2792 Plantation Dr · East Point, GA 30344

$193,700

3 bd · 2.0 ba · 1,354 sqft · SingleFamily public records · 6 Days on market

Built 1955 9,757 sqft lot $143/sqft · 42% below area Est $333k · 42% 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 +18.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +4.6/10.0
• Schools +4.5/10.0
• Livability +3.6/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautiful 1-story ranch home! Featuring 3 spacious bedrooms and 2 well-appointed bathrooms, this property offers comfortable living. The heart of the home is the kitchen, complete with granite countertops, white cabinetry, and sleek stainless steel appliances—perfect for any home chef. Step outside to the back where you’ll enjoy a peaceful view of the trees and a fully fenced backyard with a chain-link fence, ideal for privacy or pets. Whether you're relaxing on the front porch or entertaining in the backyard, this home provides a great space to enjoy the outdoors. The full, unfinished basement offers tons of potential for storage, a workshop, or future living sp

Key facts

• Large level lot
• Updated flooring
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• UPDATED FLOORING
• LARGE LEVEL LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $194k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/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 $186k (4.2% below list).
• Recommended offer: $186k (4.2% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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+, 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $6k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $130k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $185,623 (4.2% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 0.96% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.14%
• DSCR: 1.18
• GRM: 8.7

CMA / ARV

• ARV (median comp): $333,287
• List price: $193,700
• Delta: -43.89%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2609 Riggs Dr	0.36mi	3/2.0	1,372 (+1%)	14mo	$250,000	$182	69
2607 Farley St	0.43mi	3/2.0	1,261 (-7%)	1mo	$145,000	$115	68
2576 Wood Valley Dr	0.43mi	4/1.5 (+1)	1,443 (+7%)	1mo	$195,000	$135	62
2513 Graywall St	0.52mi	3/2.0	1,242 (-8%)	3mo	$175,000	$141	60
2894 S Clark Dr	0.55mi	2/2.0 (-1)	1,278 (-6%)	1mo	$265,000	$207	59
2985 Meadow Lark Dr	0.39mi	3/2.0	1,520 (+12%)	3mo	$299,000	$197	59
2024 Neely Ave	0.64mi	3/1.5	1,256 (-7%)	0mo	$190,000	$151	56
2519 Bryan Cir	0.74mi	3/2.0	1,326 (-2%)	16mo	$220,000	$166	49
2852 Kimmeridge Dr	0.69mi	3/1.0	1,459 (+8%)	4mo	$195,000	$134	48
2345 Old Colony Rd	0.43mi	3/1.0	1,178 (-13%)	8mo	$280,000	$238	48
2023 Montrose Dr	0.62mi	2/2.0 (-1)	1,500 (+11%)	7mo	$275,000	$183	42
2498 N Bryan Cir	0.75mi	3/2.0	1,510 (+12%)	15mo	$210,000	$139	33

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: -13.6%
• Equity multiple: 0.52×
• Total profit: $-26,015
• Equity at exit: $28,881

10-year hold

• IRR: -7.5%
• Equity multiple: 0.56×
• Total profit: $-23,796
• Equity at exit: $16,748

Cash invested: $54,236 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,856 high
• Mortgage (P&I): −$1,016
• Tax from tax record: −$183 /mo · $2,194/yr
• Insurance: −$81
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $132

