2036 Mcpherson Dr · East Point, GA 30344

$349,000

4 bd · 2.0 ba · 1,743 sqft · MultiFamily public records · 7 Days on market

Built 1950 3,528 sqft lot Est $394k · 11% 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 +17.3/30.0
• ARV discount +12.7/15.0
• DSCR +5.4/10.0
• Schools +4.5/10.0
• 1% rule +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

RENOVATED DUPLEX THAT INTERSECTS WITH TYLER PERRY WAY!!! Easy access to downtown, Hartsfeild airport, Mercedes Benz stadium, State Farm Arena, plenty of restaurants and shopping, and next to Tyler perry studios!!!! NEW ROOF, NEW HVAC, NEW WATER TANK, NEW KITCHEN CABINETS WITH QUARTZ TOPS, NEW APPLIANCES, NEW WINDOWS, RENOVATED BATHS, UPDATED PLUMBING AND ELECTRICAL, NEW FLOORING and both totally separate units have washer and dryer connections! Property is ready for your combination of RENTING, AIRBNB, or PAD SPLITTING. Don't miss out on this AMAZING opportunity!!!!

Key facts

• Renovated duplex
• New water tank
• New hvac

Tags

• RENOVATED DUPLEX
• EASY ACCESS TO DOWNTOWN
• NEW ROOF
• NEW HVAC
• NEW WATER TANK
• NEW KITCHEN CABINETS

Property features AI

Finance

• Financial info: Two-unit multifamily property; Both units vacant; Each unit currently listed with rent of $1,550; Utilities (electric, gas, water) and garbage are included for each unit; maintenance is not included
• HOA & community: Community amenities include nearby schools, public transport, shopping, parks, restaurants, sidewalks, and street lights

Exterior

• Parking: Driveway parking; Total of 4 parking spaces; Open parking available
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Underground utilities
• Home design: One-story property; Brick construction
• Construction: Brick exterior; Composition roof
• Exterior features: Patio (each unit); Near public transport, schools, shopping, parks, and restaurants; Sidewalks and street lights

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range/oven; Refrigerator
• Bedrooms: Two 2-bedroom units (each unit has 2 bedrooms)
• Flooring: Carpet; Luxury vinyl
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Central heating; Forced air; Natural gas heating; Central air conditioning; Ceiling fan(s); Electric cooling
• Interior features: Double pane windows; Updated/remodeled
• Laundry & utility: Washer/dryer connections in each unit

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $349k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive. Per door: $128/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $302k (13.3% below list).
• Recommended offer: $302k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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: 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; 40 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).
• At $3,025/mo this rent would consume 53% of the median local household income ($68k/yr) (locally 2226% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 3y ago; this cycle's ask is 21850% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $302,500 (13.3% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.87% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.15%
• DSCR: 1.14
• GRM: 9.6

CMA / ARV

• ARV (median comp): $394,140
• List price: $349,000
• Delta: -11.45%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.35% rent growth · sell at horizon

5-year hold

• IRR: -13.1%
• Equity multiple: 0.54×
• Total profit: $-45,291
• Equity at exit: $52,037

10-year hold

• IRR: -6.6%
• Equity multiple: 0.61×
• Total profit: $-38,535
• Equity at exit: $30,175

Cash invested: $97,720 (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: 19.2×

Monthly cashflow live

• Estimated rent: $3,025 high
• Mortgage (P&I): −$1,830
• Tax from tax record: −$158 /mo · $1,893/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$635
• Net cashflow: $256

Break-even live

Break-even rent $2,700

Max offer price $349,000

Occupancy floor 87%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,026
Total (2 units)			$3,025

