1214 Hawthorne Trl · East Point, GA 30344

$300,000

4 bd · 2.5 ba · 2,328 sqft · SingleFamily · 42 Days on market

Built 2020 3,484 sqft lot $129/sqft · 15% below area Est $353k · 15% under $101/mo HOA · 4% of rent

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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).

• ARV discount +14.2/15.0
• Cash flow +8.0/30.0
• Schools +4.5/10.0
• Livability +3.6/5.0
• 1% rule +2.9/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained 4-bedroom, 2.5-bath home in a newer East Point community, built in 2020 and offering 2,328 sq ft of living space. The main level features an open-concept layout with abundant natural light and a seamless flow between the living and dining areas. The kitchen includes granite countertops, stainless steel appliances, a center island with bar seating, and ample cabinetry. A convenient powder room is also located on the main level. Upstairs, the oversized primary suite features a tray ceiling, large walk-in closet, and en-suite bath with dual vanities, soaking tub, and separate shower. Three additional bedrooms and a full bath provide flexible space for guests, home office, or everyday living. Recent updates include new carpet, fresh interior paint, and a pressure-washed exterior. Additional features include an oversized garage and move-in-ready condition throughout. Community amenities include a pool and playground. Conveniently located minutes from Hartsfield-Jackson Airport, downtown Atlanta, Camp Creek Marketplace, shopping, dining, and major highways.

Key facts

• Ample cabinetry
• Granite countertops
• Center island

Tags

• OPEN-CONCEPT LAYOUT
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• CENTER ISLAND
• AMPLE CABINETRY
• OVERSIZED PRIMARY SUITE

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-307 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (14.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (21.2% below list).
• Recommended offer: $236k (21.2% 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: 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 41% 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 $9k 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 42 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 2 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 $236,408 (21.2% 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 42 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.38%
• DSCR: 0.81
• GRM: 10.6

CMA / ARV

• ARV (median comp): $352,905
• List price: $300,000
• Delta: -14.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1852 Laurel Green Way	0.09mi	4/2.5	2,253 (-3%)	14mo	$340,000	$151	78
1848 Laurel Green Way	0.07mi	3/2.5 (-1)	2,030 (-13%)	14mo	$335,000	$165	59
1963 Shepherd Cir SW	0.35mi	4/3.0	2,133 (-8%)	14mo	$365,000	$171	56
1420 Elizabeth Ln	0.73mi	3/2.0 (-1)	2,079 (-11%)	13mo	$299,000	$144	30

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: -25.6%
• Equity multiple: 0.14×
• Total profit: $-71,905
• Equity at exit: $44,731

10-year hold

• IRR: -28.4%
• Equity multiple: -0.22×
• Total profit: $-102,690
• Equity at exit: $25,939

Cash invested: $84,000 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,364 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$101
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $-307

Break-even live

Break-even rent $2,752

Max offer price $255,633

Occupancy floor —

Sensitivity live

Price	-10% $-99	-5% $-203	+0% $-307	+5% $-410	+10% $-514
Rent	-10% $-493	-5% $-400	+0% $-307	+5% $-213	+10% $-120
Rate	-1.0pp $-156	-0.5pp $-230	base $-307	+0.5pp $-384	+1.0pp $-463

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1220 Hawthorne Trl East Point, GA	3.0	2.5	1886	$2,250	$1.19	45d	1	0.02mi
6035 Bayrose Cir East Point, GA	3.0	3.5	2100	$2,500	$1.19	26d	1	0.12mi
6035 Bayrose Cir East Point, GA	3.0	3.5	2100	$2,500	$1.19	45d	1	0.12mi
9051 Bayrose Cir East Point, GA	3.0	3.5	1620	$2,300	$1.42	45d	1	0.15mi
2133 Pinehurst Dr Atlanta, GA	3.0	1.5	2401	$1,800	$0.75	45d	1	0.69mi
1352 Elizabeth Ln Atlanta, GA	3.0	2.0	1654	$1,745	$1.06	12d	1	0.87mi
1352 Elizabeth Ln Atlanta, GA	3.0	2.0	1654	$1,745	$1.06	0d	1	0.87mi
1452 Lockwood Dr SW Atlanta, GA	4.0	3.5	2910	$4,950	$1.70	26d	1	0.93mi
2340 Newnan St Atlanta, GA	4.0	2.0	1598	$775	$0.48	45d	1	0.94mi
2287 Mulberry St Unit B Atlanta, GA	3.0	1.0	1700	$2,500	$1.47	26d	1	1.00mi
1336 Willow Trl SW Atlanta, GA	5.0	2.0	2000	$2,500	$1.25	7d	1	1.13mi
1746 Spring Ave Atlanta, GA	5.0	2.0	2500	$2,850	$1.14	45d	1	1.18mi
1005 Birch St SW Atlanta, GA	4.0	2.5	1740	$3,000	$1.72	20d	1	1.32mi
1029 Katherwood Dr SW Atlanta, GA	3.0	2.0	1870	$2,350	$1.26	9d	1	1.37mi
1668 Laurelwood Dr SW Atlanta, GA	3.0	2.0	2019	$2,000	$0.99	22d	1	1.39mi
1656 Ware Ave Atlanta, GA	3.0	2.0	1866	$2,150	$1.15	45d	1	1.43mi
1745 Sylvan Rd SW Atlanta, GA	4.0	2.0	2200	$2,449	$1.11	0d	1	1.50mi

