5640 Laurel Ridge Dr · East Point, GA 30344

$310,000

4 bd · 2.5 ba · 1,844 sqft · SingleFamily · 8 Days on market

Built 2018 0.26 ac lot $168/sqft · 16% below area Est $368k · 16% under

---

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 +14.6/15.0
• Cash flow +7.1/30.0
• Schools +4.5/10.0
• Livability +3.6/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Get ready to be first in line for this exciting new opportunity! Coming soon to the market, 5640 Laurel Ridge Drive in East Point is a home you won't want to miss. Be among the first to step inside and experience the fresh updates throughout, featuring brand new LVP hardwood floors, plush new carpet, and stunning new granite countertops that bring a modern touch to the kitchen and living spaces. With no HOA, you'll enjoy the freedom and flexibility that today's buyers are looking for. Perfectly located with convenient access to the airport, major highways, shopping, and dining, this home offers both comfort and convenience in one package. Opportunities like this don't come around often. Stay tuned for more details, professional photos, and showing availability. Get ready... this one is worth the wait!

Key facts

• 0.26 acre lot
• 2 garage spots
• Built 2018

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-436 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (20.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (30.3% below list).
• Recommended offer: $216k (30.3% 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+, schools F, crime 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.
• Market conditions: Rents rising (+1.4%/yr); 283 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 38% 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y ago; this cycle's ask is 107% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $150k; list at $310k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $215,975 (30.3% 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. 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. 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?
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: 0.70% ✗
• Cap rate: 4.60%
• Cash-on-cash: -6.03%
• DSCR: 0.73
• GRM: 12.0

CMA / ARV

• ARV (median comp): $367,651
• List price: $310,000
• Delta: -15.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2855 Aralynn Way	0.74mi	4/2.5	1,934 (+5%)	1mo	$370,000	$191	57
2807 Manor Dr	0.75mi	4/2.5	1,934 (+5%)	0mo	$356,253	$184	57
2838 Aralynn Way	0.67mi	4/2.5	1,934 (+5%)	8mo	$365,000	$189	54
2836 Aralynn Way	0.66mi	3/2.5 (-1)	1,749 (-5%)	6mo	$340,000	$194	50
2854 Aralynn	0.74mi	3/2.5 (-1)	1,749 (-5%)	2mo	$358,990	$205	50
4213 Janice Dr	0.66mi	4/2.5	2,100 (+14%)	5mo	$320,000	$152	42
2789 Aralynn Way	0.64mi	3/2.5 (-1)	2,002 (+9%)	11mo	$380,000	$190	41
2850 Aralynn	0.72mi	4/3.0	2,100 (+14%)	3mo	$379,990	$181	38
2856 Aralynn	0.75mi	4/3.0	2,100 (+14%)	2mo	$379,000	$180	38
2843 Aralynn Way	0.69mi	4/3.0	2,100 (+14%)	6mo	$375,000	$179	38
2834 Aralynn Way	0.66mi	4/3.0	2,100 (+14%)	9mo	$370,000	$176	37
2847 Aralynn Way	0.71mi	4/3.0	2,100 (+14%)	6mo	$379,990	$181	37

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: -28.5%
• Equity multiple: 0.06×
• Total profit: $-81,506
• Equity at exit: $46,222

10-year hold

• IRR: -35.7%
• Equity multiple: -0.39×
• Total profit: $-120,614
• Equity at exit: $26,803

Cash invested: $86,800 (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: 12.0×

Monthly cashflow live

• Estimated rent: $2,160 high
• Mortgage (P&I): −$1,626
• Tax est. 1.5%: −$388 /mo · $4,650/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $-436

Break-even live

Break-even rent $2,712

Max offer price $246,890

Occupancy floor —

Sensitivity live

Price	-10% $-222	-5% $-329	+0% $-436	+5% $-543	+10% $-650
Rent	-10% $-607	-5% $-521	+0% $-436	+5% $-351	+10% $-266
Rate	-1.0pp $-280	-0.5pp $-357	base $-436	+0.5pp $-516	+1.0pp $-598

