721 Fayetteville Rd SE #601 · Atlanta, GA 30316

$270,000

2 bd · 1.5 ba · 1,100 sqft · SingleFamily · 51 Days on market

Built 2025 0.66 ac lot $225/mo HOA · 11% of rent

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Why this score? — see what drove the F 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 +7.5/15.0
• Livability +4.2/5.0
• Cash flow +3.5/30.0
• Rent growth +3.1/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Ask about incentives and up to $45,000 in down payment assistance for qualified buyers, making homeownership feel more within reach. Introducing a ground breaking opportunity in one of Atlanta's most vibrant communities, own new construction in East Atlanta for under $270K at The Trust at East Lake, where luxury living meets affordability. This beautifully designed townhome blends modern style, quality craftsmanship, and everyday comfort in a way that feels both elevated and attainable. Enjoy a thoughtfully designed layout with inviting finishes and a full kitchen appliance package included, giving you everything you need from day one. Located in the heart of the East Lake community, this i

Key facts

• 0.66 acre lot
• Garage
• Built 2025

Property features AI

Finance

• Other: Land lease; Park nearby; Near public transport; Near shopping
• HOA & community: Association present; Association fee $2700; Association covers insurance, structure maintenance, grounds maintenance, management fees, tennis

Exterior

• Parking: Assigned parking; Detached parking
• Utilities: Public water; Public sewer; Electricity available; Sewer connected; Water available; High speed internet available; Cable available; Phone available; Underground utilities
• Home design: Single family residence (attached); New construction; Other structure type; Built in 2025; Entry on two levels
• Construction: Wood siding; Composition roof; Slab foundation
• Exterior features: Patio; Porch; City lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Stainless steel appliances; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom (1.5 total bathrooms)
• Heating & cooling: Central heating (electric); Zoned heating; Central air conditioning (electric); Zoned cooling
• Interior features: High ceilings; Roommate plan; Tile bath; Two levels; No basement; 1 common wall (attached)
• Laundry & utility: Laundry in hall

🏗️ New construction. The $270,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $368,525.

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (23.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (22.5% below list).
• Recommended offer: $207k (23.4% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 83/100 on livability (#6 in GA, #919 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: schools C-, cost of living C-.
• Atlanta Public Schools (urban): math 28% / reading 35% proficiency, ranked #80 of 174 in GA (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.3%/yr); 461 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• DeKalb County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.

Recommended offer $206,735 (23.4% 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 51 days. Have you received any prior offers? Is the seller open to a 23% 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. 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: 0.57% ✗
• Cap rate: 2.65%
• Cash-on-cash: -13.00%
• DSCR: 0.42
• GRM: 14.7

CMA / ARV

• ARV (median comp): $368,525
• List price: $270,000
• Delta: -26.74%
• 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
2081 Glenwood Ave SE	0.37mi	2/1.0	1,066 (-3%)	1mo	$320,000	$300	75
1794 Pennington Pl	0.19mi	3/2.0 (+1)	1,058 (-4%)	5mo	$285,000	$269	73
2051 Glenwood Ave SE	0.41mi	3/2.0 (+1)	1,092 (-1%)	0mo	$220,000	$201	72
1907 Lomita Rd SE	0.34mi	3/2.0 (+1)	1,095 (-0%)	7mo	$349,900	$320	71
1722 Donnalee Ave SE	0.38mi	3/1.0 (+1)	1,066 (-3%)	4mo	$185,000	$174	67
2019 Swazey Dr	0.37mi	2/1.0	990 (-10%)	0mo	$205,000	$207	64
2026 Swazey Dr	0.40mi	3/1.0 (+1)	1,107 (+1%)	13mo	$340,000	$307	63
2007 Glenwood Ave SE	0.48mi	2/2.0	1,065 (-3%)	12mo	$330,000	$310	60
2119 Glenwood Ave SE	0.32mi	3/2.0 (+1)	1,204 (+10%)	6mo	$410,000	$341	57
1597 Terry Mill Rd SE	0.50mi	3/2.0 (+1)	1,064 (-3%)	10mo	$330,000	$310	55
1667 Glencove Ave SE	0.70mi	2/1.0	992 (-10%)	1mo	$210,000	$212	48
1991 Mcafee Pl	0.72mi	2/2.0	944 (-14%)	12mo	$282,500	$299	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 · 2.33% rent growth · sell at horizon

5-year hold

• IRR: -41.3%
• Equity multiple: -0.28×
• Total profit: $-132,161
• Equity at exit: $54,948