Break-even live

Break-even rent $1,690

Max offer price $193,700

Occupancy floor 88%

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: $48,425
• Closing costs: $5,811
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2764 Riggs Dr Atlanta, GA	3.0	2.0	1147	$2,050	$1.79	43d	1	0.12mi
2756 Plantation Dr Atlanta, GA	3.0	2.0	1119	$1,950	$1.74	20d	1	0.12mi
2656 Westchester Dr Atlanta, GA	3.0	1.0	1025	$1,600	$1.56	19d	1	0.31mi
2523 Ben Hill Rd Atlanta, GA	3.0	1.5	1412	$3,000	$2.12	22d	1	0.37mi
3030 Remington St Atlanta, GA	3.0	1.0	1100	$1,200	$1.09	24d	1	0.43mi
2610 Harmony Way Atlanta, GA	3.0	1.0	1100	$1,095	$1.00	24d	1	0.43mi
3031 Remington St Atlanta, GA	3.0	2.0	1369	$1,200	$0.88	18d	1	0.43mi
2560 Wood Valley Dr Atlanta, GA	4.0	2.5	1141	$1,900	$1.67	17d	1	0.47mi
2560 Wood Valley Dr Atlanta, GA	4.0	2.5	1141	$1,900	$1.67	24d	1	0.47mi
2514 Riggs Dr Atlanta, GA	4.0	2.0	1274	$2,000	$1.57	43d	1	0.54mi
2933 Cloverhurst Dr Atlanta, GA	4.0	3.0	1550	$2,500	$1.61	20d	1	0.62mi
2658 Rolling Brook Trl Atlanta, GA	3.0	2.0	1754	$1,850	$1.05	43d	1	0.70mi
3168 Beech Dr Atlanta, GA	3.0	2.0	1402	$1,500	$1.07	43d	1	0.72mi
3128 Chateau Blvd East Point, GA	1.0–2.0	1.0	1000	$1,395	$1.40	15d	12	0.72mi
3198 Washington Rd Atlanta, GA	2.0	1.5	1000	$1,500	$1.50	43d	1	0.74mi
2284 Headland Dr Atlanta, GA	3.0	3.5	1117	$1,502	$1.34	12d	1	0.76mi
1932 Montrose Dr Atlanta, GA	3.0	1.0	1200	$1,750	$1.46	18d	1	0.77mi
3184 Pollard St Atlanta, GA	3.0	2.0	1400	$1,800	$1.29	43d	1	0.78mi
1914 Montrose Dr Atlanta, GA	2.0	1.0	1216	$2,000	$1.64	43d	1	0.81mi
3100 Larose St Atlanta, GA	3.0	1.0	1121	$1,600	$1.43	43d	1	0.83mi
3158 Cloverhurst Dr Atlanta, GA	3.0	2.0	1196	$1,700	$1.42	43d	1	0.87mi
2730 Pearl St Unit 1 East Point, GA	2.0	1.0	910	$1,175	$1.29	43d	1	0.89mi
2420 Heaton Dr Atlanta, GA	1.0–3.0	1.5–2.0	1103	$1,750	$1.59	43d	1	0.98mi
2450 Hillcrest Dr Atlanta, GA	2.0	1.5	918	$2,400	$2.61	17d	1	1.02mi
1863 Phillips Ave Atlanta, GA	3.0	2.5	1470	$2,115	$1.44	11d	1	1.06mi
2675 Headland Dr Atlanta, GA	3.0	2.0	1408	$1,600	$1.14	17d	1	1.07mi
2287 Mulberry St Unit B Atlanta, GA	3.0	1.0	1700	$2,500	$1.47	24d	1	1.07mi
3045 Semmes St Atlanta, GA	2.0	1.5	1000	$1,400	$1.40	43d	3	1.08mi
1875 Dunlap Ave Atlanta, GA	2.0	1.0	1650	$1,875	$1.14	43d	1	1.09mi
2874 Cheney St Atlanta, GA	2.0	1.0	900	$1,300	$1.44	43d	1	1.10mi
3211 Flamingo Dr Atlanta, GA	3.0	2.0	1485	$1,900	$1.28	43d	1	1.11mi
1742 Ware Ave Atlanta, GA	2.0	1.0	916	$1,300	$1.42	24d	1	1.16mi
2250 Dodson Dr Atlanta, GA	4.0	2.0	1522	$4,200	$2.76	43d	1	1.16mi
2481 Semmes St Atlanta, GA	3.0	1.0	1500	$1,850	$1.23	43d	1	1.16mi
1903 Chattahoochee Pl Atlanta, GA	3.0	2.0	1333	$1,850	$1.39	12d	1	1.16mi
1836 Dunlap Ave Apt 90 Atlanta, GA	2.0	1.5	1030	$1,150	$1.12	24d	1	1.17mi
1827 Dunlap Ave Atlanta, GA	3.0	2.0	1250	$3,200	$2.56	43d	1	1.17mi
2467 Calvin Ave Atlanta, GA	3.0	2.0	1200	$1,950	$1.62	24d	1	1.18mi
3241 Turner St Unit 1 East Point, GA	2.0	1.5	1200	$1,295	$1.08	43d	1	1.19mi
3437 Harris Dr Atlanta, GA	3.0	1.0	1556	$1,650	$1.06	43d	1	1.20mi

