4304 Savannah Trl · East Point, GA 30349

$278,000

4 bd · 2.5 ba · 2,217 sqft · SingleFamily public records · 15 Days on market

Built 2005 9,278 sqft lot Est $273k · at est. $29/mo HOA · 1% 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).

• Cash flow +12.2/30.0
• Appreciation +10.0/10.0
• ARV discount +6.6/15.0
• Schools +4.5/10.0
• DSCR +3.6/10.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautiful 2-story home in East Point featuring an open floor plan designed for comfortable living and entertaining. The main level offers separate dining and living rooms, creating versatile spaces for hosting or everyday use. The spacious kitchen features white cabinets, solid surface countertops, and a bright eat-in breakfast area surrounded by a wall of windows that fills the home with natural light. The cozy family room with fireplace provides the perfect gathering space, while a convenient half bath completes the main level. Upstairs, the oversized primary suite boasts a relaxing sitting area and a large walk-in closet. Upstairs laundry adds extra convenience to this home. Some images in this listing have been virtually staged.

Key facts

• Open floor plan
• Spacious kitchen
• Convenient half bath

Tags

• OPEN FLOOR PLAN
• SEPARATE DINING ROOMS
• SPACIOUS KITCHEN
• BRIGHT EAT-IN BREAKFAST AREA
• COZY FAMILY ROOM
• CONVENIENT HALF BATH

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $350; Community sidewalks

Exterior

• Parking: Two total parking spaces; Two-car garage that faces the front
• Utilities: Public water; Public sewer; Electricity available; Water available; Sewer available
• Home design: Two levels; Resale single-family home; Fee simple ownership
• Construction: Brick front with shingle and wood siding; Composition roof; Slab foundation; Built as existing (resale)
• Exterior features: Patio; Other exterior features

Interior

• Kitchen: Breakfast bar; White cabinets; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Four upper-level bedrooms; Oversized master bedroom
• Flooring: Carpet; Vinyl; Other flooring
• Bathrooms: Two full bathrooms (both on the upper level); One half bathroom (main level); Master bathroom with double vanity and separate tub and shower
• Heating & cooling: Central heating; Central air conditioning (electric)
• Interior features: Tray ceilings; Walk-in closets; One fireplace located in the family room; No shared/common walls; Family room and office among the listed room types
• Laundry & utility: Laundry closet on the upper level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $278k.

Deal economics

• At list price, monthly cash flow is $-58 ($-698/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (17.5% below list).
• Recommended offer: $229k (17.5% 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: Lee Elementary School (math 32% / reading 42%, grade F, #485 of 1,228 statewide, top 41%, 481 students, 100% FRL); Camp Creek Middle School (math 17% / reading 32%, grade F, #301 of 470 statewide, top 66%, 644 students, 100% FRL); Langston Hughes High School (math 8% / reading 17%, grade F, #336 of 424 statewide, top 80%, 1,964 students, 65% FRL) — zoned schools average 88% FRL vs 41% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 51% district-wide (-26 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 flat; 655 active listings in the ZIP; 38 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).

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.9% rent growth), your $78k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($274k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 7y 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 $205k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $229,233 (17.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.90%
• DSCR: 0.96
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $272,691
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4701 Highpoint Ln	0.40mi	3/2.5 (-1)	2,229 (+0%)	16mo	$275,000	$123	62
4811 Westgate Blvd	0.48mi	4/2.5	2,074 (-6%)	12mo	$285,000	$137	57
3510 Spring Valley Blvd	0.62mi	4/2.0	2,395 (+8%)	11mo	$275,000	$115	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.95% rent growth · sell at horizon

5-year hold

• IRR: 23.0%
• Equity multiple: 2.84×
• Total profit: $143,070
• Equity at exit: $250,444

10-year hold

• IRR: 20.1%
• Equity multiple: 6.34×
• Total profit: $415,600
• Equity at exit: $540,093

Cash invested: $77,840 (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 30349

• Home prices YoY: 4.6%
• Rents YoY: 0.9%
• Active inventory: 655
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,292 high
• Mortgage (P&I): −$1,458
• Tax from tax record: −$266 /mo · $3,197/yr
• Insurance: −$116
• HOA: −$29
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $-58