10-year hold

• IRR: -73.5%
• Equity multiple: -1.05×
• Total profit: $-211,766
• Equity at exit: $31,863

Cash invested: $103,187 (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 30316

• Rents YoY: 2.3%
• Active inventory: 461
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,093 high
• Mortgage (P&I): −$1,933
• Tax est. 1.5%: −$461 /mo · $5,528/yr
• Insurance: −$154
• HOA: −$225
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $-1,118

Break-even live

Break-even rent $3,509

Max offer price $206,735

Occupancy floor —

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: $92,131
• Closing costs: $11,056
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
773 Fayetteville Rd SE Atlanta, GA	3.0	2.0	1085	$2,100	$1.94	43d	1	0.14mi
2201 Glenwood Ave SE Atlanta, GA	2.0	1.0–2.0	819	$2,699	$3.30	20d	5	0.16mi
1881 2nd Ave Decatur, GA	3.0	1.0–2.5	1010	$3,007	$2.98	2d	60	0.17mi
1761 Terry Mill Rd SE Atlanta, GA	3.0	1.5	1296	$1,900	$1.47	16d	1	0.26mi
460 E Lake Blvd SE Atlanta, GA	1.0–2.0	1.0–2.0	1104	$1,699	$1.54	2d	6	0.26mi
1986 Cogar Dr Decatur, GA	2.0	1.0	750	$1,300	$1.73	43d	1	0.33mi
2000 Bencal Dr SE Atlanta, GA	3.0	2.0	1500	$1,850	$1.23	24d	1	0.41mi
1624 Terry Mill Rd SE Atlanta, GA	2.0	1.0	768	$1,700	$2.21	24d	1	0.45mi
2078 E Lilac Ln Decatur, GA	3.0	1.0	1160	$1,600	$1.38	43d	1	0.52mi
2062 Bencal Dr SE Atlanta, GA	3.0	2.0	1260	$1,650	$1.31	24d	1	0.55mi
1840 Camellia Dr Decatur, GA	3.0	2.0	1394	$2,100	$1.51	43d	1	0.56mi
1840 Camellia Dr Decatur, GA	3.0	2.0	1340	$1,950	$1.46	21d	1	0.56mi
2163 Lilac Ln Decatur, GA	3.0	2.0	1107	$2,150	$1.94	43d	1	0.64mi
2043 Juanita St Decatur, GA	3.0	2.0	1500	$3,000	$2.00	43d	1	0.67mi
1916 Longdale Dr Decatur, GA	3.0	2.0	1176	$2,395	$2.04	43d	1	0.71mi
2006 McAfee Pl Decatur, GA	3.0	2.0	1128	$2,295	$2.03	24d	1	0.77mi
1930 Flat Shoals Rd SE Atlanta, GA	1.0–2.0	1.0–1.5	1045	$1,479	$1.42	5d	17	0.87mi
2234 Brunswick Ave Decatur, GA	2.0	1.0	780	$1,950	$2.50	5d	1	0.88mi
1582 Lincoln Ave SE Atlanta, GA	3.0	1.0	975	$1,990	$2.04	43d	1	0.89mi
170 Color Cir Atlanta, GA	2.0	2.0	1120	$2,800	$2.50	24d	1	0.92mi
326 Wilkinson Dr SE Unit A Atlanta, GA	2.0	1.5	1028	$2,200	$2.14	43d	1	0.94mi
1540 Millwood Pl SE Atlanta, GA	3.0	3.5	1440	$3,000	$2.08	43d	1	0.95mi
202 Warren St SE Atlanta, GA	3.0	2.0	1466	$2,500	$1.71	18d	1	1.01mi
200 Vineyard Walk Atlanta, GA	2.0	1.0	884	$1,294	$1.46	1d	6	1.07mi
71 Howard St SE Atlanta, GA	1.0–2.0	1.0–2.0	1031	$2,611	$2.53	1d	9	1.07mi
531 Allendale Dr Decatur, GA	3.0	2.0	888	$2,100	$2.36	43d	1	1.08mi
183 Dearborn St SE Atlanta, GA	2.0	1.0	876	$2,300	$2.63	13d	1	1.10mi
1800 Memorial Dr SE Atlanta, GA	2.0	1.0	900	$1,300	$1.44	17d	1	1.12mi
2283 Scotty Cir Decatur, GA	3.0	2.0	1298	$2,150	$1.66	43d	1	1.17mi
277 Clifton St SE Atlanta, GA	1.0–3.0	1.0–3.5	1175	$2,683	$2.28	2d	7	1.22mi
99 Norwood Ave NE Unit B Atlanta, GA	2.0	1.0	825	$1,795	$2.18	7d	1	1.27mi
149 Clay St SE Atlanta, GA	3.0	1.0	1095	$2,350	$2.15	24d	1	1.28mi
2335 Scotty Cir Decatur, GA	3.0	1.0	1010	$1,495	$1.48	43d	1	1.28mi
2912 Glenwood Ave SE Atlanta, GA	2.0	1.0	1063	$1,695	$1.59	21d	1	1.30mi
2931 Glenwood Ave SE Atlanta, GA	2.0	1.0	865	$1,750	$2.02	43d	1	1.31mi
2386 Cresta Dr Decatur, GA	3.0	2.5	1107	$2,000	$1.81	43d	1	1.33mi
615 3rd Ave Unit D15 Decatur, GA	2.0	1.0	875	$1,395	$1.59	24d	1	1.36mi
2435 Bouldercliff Way SE Unit B Atlanta, GA	2.0	1.0	1236	$1,600	$1.29	43d	1	1.38mi
2435 Bouldercliff Way SE Atlanta, GA	3.0	2.0	1236	$1,950	$1.58	43d	1	1.38mi
1670 Cecilia Dr SE Atlanta, GA	3.0	2.0	1032	$2,350	$2.28	43d	1	1.39mi

