2719 Waleska Way · East Point, GA 30344

$225,000

3 bd · 2.0 ba · 1,348 sqft · SingleFamily public records · 143 Days on market

Built 1960 0.38 ac lot Est $210k · 7% over

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Why this score? — see what drove the D- 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 +12.6/30.0
• Schools +4.5/10.0
• ARV discount +4.4/15.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• 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

Charming 3-bedroom, 2-bathroom home located in a quiet neighborhood of East Point. This property features a spacious living area, a large backyard, and plenty of potential for customization. Perfect for investors or buyers looking for a project to make his home! Please note, this home is being sold as-is. Don't miss out on the opportunity to make this your own! Seller preferred closing attorney Lueder Larkin and Hunter

Key facts

• Spacious living area
• Large backyard
• 0.38 acre lot

Tags

• LARGE BACKYARD
• SPACIOUS LIVING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-29 ($-351/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (14.2% below list).
• Recommended offer: $193k (14.2% 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: Hamilton E. Holmes Elementary (math 12% / reading 17%, grade F, #996 of 1,228 statewide, top 83%, 538 students, 100% FRL); 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 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 (-35 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; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $7k 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 143 days — a 12% lower offer ($198k) 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.
• Current owner paid $64k; list at $225k implies a 249% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $193,124 (14.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.86% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.56%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $210,288
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2921 Pine Valley Cir	0.63mi	3/2.0	1,406 (+4%)	1mo	$170,000	$121	62
2927 Arrowood Dr	0.38mi	3/2.0	1,456 (+8%)	16mo	$219,500	$151	56
2674 Bryant Dr	0.37mi	4/2.0 (+1)	1,381 (+2%)	23mo	$215,000	$156	55
2609 Riggs Dr	0.69mi	3/2.0	1,372 (+2%)	14mo	$250,000	$182	53
2519 Bryan Cir	0.68mi	3/2.0	1,326 (-2%)	16mo	$220,000	$166	52
2985 Meadow Lark Dr	0.74mi	3/2.0	1,520 (+13%)	3mo	$299,000	$197	41
2498 N Bryan Cir	0.74mi	3/2.0	1,510 (+12%)	16mo	$210,000	$139	33
2484 Dodson Dr	0.51mi	2/1.0 (-1)	1,182 (-12%)	18mo	$141,000	$119	31
2376 Ben Hill Rd	0.71mi	3/2.0	1,543 (+14%)	20mo	$327,999	$213	26

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: -19.1%
• Equity multiple: 0.34×
• Total profit: $-41,448
• Equity at exit: $33,548

10-year hold

• IRR: -15.4%
• Equity multiple: 0.19×
• Total profit: $-50,894
• Equity at exit: $19,454

Cash invested: $63,000 (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: 283
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,931 high
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-29

Break-even live

Break-even rent $1,968

Max offer price $220,768

Occupancy floor 97%

Sensitivity live

Price	-10% $126	-5% $49	+0% $-29	+5% $-107	+10% $-185
Rent	-10% $-182	-5% $-106	+0% $-29	+5% $47	+10% $123
Rate	-1.0pp $84	-0.5pp $28	base $-29	+0.5pp $-88	+1.0pp $-147

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2523 Ben Hill Rd Atlanta, GA	3.0	1.5	1412	$3,000	$2.12	22d	1	0.40mi
2658 Rolling Brook Trl Atlanta, GA	3.0	2.0	1754	$1,850	$1.05	44d	1	0.50mi
2610 Harmony Way Atlanta, GA	3.0	1.0	1100	$1,095	$1.00	25d	1	0.57mi
2656 Westchester Dr Atlanta, GA	3.0	1.0	1025	$1,600	$1.56	20d	1	0.63mi
2764 Riggs Dr Atlanta, GA	3.0	2.0	1147	$2,050	$1.79	44d	1	0.66mi
2675 Headland Dr Atlanta, GA	3.0	2.0	1408	$1,600	$1.14	18d	1	0.72mi
2514 Riggs Dr Atlanta, GA	4.0	2.0	1274	$2,000	$1.57	44d	1	0.80mi
2756 Plantation Dr Atlanta, GA	3.0	2.0	1119	$1,950	$1.74	21d	1	0.85mi
3211 Flamingo Dr Atlanta, GA	3.0	2.0	1485	$1,900	$1.28	44d	1	0.87mi
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
2250 Dodson Dr Atlanta, GA	4.0	2.0	1522	$4,200	$2.76	44d	1	0.93mi
2999 Continental Colony Pkwy SW Atlanta, GA	1.0–2.0	1.0–2.0	947	$1,429	$1.51	3d	5	0.95mi
3031 Remington St Atlanta, GA	3.0	2.0	1369	$1,200	$0.88	19d	1	0.95mi
2641 Connally Dr East Point, GA	2.0	1.0	1000	$1,500	$1.50	44d	1	0.96mi
3030 Remington St Atlanta, GA	3.0	1.0	1100	$1,200	$1.09	25d	1	0.98mi
3168 Beech Dr Atlanta, GA	3.0	2.0	1402	$1,500	$1.07	44d	1	0.99mi
2284 Headland Dr Atlanta, GA	3.0	3.5	1117	$1,502	$1.34	13d	1	1.05mi
2467 Calvin Ave Atlanta, GA	3.0	2.0	1200	$1,950	$1.62	25d	1	1.14mi
2801 Ridgeview Dr SW Atlanta, GA	3.0	3.0	1588	$2,500	$1.57	19d	1	1.17mi
3198 Washington Rd Atlanta, GA	2.0	1.5	1000	$1,500	$1.50	44d	1	1.21mi
3128 Chateau Blvd East Point, GA	1.0–2.0	1.0	1000	$1,395	$1.40	16d	12	1.23mi
3122 Meadowstone Ln SW Atlanta, GA	3.0	2.5	1336	$2,540	$1.90	25d	1	1.24mi
3122 Meadowstone Ln SW Atlanta, GA	3.0	2.5	1336	$2,440	$1.83	18d	1	1.24mi
2420 Heaton Dr Atlanta, GA	1.0–3.0	1.5–2.0	1103	$1,750	$1.59	44d	1	1.25mi
2886 Ridgeview Dr SW Atlanta, GA	3.0	2.5	1792	$2,175	$1.21	3d	1	1.34mi
3181 Meadowstone Ln SW Atlanta, GA	3.0	2.5	1536	$2,300	$1.50	19d	1	1.34mi
2909 Campbellton Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	917	$1,299	$1.42	25d	1	1.37mi
2933 Cloverhurst Dr Atlanta, GA	4.0	3.0	1550	$2,500	$1.61	21d	1	1.38mi
3184 Pollard St Atlanta, GA	3.0	2.0	1400	$1,800	$1.29	44d	1	1.39mi
3381 Greenbriar Pkwy SW Atlanta, GA	1.0–2.0	1.0–2.0	836	$1,416	$1.69	25d	1	1.40mi
3488 Cardinal Dr SW Atlanta, GA	3.0	2.5	1421	$2,100	$1.48	25d	1	1.41mi
2684 Toucan Way SW Atlanta, GA	3.0	2.5	1652	$2,350	$1.42	25d	1	1.42mi
3560 Eagle Ct SW Atlanta, GA	3.0	2.5	1480	$1,995	$1.35	8d	1	1.43mi
1994 Bent Creek Way SW Atlanta, GA	1.0–3.0	1.0–2.0	1041	$1,455	$1.40	8d	1	1.46mi
2287 Mulberry St Unit B Atlanta, GA	3.0	1.0	1700	$2,500	$1.47	25d	1	1.49mi
1932 Montrose Dr Atlanta, GA	3.0	1.0	1200	$1,750	$1.46	19d	1	1.49mi