Listing history 31 events

1. 2026-06-13
   statusdays on market $193,700 Under Contract 6 DOM
2. 2026-06-09
   days on market $193,700 New 5 DOM
3. 2026-06-08
   days on market $193,700 New 4 DOM
4. 2026-06-07
   pricestatusdays on marketlisting id $193,700 New 3 DOM
5. 2026-05-01
   historical
6. 2026-04-14
   status Back On Market
7. 2026-04-09
   status Under Contract
8. 2026-03-12
   listed $187,000 New
9. 2026-03-10
   status Active
10. 2026-03-10
    status Back On Market
11. 2026-03-10
    historical
12. 2026-03-10
    historical
13. 2026-03-03
    status Under Contract
14. 2026-03-03
    status Pending
15. 2026-01-14
    status Back On Market
16. 2026-01-14
    status Active
17. 2025-12-04
    status Under Contract
18. 2025-12-04
    status Pending
19. 2025-07-19
    price $207,000
20. 2025-07-19
    price $207,000
21. 2025-05-29
    price $220,000
22. 2025-05-29
    price $220,000
23. 2025-04-11
    price $240,000
24. 2025-04-10
    price $240,000
25. 2025-01-22
    listed $250,000 Active
26. 2025-01-22
    listed $250,000 New
27. 2023-08-15
    historical $1,495
28. 2023-08-01
    price $1,495
29. 2019-09-09
    soldstatus $130,000
30. 1994-01-01
    soldstatus $17,000
31. 1985-07-22
    soldstatus $52,250

ⓘ 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: $2,194 · $183/mo
• Projected year-2 tax: $2,194 · $183/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 7/10 Severe FEMA zone X (unshaded) · 59% 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 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,275
• − Mortgage interest: −$10,850
• − Property taxes: −$2,194
• − Insurance: −$1,635
• − Repairs & maintenance: −$1,782
• − Management: −$1,782
• − Depreciation: −$5,635
• Taxable loss: −$1,603
• Est. tax savings @ 24.0%: +$385
• After-tax cash flow: $1,963/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

+257.9% since first listed

27 events — show timeline

• 2026-05-01 Listing Removed — GAMLS
• 2026-04-14 Relisted — GAMLS
• 2026-04-09 Pending — GAMLS
• 2026-03-12 Listed $187,000 GAMLS
• 2026-03-10 Relisted — FMLS
• 2026-03-10 Relisted — GAMLS
• 2026-03-10 Listing Removed — GAMLS
• 2026-03-10 Listing Removed — FMLS
• 2026-03-03 Pending — GAMLS
• 2026-03-03 Pending — FMLS
• 2026-01-14 Relisted — GAMLS
• 2026-01-14 Relisted — FMLS
• 2025-12-04 Pending — GAMLS
• 2025-12-04 Pending — FMLS
• 2025-07-19 Price Changed $207,000 GAMLS
• 2025-07-19 Price Changed $207,000 FMLS
• 2025-05-29 Price Changed $220,000 GAMLS
• 2025-05-29 Price Changed $220,000 FMLS
• 2025-04-11 Price Changed $240,000 FMLS
• 2025-04-10 Price Changed $240,000 GAMLS
• 2025-01-22 Listed $250,000 GAMLS
• 2025-01-22 Listed $250,000 FMLS
• 2023-08-15 Rental Removed $1,495 GAMLS
• 2023-08-01 Price Changed $1,495 GAMLS
• 2019-09-09 Sold (Public Records) $130,000 Public Records
• 1994-01-01 Sold (Public Records) $17,000 Public Records
• 1985-07-22 Sold (Public Records) $52,250 Public Records

Property tax history

+2.7%/yr

Latest (2025): $2,194 · -0.0% YoY. Source: county tax records.