4222 May Apple Ln · East Point, GA 30349

$335,000

4 bd · 2.5 ba · 2,349 sqft · SingleFamily public records · 26 Days on market

Built 2017 3,963 sqft lot $143/sqft · 19% below area Est $413k · 19% 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).

• ARV discount +15.0/15.0
• Cash flow +13.2/30.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• DSCR +4.0/10.0
• Livability +3.6/5.0
• 1% rule +2.8/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome home to this beautifully appointed 3-bedroom, 2.5-bath residence featuring hardwood floors throughout and an oversized primary suite designed for comfort and retreat. Elegant living and entertaining spaces include a dedicated dining room, while French doors in the kitchen open to a patio and beautiful backyard, creating a seamless indoor-outdoor flow. Set within a large HOA community with walking trails, a pool, and a clubhouse, this home offers both lifestyle and convenience. Enjoy an ideal location just minutes away from Atlanta Airport, Camp Creek Marketplace, with shopping, dining, and everyday essentials close at hand.

Key facts

• 3,963 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• HOA & community: Homeowners association; Community clubhouse; Community pool; Street lights; Near shopping

Exterior

• Parking: Attached garage (2 spaces); Driveway parking; Garage faces front; Open parking available
• Utilities: Public water; Public sewer; 110 volt electric; Cable available
• Home design: Two levels; Resale property; Brick and vinyl siding exterior; Shingle roof
• Construction: Brick and vinyl siding construction
• Exterior features: Private entrance; Private yard; Deck; Fenced yard; Paved city street frontage

Interior

• Kitchen: Gas cooktop; Gas range; Microwave; Refrigerator; Dishwasher
• Bedrooms: Three upper bedrooms; Oversized master with sitting room
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with double vanity and separate tub and shower
• Heating & cooling: Central heating; Central air
• Interior features: Entrance foyer; Tray ceilings; Walk-in closets; Family room with fireplace
• Laundry & utility: Washer and dryer included; Gas dryer hookup; Laundry located in hall

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-5 ($-65/yr) — negative.
• To cash-flow at today's rent, offer at most $334k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (21.6% below list).
• Recommended offer: $263k (21.6% 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: Wolf Creek Elementary (math 27% / reading 32%, grade F, #633 of 1,228 statewide, top 54%, 797 students, 56% FRL); Sandtown Middle School (math 24% / reading 35%, grade F, #249 of 470 statewide, top 55%, 1,057 students, 57% FRL); Westlake High School (math 27% / reading 5%, grade F, #287 of 424 statewide, top 68%, 2,461 students, 43% FRL).
• 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; 656 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $36k of equity ($2k loan paydown + $34k 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 $94k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $262,628 (21.6% 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. 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. 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.
6. 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.
7. 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: 0.78% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.07%
• DSCR: 1.00
• GRM: 10.6

CMA / ARV

• ARV (median comp): $412,519
• List price: $335,000
• Delta: -18.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4222 May Apple Ln	0.00mi	3/2.5 (-1)	2,349 (0%)	1mo	$335,000	$143	94
3877 Lake Sanctuary Way	0.15mi	4/2.5	2,414 (+3%)	11mo	$375,000	$155	79
3968 Otter Dam Ct	0.15mi	4/2.5	2,590 (+10%)	6mo	$365,000	$141	71
3879 Donetta Dr	0.32mi	5/3.0 (+1)	2,511 (+7%)	2mo	$435,490	$173	65
4018 Lake Manor Way	0.17mi	3/2.5 (-1)	2,226 (-5%)	22mo	$362,000	$163	60
2085 High Point Trl SW	0.74mi	4/3.0	2,401 (+2%)	4mo	$450,000	$187	57
170 Lost Cove Dr SW	0.73mi	5/3.0 (+1)	2,496 (+6%)	21mo	$435,000	$174	32
4410 Minkslide Dr SW	0.71mi	5/3.0 (+1)	2,520 (+7%)	22mo	$400,000	$159	29

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: 23.6%
• Equity multiple: 2.88×
• Total profit: $176,693
• Equity at exit: $301,795