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1361 McClelland Ave Atlanta, GA	3.0	1.0	1468	$1,500	$1.02	24d	1	0.14mi
1352 Elizabeth Ln Atlanta, GA	3.0	2.0	1654	$1,745	$1.06	10d	1	0.34mi
1060 Regent St SW Atlanta, GA	3.0	2.0	1390	$2,500	$1.80	24d	1	0.45mi
1026 Astor Ave SW Atlanta, GA	3.0	2.0	1116	$2,500	$2.24	24d	1	0.54mi
2340 Newnan St Atlanta, GA	4.0	2.0	1598	$775	$0.48	44d	1	0.62mi
1005 Birch St SW Atlanta, GA	4.0	2.5	1740	$3,000	$1.72	18d	1	0.72mi
1220 Hawthorne Trl East Point, GA	3.0	2.5	1886	$2,250	$1.19	44d	1	0.78mi
879 Sylvan Pl SW Atlanta, GA	3.0	2.0	1533	$2,050	$1.34	19d	1	0.89mi
9051 Bayrose Cir East Point, GA	3.0	3.5	1620	$2,300	$1.42	44d	1	0.89mi
6035 Bayrose Cir East Point, GA	3.0	3.5	2100	$2,500	$1.19	44d	1	0.91mi
6035 Bayrose Cir East Point, GA	3.0	3.5	2100	$2,500	$1.19	24d	1	0.91mi
1932 Stanton Rd East Point, GA	1.0–3.0	1.0–2.0	1045	$1,599	$1.53	44d	1	0.91mi
1029 Katherwood Dr SW Atlanta, GA	3.0	2.0	1870	$2,350	$1.26	8d	1	0.95mi
3006 Bayrose Cir Unit 104B Atlanta, GA	3.0	3.0	1564	$2,300	$1.47	44d	1	0.95mi
3004 Bayrose Cir Unit 102B Atlanta, GA	3.0	3.0	1564	$2,250	$1.44	4d	1	0.96mi
3004 Bayrose Cir East Point, GA	3.0	3.0	1564	$2,350	$1.50	44d	1	0.96mi
2042 Bayrose Cir Unit 42B Atlanta, GA	3.0	2.5	1370	$1,875	$1.37	4d	1	0.98mi
2148 Bayrose Cir East Point, GA	3.0	2.5	1370	$1,800	$1.31	5d	1	1.00mi
1854 Broadwell St SW Atlanta, GA	3.0	1.0	1148	$1,295	$1.13	22d	1	1.01mi
2021 Brewer Blvd SW Atlanta, GA	3.0	2.0	1178	$1,795	$1.52	8d	1	1.06mi
1344 Winburn Dr Atlanta, GA	3.0	2.0	1388	$2,100	$1.51	24d	1	1.07mi
1513 Melrose Dr SW Atlanta, GA	3.0	2.0	1544	$2,200	$1.42	17d	1	1.11mi
1443 Venetian Dr SW Atlanta, GA	3.0	1.0	1139	$1,395	$1.22	24d	1	1.12mi
751 Yale Pl SW Atlanta, GA	3.0	2.0	1230	$1,499	$1.22	24d	1	1.14mi
1681 Hadlock St SW Atlanta, GA	3.0	2.0	1170	$1,875	$1.60	5d	1	1.14mi
2533 Sylvan Rd Atlanta, GA	3.0	2.0	1692	$1,995	$1.18	24d	1	1.14mi
1790 Brewer Blvd SW Atlanta, GA	3.0	2.0	1301	$2,000	$1.54	22d	1	1.15mi
1427 Lorenzo Dr SW Atlanta, GA	3.0	2.0	1128	$1,995	$1.77	24d	1	1.18mi
2627 N Church St East Point, GA	2.0–3.0	1.0–2.0	1020	$1,375	$1.35	22d	2	1.20mi
2636 Acadia St Atlanta, GA	3.0	2.0	1300	$1,800	$1.38	24d	1	1.20mi
2663 Blount St Atlanta, GA	3.0	2.0	1168	$1,650	$1.41	17d	1	1.22mi
2710 Winburn Ter Atlanta, GA	3.0	2.0	1500	$1,800	$1.20	44d	1	1.22mi
1255 Campbellton Rd SW Atlanta, GA	3.0	2.0	1305	$2,095	$1.61	24d	1	1.25mi
1917 Connally Dr Atlanta, GA	3.0	2.0	1534	$1,850	$1.21	13d	1	1.25mi
2481 Semmes St Atlanta, GA	3.0	1.0	1500	$1,850	$1.23	44d	1	1.25mi
643 Langston Dr SW Atlanta, GA	3.0	2.0	1180	$2,000	$1.69	24d	1	1.26mi
1903 Chattahoochee Pl Atlanta, GA	3.0	2.0	1333	$1,850	$1.39	13d	1	1.27mi
1408 Lockwood Dr SW Atlanta, GA	3.0	2.0	1300	$1,950	$1.50	24d	1	1.30mi
1873 Campbellton Rd SW Unit A11 Atlanta, GA	4.0	2.0	1464	$1,855	$1.27	24d	1	1.32mi
1346 Lorenzo Dr SW Atlanta, GA	3.0	2.0	1486	$5,000	$3.36	24d	1	1.33mi

Listing history 10 events

1. 2026-05-06
   status Under Contract 572-char remark

   Show marketing remark (572 chars)

   RENOVATED DUPLEX THAT INTERSECTS WITH TYLER PERRY WAY!!! Easy access to downtown, Hartsfeild airport, Mercedes Benz stadium, State Farm Arena, plenty of restaurants and shopping, and next to Tyler perry studios!!!! NEW ROOF, NEW HVAC, NEW WATER TANK, NEW KITCHEN CABINETS WITH QUARTZ TOPS, NEW APPLIANCES, NEW WINDOWS, RENOVATED BATHS, UPDATED PLUMBING AND ELECTRICAL, NEW FLOORING and both totally separate units have washer and dryer connections! Property is ready for your combination of RENTING, AIRBNB, or PAD SPLITTING. Don't miss out on this AMAZING opportunity!!!!