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2802 Laurel Ridge Cir Atlanta, GA	4.0	3.5	1992	$2,300	$1.15	6d	1	0.05mi
2778 Laurel Ridge Cir Atlanta, GA	3.0	2.5	1436	$1,900	$1.32	44d	1	0.07mi
2776 Laurel Ridge Cir Atlanta, GA	3.0	2.5	1436	$1,900	$1.32	6d	1	0.08mi
2826 Laurel Ridge Cir Atlanta, GA	3.0	2.5	1492	$1,900	$1.27	11d	1	0.09mi
2832 Laurel Ridge Cir Atlanta, GA	3.0	2.5	1492	$1,800	$1.21	44d	1	0.10mi
5618 Laurel Ridge Dr East Point, GA	4.0	2.5	2100	$4,500	$2.14	25d	1	0.14mi
2900 Laurel Ridge Way East Point, GA	1.0–3.0	1.0–2.0	1028	$1,662	$1.62	11d	9	0.20mi
3200 Desert Dr Atlanta, GA	3.0	1.0–2.5	977	$1,630	$1.67	2d	15	0.22mi
4031 7 Oaks Ln SW East Point, GA	2.0–3.0	1.0–2.0	1184	$1,265	$1.07	6d	1	0.22mi
1414 Canopy Dr Unit 1 East Point, GA	3.0	2.5	1660	$3,000	$1.81	25d	1	0.38mi
1410 Canopy Dr Unit 1 East Point, GA	3.0	2.5	1600	$1,600	$1.00	13d	1	0.38mi
3222 Kenelworth Dr Atlanta, GA	2.0–3.0	1.5–2.5	1062	$1,550	$1.46	21d	23	0.40mi
4249 High Park Ln Atlanta, GA	3.0	2.5	1504	$1,650	$1.10	6d	1	0.44mi
4001 Lakemont Dr Atlanta, GA	1.0–3.0	1.0–2.5	1165	$1,489	$1.28	2d	28	0.47mi
— Atlanta, GA	3.0	2.5	1498	$1,750	$1.17	19d	1	0.49mi
4401 Stone Gate Way Atlanta, GA	3.0	2.5	1498	$1,750	$1.17	17d	1	0.49mi
4394 Stone Gate Way East Point, GA	3.0	2.5	1485	$1,645	$1.11	25d	1	0.52mi
2797 Aralynn Way Atlanta, GA	4.0	2.5	2100	$3,000	$1.43	44d	1	0.62mi
4007 Garden Ln Atlanta, GA	3.0	2.5	2000	$2,900	$1.45	44d	1	0.66mi
2759 Aralynn Way Atlanta, GA	4.0	2.5	2067	$2,500	$1.21	25d	1	0.77mi
2609 Charlestown Dr Atlanta, GA	2.0–3.0	1.5–2.5	1360	$1,675	$1.23	2d	23	1.01mi
4165 Williamsburg Dr Atlanta, GA	4.0	3.0	1737	$2,000	$1.15	44d	1	1.12mi
2886 Ridgeview Dr SW Atlanta, GA	3.0	2.5	1792	$2,175	$1.21	3d	1	1.27mi
3181 Meadowstone Ln SW Atlanta, GA	3.0	2.5	1536	$2,300	$1.50	19d	1	1.31mi
3181 Meadowstone Ln SW Atlanta, GA	3.0	2.5	2184	$2,200	$1.01	8d	1	1.31mi
3122 Meadowstone Ln SW Atlanta, GA	3.0	2.5	1336	$2,440	$1.83	18d	1	1.37mi
3122 Meadowstone Ln SW Atlanta, GA	3.0	2.5	1336	$2,540	$1.90	25d	1	1.37mi
2801 Ridgeview Dr SW Atlanta, GA	3.0	3.0	1588	$2,500	$1.57	19d	1	1.46mi
4709 Tradition Pkwy #2 Atlanta, GA	4.0	2.5	1868	$2,200	$1.18	44d	1	1.49mi
3540 N Camp Creek Pkwy SW Atlanta, GA	1.0–5.0	1.0–2.0	1100	$1,588	$1.44	25d	1	1.49mi
4209 Legacy Sq Atlanta, GA	3.0	2.5	1520	$1,750	$1.15	44d	1	1.50mi