10-year hold

• IRR: 20.6%
• Equity multiple: 6.44×
• Total profit: $510,499
• Equity at exit: $650,831

Cash invested: $93,800 (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: 656
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,626 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$184 /mo · $2,205/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $-5

Break-even live

Break-even rent $2,633

Max offer price $334,048

Occupancy floor 95%

Sensitivity live

Price	-10% $184	-5% $89	+0% $-5	+5% $-100	+10% $-195
Rent	-10% $-213	-5% $-109	+0% $-5	+5% $98	+10% $202
Rate	-1.0pp $163	-0.5pp $80	base $-5	+0.5pp $-92	+1.0pp $-181

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3910 Lake Manor Way Atlanta, GA	4.0	2.5	2459	$1,560	$0.63	5d	1	0.08mi
3920 Lake Manor Way Atlanta, GA	4.0	2.5	2302	$2,479	$1.08	6d	1	0.10mi
3920 Lake Manor Way Atlanta, GA	4.0	2.5	2302	$2,479	$1.08	18d	1	0.10mi
4010 Lake Manor Way Atlanta, GA	4.0	2.5	2900	$5,500	$1.90	44d	1	0.15mi
4057 Princeton Lakes Way SW Atlanta, GA	3.0	2.5	2088	$2,628	$1.26	25d	1	0.75mi
3934 Princeton Lakes Pass SW Atlanta, GA	3.0	2.5	1974	$2,500	$1.27	4d	1	0.87mi
3289 Wellington Walk SW Atlanta, GA	4.0	2.5	2000	$2,650	$1.32	5d	1	0.90mi
4524 Parkway Cir Atlanta, GA	4.0	2.0	2610	$2,215	$0.85	0d	1	1.13mi
4561 Parkway Cir Atlanta, GA	3.0	2.5	1773	$1,950	$1.10	6d	1	1.20mi
3641 Ramsey Cir SW Atlanta, GA	4.0	2.5	2292	$2,850	$1.24	25d	1	1.20mi
4569 Parkway Cir Atlanta, GA	3.0	2.5	1622	$2,150	$1.33	44d	1	1.23mi
3450 Sycamore Dr SW Atlanta, GA	5.0	4.5	3021	$3,200	$1.06	25d	1	1.25mi
4687 Camp Creek Pkwy SW Atlanta, GA	2.0–3.0	2.0	1390	$2,002	$1.44	0d	16	1.40mi
4910 Heritage Cir Atlanta, GA	4.0	2.0	2229	$2,355	$1.06	25d	1	1.40mi
4683 Highpoint Way Atlanta, GA	3.0	2.5	1575	$1,885	$1.20	25d	1	1.43mi
4761 Highpoint Way #139 Atlanta, GA	3.0	2.5	1670	$2,500	$1.50	6d	1	1.49mi

Listing history 6 events

1. 2026-05-11
   status Under Contract 639-char remark

   Show marketing remark (639 chars)

   Welcome home to this beautifully appointed 3-bedroom, 2.5-bath residence featuring hardwood floors throughout and an oversized primary suite designed for comfort and retreat. Elegant living and entertaining spaces include a dedicated dining room, while French doors in the kitchen open to a patio and beautiful backyard, creating a seamless indoor-outdoor flow. Set within a large HOA community with walking trails, a pool, and a clubhouse, this home offers both lifestyle and convenience. Enjoy an ideal location just minutes away from Atlanta Airport, Camp Creek Marketplace, with shopping, dining, and everyday essentials close at hand.

2. 2026-05-11
   historical Active Under Contract 642-char remark

   Show marketing remark (639 chars)

   Welcome home to this beautifully appointed 3-bedroom, 2.5-bath residence featuring hardwood floors throughout and an oversized primary suite designed for comfort and retreat. Elegant living and entertaining spaces include a dedicated dining room, while French doors in the kitchen open to a patio and beautiful backyard, creating a seamless indoor-outdoor flow. Set within a large HOA community with walking trails, a pool, and a clubhouse, this home offers both lifestyle and convenience. Enjoy an ideal location just minutes away from Atlanta Airport, Camp Creek Marketplace, with shopping, dining, and everyday essentials close at hand.