Listing history 11 events

1. 2026-04-02
   status Under Contract 422-char remark

   Show marketing remark (422 chars)

   Charming 3-bedroom, 2-bathroom home located in a quiet neighborhood of East Point. This property features a spacious living area, a large backyard, and plenty of potential for customization. Perfect for investors or buyers looking for a project to make his home! Please note, this home is being sold as-is. Don't miss out on the opportunity to make this your own! Seller preferred closing attorney Lueder Larkin and Hunter

2. 2026-04-02
   status Pending

   Show marketing remark (422 chars)

   Charming 3-bedroom, 2-bathroom home located in a quiet neighborhood of East Point. This property features a spacious living area, a large backyard, and plenty of potential for customization. Perfect for investors or buyers looking for a project to make his home! Please note, this home is being sold as-is. Don't miss out on the opportunity to make this your own! Seller preferred closing attorney Lueder Larkin and Hunter

3. 2026-03-24
   price $225,000
4. 2026-03-11
   listed $225,000 New 422-char remark

   Show marketing remark (422 chars)

   Charming 3-bedroom, 2-bathroom home located in a quiet neighborhood of East Point. This property features a spacious living area, a large backyard, and plenty of potential for customization. Perfect for investors or buyers looking for a project to make his home! Please note, this home is being sold as-is. Don't miss out on the opportunity to make this your own! Seller preferred closing attorney Lueder Larkin and Hunter

5. 2026-03-10
   historical $225,000 422-char remark

   Show marketing remark (422 chars)

   Charming 3-bedroom, 2-bathroom home located in a quiet neighborhood of East Point. This property features a spacious living area, a large backyard, and plenty of potential for customization. Perfect for investors or buyers looking for a project to make his home! Please note, this home is being sold as-is. Don't miss out on the opportunity to make this your own! Seller preferred closing attorney Lueder Larkin and Hunter

6. 2026-03-10
   historical

   Show marketing remark (422 chars)

   Charming 3-bedroom, 2-bathroom home located in a quiet neighborhood of East Point. This property features a spacious living area, a large backyard, and plenty of potential for customization. Perfect for investors or buyers looking for a project to make his home! Please note, this home is being sold as-is. Don't miss out on the opportunity to make this your own! Seller preferred closing attorney Lueder Larkin and Hunter

7. 2025-12-31
   price $265,000
8. 2025-11-10
   listed $285,000 Active
9. 2025-10-23
   listed $285,000 New
10. 1986-07-17
    soldstatus $64,400
11. 1986-07-01
    soldstatus $64,400

ⓘ 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 5/10 Major 25% 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: $23,175
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,854
• − Management: −$1,854
• − Depreciation: −$6,545
• Taxable loss: −$4,182
• Est. tax savings @ 24.0%: +$1,004
• After-tax cash flow: $653/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

+249.4% since first listed

11 events — show timeline

• 2026-04-02 Pending — GAMLS
• 2026-04-02 Pending — FMLS
• 2026-03-24 Price Changed $225,000 FMLS
• 2026-03-11 Listed $225,000 GAMLS
• 2026-03-10 Coming Soon $225,000 GAMLS
• 2026-03-10 Listing Removed — GAMLS
• 2025-12-31 Price Changed $265,000 GAMLS
• 2025-11-10 Listed $285,000 FMLS
• 2025-10-23 Listed $285,000 GAMLS
• 1986-07-17 Sold (Public Records) $64,400 Public Records
• 1986-07-01 Sold (Public Records) $64,400 Public Records

Property tax history

-15.2%/yr

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