Break-even live

Break-even rent $2,366

Max offer price $267,724

Occupancy floor 98%

Sensitivity live

Price	-10% $99	-5% $21	+0% $-58	+5% $-137	+10% $-216
Rent	-10% $-239	-5% $-149	+0% $-58	+5% $32	+10% $123
Rate	-1.0pp $82	-0.5pp $13	base $-58	+0.5pp $-130	+1.0pp $-203

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: $69,500
• Closing costs: $8,340
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4524 Parkway Cir Atlanta, GA	4.0	2.0	2610	$2,215	$0.85	0d	1	0.20mi
4209 Legacy Sq Atlanta, GA	3.0	2.5	1520	$1,750	$1.15	45d	1	0.23mi
4561 Parkway Cir Atlanta, GA	3.0	2.5	1773	$1,950	$1.10	7d	1	0.27mi
4569 Parkway Cir Atlanta, GA	3.0	2.5	1622	$2,150	$1.33	45d	1	0.28mi
4683 Highpoint Way Atlanta, GA	3.0	2.5	1575	$1,885	$1.20	26d	1	0.30mi
4761 Highpoint Way #139 Atlanta, GA	3.0	2.5	1670	$2,500	$1.50	7d	1	0.31mi
4709 Tradition Pkwy #2 Atlanta, GA	4.0	2.5	1868	$2,200	$1.18	45d	1	0.33mi
4910 Heritage Cir Atlanta, GA	4.0	2.0	2229	$2,355	$1.06	26d	1	0.38mi
4779 Highpoint Way College Park, GA	4.0	2.5	1950	$2,201	$1.13	7d	1	0.39mi
3740 Will Lee Rd Atlanta, GA	3.0	2.0	1542	$2,010	$1.30	20d	1	0.45mi
3730 Will Lee Rd Atlanta, GA	3.0	2.0	1462	$1,939	$1.33	7d	1	0.45mi
3635 Las Olas Dr Atlanta, GA	3.0	2.5	1788	$1,599	$0.89	14d	1	0.92mi
3605 Las Olas Dr Atlanta, GA	3.0	2.0	1543	$1,786	$1.16	0d	1	0.93mi
3730 Las Olas Dr Atlanta, GA	3.0	2.5	1533	$2,100	$1.37	45d	1	0.95mi
4555 Washington Rd Atlanta, GA	1.0–3.0	1.0–2.5	1145	$1,275	$1.11	0d	15	1.04mi
4401 Stone Gate Way Atlanta, GA	3.0	2.5	1498	$1,750	$1.17	18d	1	1.08mi
4249 High Park Ln Atlanta, GA	3.0	2.5	1504	$1,650	$1.10	7d	1	1.09mi
4394 Stone Gate Way East Point, GA	3.0	2.5	1485	$1,645	$1.11	26d	1	1.10mi
3369 The Way Pl Atlanta, GA	3.0	2.5	1830	$2,395	$1.31	45d	1	1.14mi
1414 Canopy Dr Unit 1 East Point, GA	3.0	2.5	1660	$3,000	$1.81	26d	1	1.15mi
— Atlanta, GA	3.0	2.5	1498	$1,750	$1.17	20d	1	1.15mi
3361 The Way Pl Atlanta, GA	3.0	2.5	1968	$3,500	$1.78	45d	1	1.15mi
1410 Canopy Dr Unit 1 East Point, GA	3.0	2.5	1600	$1,600	$1.00	14d	1	1.15mi
4253 Kensington Cv Atlanta, GA	4.0	2.5	2695	$2,415	$0.90	23d	1	1.16mi
5618 Laurel Ridge Dr East Point, GA	4.0	2.5	2100	$4,500	$2.14	26d	1	1.18mi
4010 Lake Manor Way Atlanta, GA	4.0	2.5	2900	$5,500	$1.90	45d	1	1.19mi
435 Skif Pond Ct Atlanta, GA	4.0	3.0	1567	$2,228	$1.42	0d	1	1.20mi
2826 Laurel Ridge Cir Atlanta, GA	3.0	2.5	1492	$1,900	$1.27	12d	1	1.29mi
2832 Laurel Ridge Cir Atlanta, GA	3.0	2.5	1492	$1,800	$1.21	45d	1	1.29mi
2802 Laurel Ridge Cir Atlanta, GA	4.0	3.5	1992	$2,300	$1.15	7d	1	1.30mi
3920 Lake Manor Way Atlanta, GA	4.0	2.5	2302	$2,479	$1.08	7d	1	1.34mi
3920 Lake Manor Way Atlanta, GA	4.0	2.5	2302	$2,479	$1.08	18d	1	1.34mi
2778 Laurel Ridge Cir Atlanta, GA	3.0	2.5	1436	$1,900	$1.32	45d	1	1.35mi
2776 Laurel Ridge Cir Atlanta, GA	3.0	2.5	1436	$1,900	$1.32	7d	1	1.35mi
3910 Lake Manor Way Atlanta, GA	4.0	2.5	2459	$1,560	$0.63	5d	1	1.35mi
4050 Washington Rd Atlanta, GA	5.0	3.0	2895	$5,700	$1.97	45d	1	1.39mi
3200 Desert Dr Atlanta, GA	3.0	1.0–2.5	977	$1,602	$1.64	0d	16	1.42mi
4057 Princeton Lakes Way SW Atlanta, GA	3.0	2.5	2088	$2,628	$1.26	26d	1	1.47mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 11 events