3. 2026-05-01
   listed $335,000 New 639-char remark

   Show marketing remark (639 chars)

   Welcome home to this beautifully appointed 3-bedroom, 2.5-bath residence featuring hardwood floors throughout and an oversized primary suite designed for comfort and retreat. Elegant living and entertaining spaces include a dedicated dining room, while French doors in the kitchen open to a patio and beautiful backyard, creating a seamless indoor-outdoor flow. Set within a large HOA community with walking trails, a pool, and a clubhouse, this home offers both lifestyle and convenience. Enjoy an ideal location just minutes away from Atlanta Airport, Camp Creek Marketplace, with shopping, dining, and everyday essentials close at hand.

4. 2026-05-01
   listed $335,000 Active 642-char remark

   Show marketing remark (639 chars)

   Welcome home to this beautifully appointed 3-bedroom, 2.5-bath residence featuring hardwood floors throughout and an oversized primary suite designed for comfort and retreat. Elegant living and entertaining spaces include a dedicated dining room, while French doors in the kitchen open to a patio and beautiful backyard, creating a seamless indoor-outdoor flow. Set within a large HOA community with walking trails, a pool, and a clubhouse, this home offers both lifestyle and convenience. Enjoy an ideal location just minutes away from Atlanta Airport, Camp Creek Marketplace, with shopping, dining, and everyday essentials close at hand.

5. 2026-04-24
   historical $335,000 639-char remark

   Show marketing remark (639 chars)

   Welcome home to this beautifully appointed 3-bedroom, 2.5-bath residence featuring hardwood floors throughout and an oversized primary suite designed for comfort and retreat. Elegant living and entertaining spaces include a dedicated dining room, while French doors in the kitchen open to a patio and beautiful backyard, creating a seamless indoor-outdoor flow. Set within a large HOA community with walking trails, a pool, and a clubhouse, this home offers both lifestyle and convenience. Enjoy an ideal location just minutes away from Atlanta Airport, Camp Creek Marketplace, with shopping, dining, and everyday essentials close at hand.

6. 2026-04-24
   historical $335,000 642-char remark

   Show marketing remark (639 chars)

   Welcome home to this beautifully appointed 3-bedroom, 2.5-bath residence featuring hardwood floors throughout and an oversized primary suite designed for comfort and retreat. Elegant living and entertaining spaces include a dedicated dining room, while French doors in the kitchen open to a patio and beautiful backyard, creating a seamless indoor-outdoor flow. Set within a large HOA community with walking trails, a pool, and a clubhouse, this home offers both lifestyle and convenience. Enjoy an ideal location just minutes away from Atlanta Airport, Camp Creek Marketplace, with shopping, dining, and everyday essentials close at hand.

ⓘ 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: $2,205 · $184/mo
• Projected year-2 tax: $3,082 · $257/mo
• Expected delta: +$877/yr (+$73/mo · 39.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 19 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: $31,515
• − Mortgage interest: −$18,765
• − Property taxes: −$2,205
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,521
• − Management: −$2,521
• − Depreciation: −$9,745
• Taxable loss: −$5,918
• Est. tax savings @ 24.0%: +$1,420
• After-tax cash flow: $1,356/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

+0.0% since first listed

9 events — show timeline

• 2026-05-29 Sold (MLS) $335,000 FMLS
• 2026-05-29 Sold (MLS) $335,000 GAMLS
• 2026-05-28 Pending — FMLS
• 2026-05-11 Pending — GAMLS
• 2026-05-11 Contingent — FMLS
• 2026-05-01 Listed $335,000 GAMLS
• 2026-05-01 Listed $335,000 FMLS
• 2026-04-24 Coming Soon $335,000 GAMLS
• 2026-04-24 Coming Soon $335,000 FMLS

Property tax history

+2.1%/yr

Latest (2025): $2,205 · +3.3% YoY. Source: county tax records.