HOA detail

• Monthly dues: $225 · $2,700/yr

Listing history 15 events

1. 2026-06-18
   days on market $270,000 Active 51 DOM
2. 2026-06-17
   days on market $270,000 Active 50 DOM
3. 2026-06-16
   days on market $270,000 Active 49 DOM
4. 2026-06-15
   days on market $270,000 Active 48 DOM
5. 2026-06-13
   days on market $270,000 Active 46 DOM
6. 2026-06-13
   days on market $270,000 Active 45 DOM
7. 2026-06-09
   days on market $270,000 Active 42 DOM
8. 2026-06-08
   days on market $270,000 Active 41 DOM
9. 2026-06-07
   days on market $270,000 Active 40 DOM
10. 2026-06-04
    days on market $270,000 Active 37 DOM
11. 2026-06-03
    days on market $270,000 Active 36 DOM
12. 2026-06-02
    days on market $270,000 Active 35 DOM
13. 2026-06-01
    days on market $270,000 Active 34 DOM
14. 2026-05-31
    days on market $270,000 Active 33 DOM
15. 2026-04-28
    listed $270,000 New 1246-char remark

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

Taxation est. · year 1

• Rental income: $25,119
• − Mortgage interest: −$20,643
• − Property taxes: −$5,528
• − Insurance: −$1,843
• − Repairs & maintenance: −$2,010
• − Management: −$2,010
• − HOA: −$2,700
• − Depreciation: −$10,721
• Taxable loss: −$20,334
• Est. tax savings @ 24.0%: +$4,880
• After-tax cash flow: $-8,537/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: Atlanta Public Schools
• NCES district ID: 1300120
• Math proficiency: 28% ▼ -6.00%
• Reading proficiency: 35% ▼ -2.00%
• Median HH income: $48,306
• Composite: 27.27/100
• National rank: #7006
• State rank: #80 of 174 in GA

Livability — Atlanta

• Score: 83/100
• State rank: #6
• US rank: #919

Category grades

Amenities A+ Commute A+ Cost of living C- Crime A Employment B Housing A+ Health & safety A- User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Atlanta, GA
• County: Dekalb County · 782,738 people
• City population: 629,525
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 35,107
• Household income: $102,891
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1897.0

Population outlook (DeKalb County) Hauer SSP2

• Today (2025): 839,977 people
• By 2030: 891,768 · +6.2%
• By 2040: 988,894 · +17.7%
• By 2050: 1,074,583 · +27.9%
• By 2075: 1,245,026 · +48.2%
• By 2100: 1,303,135 · +55.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Black 47% White 36% Hispanic / Latino 8% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 4% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · DeKalb

• 2024 margin: Solid D (+64.8) · D 81.9% · R 17.1% · Other 1.0%
• 2008→2024 swing: +6.1pp toward D · 2008: 58.6pp · 2024: 64.8pp
• All cycles: 2024: D+64.8 2020: D+67.4 2016: D+64.8 2012: D+56.8 2008: D+58.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -415.92%
• Current HPI: 318.454
• Rent YoY: ▲ 2.33%
• 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

1 event — show timeline

• 2026-04-28 Listed $270,000 GAMLS