1. 2026-06-17
   status $278,000 Pending 15 DOM
2. 2026-06-17
   days on market $278,000 Active 15 DOM
3. 2026-06-16
   days on market $278,000 Active 14 DOM
4. 2026-06-15
   days on market $278,000 Active 13 DOM
5. 2026-06-13
   days on market $278,000 Active 11 DOM
6. 2026-06-09
   days on market $278,000 Active 7 DOM
7. 2026-06-08
   days on market $278,000 Active 6 DOM
8. 2026-06-07
   days on market $278,000 Active 5 DOM
9. 2026-06-04
   days on market $278,000 Active 2 DOM
10. 2026-06-03
    remarks 699-char remark
11. 2026-06-03
    listed $278,000 Active 1 DOM

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

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $3,197 · $266/mo
• Projected year-2 tax: $3,197 · $266/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 ≥103°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: $27,508
• − Mortgage interest: −$15,572
• − Property taxes: −$3,197
• − Insurance: −$1,390
• − Repairs & maintenance: −$2,201
• − Management: −$2,201
• − HOA: −$348
• − Depreciation: −$8,087
• Taxable loss: −$5,488
• Est. tax savings @ 24.0%: +$1,317
• After-tax cash flow: $619/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): 79,872
• Household income: $67,023
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 4258.0

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 (89%)
• Race & ethnicity: Black 89% Hispanic / Latino 5% Two or more races 4% White 3%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 6% French/Haitian/Cajun 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: ▲ 18.01%
• Current HPI: 407.99
• Rent YoY: ▲ 0.95%
• 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

-61.4% since first listed

18 events — show timeline

• 2026-06-02 Listed $278,000 FMLS
• 2026-06-02 Listed $278,000 GAMLS
• 2025-08-10 Rental Removed $2,189 Tricon
• 2025-07-24 Price Changed $2,189 Tricon
• 2025-07-17 Price Changed $2,289 Tricon
• 2025-05-21 Listed for Rent $2,449 Tricon
• 2019-10-22 Sold (Public Records) $205,000 Public Records
• 2019-10-18 Sold (MLS) $205,000 GAMLS
• 2019-10-18 Sold (MLS) $205,000 FMLS
• 2019-09-20 Pending — GAMLS
• 2019-09-20 Pending — FMLS
• 2019-08-20 Relisted — GAMLS
• 2019-08-20 Relisted — FMLS
• 2019-08-20 Pending — GAMLS
• 2019-08-20 Pending — FMLS
• 2019-08-10 Listed $215,000 GAMLS
• 2019-08-10 Listed $215,000 FMLS
• 2005-01-03 Sold (Public Records) $720,600 Public Records

Property tax history

+3.8%/yr

Latest (2025): $3,197 · -0.0% YoY. Source: county tax records.