Listing history 14 events

1. 2026-06-18
   days on market $310,000 Active 8 DOM
2. 2026-06-17
   days on market $310,000 Active 7 DOM
3. 2026-06-16
   days on market $310,000 Active 6 DOM
4. 2026-06-15
   days on market $310,000 Active 5 DOM
5. 2026-06-13
   statusdays on market $310,000 Active 3 DOM
6. 2026-05-14
   historical On Hold 815-char remark

   Show marketing remark (815 chars)

   Get ready to be first in line for this exciting new opportunity! Coming soon to the market, 5640 Laurel Ridge Drive in East Point is a home you won't want to miss. Be among the first to step inside and experience the fresh updates throughout, featuring brand new LVP hardwood floors, plush new carpet, and stunning new granite countertops that bring a modern touch to the kitchen and living spaces. With no HOA, you'll enjoy the freedom and flexibility that today's buyers are looking for. Perfectly located with convenient access to the airport, major highways, shopping, and dining, this home offers both comfort and convenience in one package. Opportunities like this don't come around often. Stay tuned for more details, professional photos, and showing availability. Get ready... this one is worth the wait!

7. 2026-04-16
   historical $310,000 815-char remark

   Show marketing remark (815 chars)

   Get ready to be first in line for this exciting new opportunity! Coming soon to the market, 5640 Laurel Ridge Drive in East Point is a home you won't want to miss. Be among the first to step inside and experience the fresh updates throughout, featuring brand new LVP hardwood floors, plush new carpet, and stunning new granite countertops that bring a modern touch to the kitchen and living spaces. With no HOA, you'll enjoy the freedom and flexibility that today's buyers are looking for. Perfectly located with convenient access to the airport, major highways, shopping, and dining, this home offers both comfort and convenience in one package. Opportunities like this don't come around often. Stay tuned for more details, professional photos, and showing availability. Get ready... this one is worth the wait!

8. 2026-04-16
   historical

   Show marketing remark (815 chars)

   Get ready to be first in line for this exciting new opportunity! Coming soon to the market, 5640 Laurel Ridge Drive in East Point is a home you won't want to miss. Be among the first to step inside and experience the fresh updates throughout, featuring brand new LVP hardwood floors, plush new carpet, and stunning new granite countertops that bring a modern touch to the kitchen and living spaces. With no HOA, you'll enjoy the freedom and flexibility that today's buyers are looking for. Perfectly located with convenient access to the airport, major highways, shopping, and dining, this home offers both comfort and convenience in one package. Opportunities like this don't come around often. Stay tuned for more details, professional photos, and showing availability. Get ready... this one is worth the wait!

9. 2018-11-06
   soldstatus $149,990 Sold
10. 2018-09-28
    soldstatus $149,990 Sold
11. 2018-04-30
    status Pending
12. 2018-04-09
    status Under Contract
13. 2018-04-03
    listed $149,990 Active
14. 2018-04-03
    listed $149,990 New

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 20% 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 26% 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: $25,917
• − Mortgage interest: −$17,365
• − Property taxes: −$4,650
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,073
• − Management: −$2,073
• − Depreciation: −$9,018
• Taxable loss: −$10,813
• Est. tax savings @ 24.0%: +$2,595
• After-tax cash flow: $-2,639/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

+106.7% since first listed

9 events — show timeline

• 2026-05-14 Delisted — GAMLS
• 2026-04-16 Coming Soon $310,000 GAMLS
• 2026-04-16 Coming Soon — FMLS
• 2018-11-06 Sold (MLS) $149,990 FMLS
• 2018-09-28 Sold (MLS) $149,990 GAMLS
• 2018-04-30 Pending — FMLS
• 2018-04-09 Pending — GAMLS
• 2018-04-03 Listed $149,990 GAMLS
• 2018-04-03 Listed $149,990 FMLS