HOA detail

• Monthly dues: $101 · $1,212/yr
• Likely covers: pool

Listing history 13 events

1. 2026-06-21
   statusdays on market $300,000 Pending 42 DOM
2. 2026-06-18
   days on market $300,000 Active 41 DOM
3. 2026-06-17
   days on market $300,000 Active 40 DOM
4. 2026-06-16
   days on market $300,000 Active 39 DOM
5. 2026-06-15
   days on market $300,000 Active 38 DOM
6. 2026-06-13
   days on market $300,000 Active 36 DOM
7. 2026-06-09
   days on market $300,000 Active 32 DOM
8. 2026-06-08
   days on market $300,000 Active 31 DOM
9. 2026-06-07
   statusdays on market $300,000 Active 30 DOM
10. 2026-05-11
    status Pending 1092-char remark

    Show marketing remark (1092 chars)

    Well-maintained 4-bedroom, 2.5-bath home in a newer East Point community, built in 2020 and offering 2,328 sq ft of living space. The main level features an open-concept layout with abundant natural light and a seamless flow between the living and dining areas. The kitchen includes granite countertops, stainless steel appliances, a center island with bar seating, and ample cabinetry. A convenient powder room is also located on the main level. Upstairs, the oversized primary suite features a tray ceiling, large walk-in closet, and en-suite bath with dual vanities, soaking tub, and separate shower. Three additional bedrooms and a full bath provide flexible space for guests, home office, or everyday living. Recent updates include new carpet, fresh interior paint, and a pressure-washed exterior. Additional features include an oversized garage and move-in-ready condition throughout. Community amenities include a pool and playground. Conveniently located minutes from Hartsfield-Jackson Airport, downtown Atlanta, Camp Creek Marketplace, shopping, dining, and major highways.

11. 2026-05-08
    status Under Contract 1092-char remark

    Show marketing remark (1092 chars)

    Well-maintained 4-bedroom, 2.5-bath home in a newer East Point community, built in 2020 and offering 2,328 sq ft of living space. The main level features an open-concept layout with abundant natural light and a seamless flow between the living and dining areas. The kitchen includes granite countertops, stainless steel appliances, a center island with bar seating, and ample cabinetry. A convenient powder room is also located on the main level. Upstairs, the oversized primary suite features a tray ceiling, large walk-in closet, and en-suite bath with dual vanities, soaking tub, and separate shower. Three additional bedrooms and a full bath provide flexible space for guests, home office, or everyday living. Recent updates include new carpet, fresh interior paint, and a pressure-washed exterior. Additional features include an oversized garage and move-in-ready condition throughout. Community amenities include a pool and playground. Conveniently located minutes from Hartsfield-Jackson Airport, downtown Atlanta, Camp Creek Marketplace, shopping, dining, and major highways.

12. 2026-04-13
    listed $300,000 Active 1092-char remark

    Show marketing remark (1092 chars)

    Well-maintained 4-bedroom, 2.5-bath home in a newer East Point community, built in 2020 and offering 2,328 sq ft of living space. The main level features an open-concept layout with abundant natural light and a seamless flow between the living and dining areas. The kitchen includes granite countertops, stainless steel appliances, a center island with bar seating, and ample cabinetry. A convenient powder room is also located on the main level. Upstairs, the oversized primary suite features a tray ceiling, large walk-in closet, and en-suite bath with dual vanities, soaking tub, and separate shower. Three additional bedrooms and a full bath provide flexible space for guests, home office, or everyday living. Recent updates include new carpet, fresh interior paint, and a pressure-washed exterior. Additional features include an oversized garage and move-in-ready condition throughout. Community amenities include a pool and playground. Conveniently located minutes from Hartsfield-Jackson Airport, downtown Atlanta, Camp Creek Marketplace, shopping, dining, and major highways.

13. 2026-04-13
    listed $300,000 New 1092-char remark

    Show marketing remark (1092 chars)

    Well-maintained 4-bedroom, 2.5-bath home in a newer East Point community, built in 2020 and offering 2,328 sq ft of living space. The main level features an open-concept layout with abundant natural light and a seamless flow between the living and dining areas. The kitchen includes granite countertops, stainless steel appliances, a center island with bar seating, and ample cabinetry. A convenient powder room is also located on the main level. Upstairs, the oversized primary suite features a tray ceiling, large walk-in closet, and en-suite bath with dual vanities, soaking tub, and separate shower. Three additional bedrooms and a full bath provide flexible space for guests, home office, or everyday living. Recent updates include new carpet, fresh interior paint, and a pressure-washed exterior. Additional features include an oversized garage and move-in-ready condition throughout. Community amenities include a pool and playground. Conveniently located minutes from Hartsfield-Jackson Airport, downtown Atlanta, Camp Creek Marketplace, shopping, dining, and major highways.

ⓘ 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 6/10 Major 7 d/yr ≥104°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: $28,369
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,270
• − Management: −$2,270
• − HOA: −$1,212
• − Depreciation: −$8,727
• Taxable loss: −$8,914
• Est. tax savings @ 24.0%: +$2,139
• After-tax cash flow: $-1,540/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

+0.0% since first listed

4 events — show timeline

• 2026-05-11 Pending — FMLS
• 2026-05-08 Pending — GAMLS
• 2026-04-13 Listed $300,000 GAMLS
• 2026-04-13 Listed $300,000 FMLS