2647 Elsinore St · East Point, GA 30344

$225,000

3 bd · 1.5 ba · 1,602 sqft · SingleFamily public records · 7 Days on market

Built 1950 0.33 ac lot Est $252k · 11% under

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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 +13.4/30.0
• ARV discount +12.2/15.0
• Schools +4.5/10.0
• DSCR +4.0/10.0
• Livability +3.6/5.0
• 1% rule +3.4/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits in East Point, Georgia with this 3-bedroom, 1.5-bath home situated on a generous 0.33-acre lot. Built in 1950, this property offers solid construction, great bones, and plenty of potential for homeowners, investors, or renovators looking to add value through cosmetic improvements. The functional floor plan provides comfortable living space, while the large lot offers room to expand, entertain, or create your ideal outdoor retreat. A standout feature is the detached garage, presenting exciting possibilities for a workshop, storage, or potential future ADU conversion, subject to local zoning and permitting requirements. With a roof approximately 15 years old and a strong st

Key facts

• Generous lot
• Conveniently located
• Detached garage

Tags

• DETACHED GARAGE
• GENEROUS LOT
• STRONG STRUCTURAL FOUNDATION
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Detached garage; Driveway parking; On-street parking; One garage space; Open parking available
• Utilities: Public water; Public sewer; Electric service available; Electricity available; Water available
• Home design: One level; Block construction; Shingle roof; Resale property
• Construction: Block construction; Shingle roof; Slab foundation; Body type: Other (mobile-home category noted)
• Exterior features: Backyard fencing; City street and other road frontage; Asphalt road surface

Interior

• Kitchen: Electric range; Range hood; Microwave; Refrigerator
• Bedrooms: Three main-level bedrooms; No special bedroom features listed
• Flooring: Other flooring
• Bathrooms: One full bathroom; One half bathroom; One main-level full bathroom; One main-level half bathroom; Master bathroom has no special features listed
• Heating & cooling: Forced-air heating; Central air conditioning
• Interior features: One fireplace; Wood window frames; Other interior features; Crawl space basement
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $4 ($47/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (16.1% below list).
• Recommended offer: $189k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 5.1% in East Point — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Parklane Elementary School (math 24% / reading 24%, grade F, #753 of 1,228 statewide, top 64%, 320 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 20% at this address vs 51% district-wide (-31 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).
• This rent runs 33% 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $59k; list at $225k implies a 281% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $188,796 (16.1% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.84% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.07%
• DSCR: 1.00
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $251,514
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1001 Winburn Dr	0.16mi	3/2.0	1,536 (-4%)	14mo	$354,000	$230	72
752 Jefferson Ave SW	0.46mi	4/2.0 (+1)	1,552 (-3%)	1mo	$205,000	$132	66
2385 Perkerson Rd SW	0.70mi	3/2.0	1,624 (+1%)	2mo	$267,900	$165	61
2991 Sylvan Rd	0.64mi	3/1.0	1,663 (+4%)	4mo	$69,000	$41	59
2425 Hanford Dr SW	0.47mi	3/1.0	1,424 (-11%)	2mo	$185,000	$130	55
1269 Spencer Ave	0.62mi	2/2.0 (-1)	1,567 (-2%)	8mo	$375,000	$239	54
2669 Jefferson Terrace Ter	0.42mi	2/1.0 (-1)	1,456 (-9%)	12mo	$275,000	$189	49
733 Pegg Rd SW	0.65mi	3/2.0	1,429 (-11%)	3mo	$280,000	$196	47
2324 Springdale Cir SW	0.66mi	3/2.0	1,384 (-14%)	8mo	$155,000	$112	38
767 Vinson Pl	0.66mi	3/2.0	1,408 (-12%)	12mo	$190,000	$135	38
2431 W Woodland Cir	0.63mi	2/2.0 (-1)	1,400 (-13%)	10mo	$219,900	$157	35
2346 Springdale Cir SW	0.62mi	4/2.0 (+1)	1,384 (-14%)	9mo	$160,000	$116	34

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: -18.0%
• Equity multiple: 0.38×
• Total profit: $-39,308
• Equity at exit: $33,548

10-year hold

• IRR: -13.6%
• Equity multiple: 0.27×
• Total profit: $-46,202
• 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: 9.9×

Monthly cashflow live

• Estimated rent: $1,888 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$214 /mo · $2,567/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $4

Break-even live

Break-even rent $1,883

Max offer price $225,000

Occupancy floor 95%

Sensitivity live

Price	-10% $131	-5% $68	+0% $4	+5% $-60	+10% $-123
Rent	-10% $-145	-5% $-71	+0% $4	+5% $78	+10% $153
Rate	-1.0pp $117	-0.5pp $61	base $4	+0.5pp $-54	+1.0pp $-114