2. 2026-05-06
   status Pending 547-char remark

   Show marketing remark (572 chars)

   RENOVATED DUPLEX THAT INTERSECTS WITH TYLER PERRY WAY!!! Easy access to downtown, Hartsfeild airport, Mercedes Benz stadium, State Farm Arena, plenty of restaurants and shopping, and next to Tyler perry studios!!!! NEW ROOF, NEW HVAC, NEW WATER TANK, NEW KITCHEN CABINETS WITH QUARTZ TOPS, NEW APPLIANCES, NEW WINDOWS, RENOVATED BATHS, UPDATED PLUMBING AND ELECTRICAL, NEW FLOORING and both totally separate units have washer and dryer connections! Property is ready for your combination of RENTING, AIRBNB, or PAD SPLITTING. Don't miss out on this AMAZING opportunity!!!!

3. 2026-04-29
   listed $349,000 New 572-char remark

   Show marketing remark (572 chars)

   RENOVATED DUPLEX THAT INTERSECTS WITH TYLER PERRY WAY!!! Easy access to downtown, Hartsfeild airport, Mercedes Benz stadium, State Farm Arena, plenty of restaurants and shopping, and next to Tyler perry studios!!!! NEW ROOF, NEW HVAC, NEW WATER TANK, NEW KITCHEN CABINETS WITH QUARTZ TOPS, NEW APPLIANCES, NEW WINDOWS, RENOVATED BATHS, UPDATED PLUMBING AND ELECTRICAL, NEW FLOORING and both totally separate units have washer and dryer connections! Property is ready for your combination of RENTING, AIRBNB, or PAD SPLITTING. Don't miss out on this AMAZING opportunity!!!!

4. 2026-04-29
   listed $349,000 Active 547-char remark

   Show marketing remark (572 chars)

   RENOVATED DUPLEX THAT INTERSECTS WITH TYLER PERRY WAY!!! Easy access to downtown, Hartsfeild airport, Mercedes Benz stadium, State Farm Arena, plenty of restaurants and shopping, and next to Tyler perry studios!!!! NEW ROOF, NEW HVAC, NEW WATER TANK, NEW KITCHEN CABINETS WITH QUARTZ TOPS, NEW APPLIANCES, NEW WINDOWS, RENOVATED BATHS, UPDATED PLUMBING AND ELECTRICAL, NEW FLOORING and both totally separate units have washer and dryer connections! Property is ready for your combination of RENTING, AIRBNB, or PAD SPLITTING. Don't miss out on this AMAZING opportunity!!!!

5. 2025-05-07
   historical $1,195
6. 2024-02-20
   listed $1,195
7. 2024-01-23
   historical $1,195
8. 2023-12-23
   listed $1,195
9. 2018-07-18
   soldstatus $78,500
10. 2004-12-16
    soldstatus $85,000

ⓘ 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: $1,893 · $158/mo
• Projected year-2 tax: $3,211 · $268/mo
• Expected delta: +$1,318/yr (+$110/mo · 69.6%)

ⓘ 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 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $36,300
• − Mortgage interest: −$19,549
• − Property taxes: −$1,893
• − Insurance: −$1,745
• − Repairs & maintenance: −$2,904
• − Management: −$2,904
• − Depreciation: −$10,153
• Taxable loss: −$2,848
• Est. tax savings @ 24.0%: +$684
• After-tax cash flow: $3,760/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

-98.1% since first listed

13 events — show timeline

• 2026-06-13 Listed for Rent $1,590 GAMLS
• 2026-05-27 Sold (MLS) $353,000 FMLS
• 2026-05-27 Sold (MLS) $353,000 GAMLS
• 2026-05-06 Pending — GAMLS
• 2026-05-06 Pending — FMLS
• 2026-04-29 Listed $349,000 FMLS
• 2026-04-29 Listed $349,000 GAMLS
• 2025-05-07 Rental Removed $1,195 GAMLS
• 2024-02-20 Listed for Rent $1,195 GAMLS
• 2024-01-23 Rental Removed $1,195 GAMLS
• 2023-12-23 Listed for Rent $1,195 GAMLS
• 2018-07-18 Sold (Public Records) $78,500 Public Records
• 2004-12-16 Sold (Public Records) $85,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,893 · -4.5% YoY. Source: county tax records.