atlanta, GA	3.0	3.5	2000	$2,500	$1.25	19d	1	1.14mi

Listing history 20 events

1. 2026-06-21
   days on market $200,000 Active 29 DOM
2. 2026-06-18
   days on market $200,000 Active 26 DOM
3. 2026-06-17
   days on market $200,000 Active 25 DOM
4. 2026-06-16
   days on market $200,000 Active 24 DOM
5. 2026-06-15
   days on market $200,000 Active 23 DOM
6. 2026-06-13
   days on market $200,000 Active 21 DOM
7. 2026-06-09
   days on market $200,000 Active 17 DOM
8. 2026-06-08
   days on market $200,000 Active 16 DOM
9. 2026-06-07
   statusdays on market $200,000 Active 15 DOM
10. 2026-06-04
    days on market $200,000 New 12 DOM
11. 2026-06-03
    days on market $200,000 New 11 DOM
12. 2026-06-01
    days on market $200,000 New 9 DOM
13. 2026-05-31
    days on market $200,000 New 8 DOM
14. 2026-05-23
    listed $200,000 New 397-char remark

    Show marketing remark (397 chars)

    Hi, investors or cash buyers looking for a renovation project. Situated on a residential lot with convenient access to major roadways, shopping, dining, and Hartsfield-Jackson Airport. The home will require updates and repairs, while presenting an opportunity to add value. Sold as-is. Please review all MLS remarks for details and instructions before submitting offers to the listing agent.

15. 2008-12-17
    soldstatus $13,500 168-char remark

    Show marketing remark (168 chars)

    Investor special!! Bring your updating ideas to make this a charmer! Potential rental income! Convenient to interstate. Sold as is. See private remarks to submit offer.

16. 2008-10-28
    listed $19,999 168-char remark

    Show marketing remark (168 chars)

    Investor special!! Bring your updating ideas to make this a charmer! Potential rental income! Convenient to interstate. Sold as is. See private remarks to submit offer.

17. 2007-10-11
    soldstatus $238,000
18. 2007-03-16
    soldstatus $185,000
19. 2000-07-27
    soldstatus $85,000
20. 1981-11-05
    soldstatus $17,000

ⓘ 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 6 d/yr ≥103°F today · 16 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: $22,826
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,826
• − Management: −$1,826
• − Depreciation: −$5,818
• Taxable loss: −$1,847
• Est. tax savings @ 24.0%: +$443
• After-tax cash flow: $1,890/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

+1076.5% since first listed

7 events — show timeline

• 2026-05-23 Listed $200,000 GAMLS
• 2008-12-17 Sold (MLS) $13,500 FMLS
• 2008-10-28 Listed $19,999 FMLS
• 2007-10-11 Sold (Public Records) $238,000 Public Records
• 2007-03-16 Sold (Public Records) $185,000 Public Records
• 2000-07-27 Sold (Public Records) $85,000 Public Records
• 1981-11-05 Sold (Public Records) $17,000 Public Records

Property tax history

-18.6%/yr

Latest (2021): $110 · +0.0% YoY. Source: county tax records.