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2636 Acadia St Atlanta, GA	3.0	2.0	1300	$1,800	$1.38	24d	1	0.13mi
2626 Blount St Atlanta, GA	2.0	1.0	1314	$1,460	$1.11	24d	1	0.17mi
2533 Sylvan Rd Atlanta, GA	3.0	2.0	1692	$1,995	$1.18	24d	1	0.21mi
2663 Blount St Atlanta, GA	3.0	2.0	1168	$1,650	$1.41	17d	1	0.22mi
2748 Blount St Atlanta, GA	3.0	1.0	1068	$1,850	$1.73	44d	1	0.27mi
2801 Palm Dr Atlanta, GA	3.0	1.0	1064	$1,550	$1.46	13d	1	0.30mi
2456 Harwood Dr Atlanta, GA	2.0	2.0	1176	$1,995	$1.70	44d	1	0.37mi
2874 Blount St Atlanta, GA	3.0	1.0	1190	$1,750	$1.47	5d	1	0.45mi
2932 Palm Dr Atlanta, GA	3.0	2.5	1589	$3,200	$2.01	5d	1	0.55mi
2710 Winburn Ter Atlanta, GA	3.0	2.0	1500	$1,800	$1.20	44d	1	0.56mi
2952 Palm Dr Atlanta, GA	3.0	2.0	1120	$1,875	$1.67	5d	1	0.59mi
1100 Washington Cir Atlanta, GA	1.0–4.0	1.0–1.5	1000	$1,617	$1.62	3d	1	0.71mi
751 Yale Pl SW Atlanta, GA	3.0	2.0	1230	$1,499	$1.22	24d	1	0.71mi
1344 Winburn Dr Atlanta, GA	3.0	2.0	1388	$2,100	$1.51	24d	1	0.74mi
1354 Winburn Dr Atlanta, GA	2.0	1.0	1089	$1,750	$1.61	24d	1	0.76mi
1366 Bryan Ave Unit A Atlanta, GA	2.0	1.5	1181	$1,600	$1.35	44d	1	0.81mi
1369 Bryan Ave Atlanta, GA	2.0	2.5	2000	$3,250	$1.62	44d	1	0.83mi
1377 Pine Ave Atlanta, GA	3.0	2.0	1100	$1,675	$1.52	22d	1	0.86mi
1329 Washington Rd Atlanta, GA	4.0	2.0	1600	$2,250	$1.41	44d	1	0.86mi
1244 Calhoun Ave Atlanta, GA	3.0	1.5	1072	$1,673	$1.56	44d	1	0.88mi
1347 Washington Rd Unit A East Point, GA	2.0	1.0	1250	$1,049	$0.84	44d	1	0.89mi
2894 Randall St Atlanta, GA	4.0	2.0	1225	$1,850	$1.51	44d	1	0.90mi
486 Pegg Rd SW Atlanta, GA	4.0	1.5	1750	$2,000	$1.14	24d	1	0.94mi
1455 Bryan Ave Unit B Atlanta, GA	2.0	1.0	1482	$1,300	$0.88	24d	1	1.00mi
1493 Ashley Way Atlanta, GA	3.0	2.5	1646	$1,900	$1.15	44d	1	1.05mi
643 Langston Dr SW Atlanta, GA	3.0	2.0	1180	$2,000	$1.69	24d	1	1.06mi
1352 Elizabeth Ln Atlanta, GA	3.0	2.0	1654	$1,745	$1.06	10d	1	1.08mi
2340 Newnan St Atlanta, GA	4.0	2.0	1598	$775	$0.48	44d	1	1.09mi
3160 Lake Ave Unit NA Hapeville, GA	4.0	1.5	1680	$2,095	$1.25	24d	1	1.13mi
735 Oak Dr Hapeville, GA	2.0	1.0	1053	$1,550	$1.47	22d	1	1.15mi
2874 Grand Ave SW Atlanta, GA	3.0	2.0	2166	$3,999	$1.85	24d	1	1.16mi
2783 Grand Ave SW Atlanta, GA	4.0	2.0	1644	$2,600	$1.58	24d	1	1.16mi
3165 Dogwood Dr #108 Hapeville, GA	4.0	3.5	2200	$2,850	$1.30	3d	1	1.20mi
3165 Dogwood Dr Hapeville, GA	4.0	3.0	2187	$2,999	$1.37	24d	1	1.20mi
2627 N Church St East Point, GA	2.0–3.0	1.0–2.0	1020	$1,375	$1.35	22d	2	1.21mi
2021 Brewer Blvd SW Atlanta, GA	3.0	2.0	1178	$1,795	$1.52	8d	1	1.22mi
1060 Regent St SW Atlanta, GA	3.0	2.0	1390	$2,500	$1.80	24d	1	1.22mi
1026 Astor Ave SW Atlanta, GA	3.0	2.0	1116	$2,500	$2.24	24d	1	1.27mi
2036 McPherson Dr Atlanta, GA	2.0	1.0	1743	$1,590	$0.91	5d	1	1.28mi
3166 Jackson St Atlanta, GA	3.0	2.0	1650	$1,595	$0.97	24d	1	1.30mi

Listing history 6 events

1. 2026-06-18
   days on market $225,000 Active 7 DOM
2. 2026-06-17
   days on market $225,000 Active 6 DOM
3. 2026-06-16
   days on market $225,000 Active 5 DOM
4. 2026-06-15
   days on market $225,000 Active 4 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $225,000 Active 2 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: $2,567 · $214/mo
• Projected year-2 tax: $2,567 · $214/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 5/10 Major 7 d/yr ≥104°F today · 18 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: $22,656
• − Mortgage interest: −$12,603
• − Property taxes: −$2,567
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,812
• − Management: −$1,812
• − Depreciation: −$6,545
• Taxable loss: −$3,810
• Est. tax savings @ 24.0%: +$914
• After-tax cash flow: $961/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

+281.4% since first listed

2 events — show timeline

• 2026-06-11 Listed $225,000 FMLS
• 1988-06-30 Sold (Public Records) $59,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $2,567 · +1479.7% YoY. Source: county tax records.