2280 Bonner Rd · East Point, GA 30344

$179,000

2 bd · 1.0 ba · 990 sqft · SingleFamily public records · 66 Days on market

Built 1953 10,219 sqft lot Est $286k · 38% 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).

• ARV discount +15.0/15.0
• Cash flow +10.0/30.0
• Schools +4.5/10.0
• Livability +3.6/5.0
• DSCR +2.9/10.0
• Rent growth +2.8/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NO SELLER FINANCING!!! ***Exceptional Investment Opportunity - lease renewal on 12/01/25, Monthly rent is at $1,595!!! The property offers an annual return of approximately 8.45% One month Security Deposit paid by tenant.*** - A charming 3-bedroom, 1-bathroom and 990 sq. ft. single-family that offers the perfect blend of comfort and convenience. Ideally located in the growing East Point area, the property is just minutes from Hartsfield-Jackson Atlanta International Airport, East Point MARTA Station, and major highways (I-285/I-85), ensuring strong rental demand and easy commuting. With nearby shopping, dining, and ongoing area development, plus features like an end-unit layout and private fenced backyard, this is a turnkey investment with both stable income and long-term upside.

Key facts

• East point area
• End-unit layout
• Major highways

Tags

• EAST POINT AREA
• EAST POINT MARTA STATION
• MAJOR HIGHWAYS
• END-UNIT LAYOUT
• PRIVATE FENCED BACKYARD

🏷️ Possibly a rental listed for sale. The $179,000 price doesn't fit this home's estimated sale value (~$286,452) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $-108 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (24.3% below list).
• Recommended offer: $136k (24.3% below list) — sets the bar for 1% rule.

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 at typical pace (median 21d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• It's been on market 66 days — a 6% lower offer ($168k) 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

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,567 (24.3% 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 66 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.76% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.58%
• DSCR: 0.89
• GRM: 11.0

CMA / ARV

• ARV (median comp): $286,452
• List price: $179,000
• Delta: -37.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2126 Ivydale St	0.50mi	3/1.0 (+1)	1,100 (+11%)	0mo	$163,000	$148	52
2435 Hillcrest Dr	0.67mi	2/1.0	924 (-7%)	8mo	$265,000	$287	51
2120 Penrose Dr	0.67mi	2/1.0	1,069 (+8%)	5mo	$115,000	$108	51
1891 Connally Dr	0.74mi	2/1.0	896 (-10%)	2mo	$130,000	$145	48
2168 Penrose Dr	0.62mi	3/1.0 (+1)	1,025 (+4%)	18mo	$90,000	$88	45
2028 Wells Dr SW	0.70mi	3/1.0 (+1)	1,100 (+11%)	10mo	$155,000	$141	35
2053 Wells Dr SW	0.64mi	3/1.0 (+1)	1,100 (+11%)	15mo	$202,000	$184	34
1991 Wells Dr SW	0.75mi	3/2.0 (+1)	1,058 (+7%)	16mo	$275,000	$260	31
2458 Hillcrest Dr	0.71mi	2/1.0	844 (-15%)	17mo	$152,000	$180	28

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: -22.4%
• Equity multiple: 0.24×
• Total profit: $-38,096
• Equity at exit: $26,689

10-year hold

• IRR: -21.0%
• Equity multiple: -0.01×
• Total profit: $-50,860
• Equity at exit: $15,477

Cash invested: $50,120 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,356 high
• Mortgage (P&I): −$939
• Tax from tax record: −$165 /mo · $1,985/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $-108

Break-even live

Break-even rent $1,492

Max offer price $159,971

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2284 Headland Dr Atlanta, GA	3.0	3.5	1117	$1,502	$1.34	13d	1	0.07mi
2206 Delowe Dr Unit 2206D East Point, GA	2.0	1.0	860	$1,300	$1.51	24d	1	0.43mi
2186 Delowe Dr Unit 2186J East Point, GA	2.0	1.0	860	$1,050	$1.22	22d	1	0.45mi
2140 Delowe Dr Unit 2140A East Point, GA	2.0	1.0	860	$1,300	$1.51	24d	1	0.52mi
2124 Delowe Dr Unit 2124J East Point, GA	3.0	1.0	920	$1,500	$1.63	24d	1	0.54mi
2610 Harmony Way Atlanta, GA	3.0	1.0	1100	$1,095	$1.00	24d	1	0.57mi
2656 Westchester Dr Atlanta, GA	3.0	1.0	1025	$1,600	$1.56	20d	1	0.60mi
1994 Bent Creek Way SW Atlanta, GA	1.0–3.0	1.0–2.0	1041	$1,202	$1.16	8d	1	0.64mi
2039 Bent Creek Way SW Atlanta, GA	1.0–2.0	1.0	898	$1,200	$1.34	8d	1	0.65mi
2450 Hillcrest Dr Atlanta, GA	2.0	1.5	918	$2,400	$2.61	17d	1	0.69mi
1902 Connally Dr Atlanta, GA	2.0	1.5	993	$2,450	$2.47	44d	1	0.70mi
2641 Connally Dr East Point, GA	2.0	1.0	1000	$1,500	$1.50	44d	1	0.74mi
2756 Plantation Dr Atlanta, GA	3.0	2.0	1119	$1,950	$1.74	21d	1	0.75mi
2060 Alison Ct SW Atlanta, GA	2.0	1.0	850	$995	$1.17	22d	1	0.77mi
2065 Alison Ct SW Unit 7 Atlanta, GA	2.0	1.5	760	$995	$1.31	3d	1	0.79mi
2055 Alison Ct SW Unit 3 Atlanta, GA	2.0	1.5	760	$995	$1.31	3d	1	0.80mi
2400 Campbellton Rd SW Atlanta, GA	2.0	2.0	1125	$1,250	$1.11	24d	1	0.80mi
2400 Campbellton Rd SW Atlanta, GA	2.0–3.0	1.5–2.5	1237	$1,250	$1.01	17d	3	0.80mi
2045 Alison Ct SW Unit 4 Atlanta, GA	2.0	1.5	760	$995	$1.31	3d	1	0.83mi
2328 Campbellton Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	1014	$1,225	$1.21	24d	9	0.84mi
1975 Alison Ct SW Atlanta, GA	1.0	1.0	548	$975	$1.78	24d	4	0.89mi
1901 Myrtle Dr SW Atlanta, GA	1.0	1.0	698	$1,185	$1.70	24d	1	0.91mi
1870 Myrtle Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	900	$1,212	$1.35	22d	26	1.03mi
1923 Thompson Ave Unit 2 East Point, GA	1.0	1.0	1047	$1,000	$0.96	13d	1	1.03mi
1923 Thompson Ave Unit 2 East Point, GA	1.0	1.0	1047	$1,000	$0.96	44d	1	1.03mi
2640 Campbellton Rd SW Atlanta, GA	1.0–2.0	1.0	775	$899	$1.16	8d	1	1.03mi
2730 Pearl St Unit 1 East Point, GA	2.0	1.0	910	$1,175	$1.29	44d	1	1.04mi
2637 Lester St Atlanta, GA	2.0	1.0	750	$1,300	$1.73	20d	1	1.05mi
2040 Stanton Rd Atlanta, GA	2.0	1.0	759	$1,295	$1.71	15d	13	1.08mi
2496 Lester St Unit A East Point, GA	2.0	1.0	800	$1,200	$1.50	5d	1	1.13mi
1742 Ware Ave Atlanta, GA	2.0	1.0	916	$1,300	$1.42	24d	1	1.13mi
1988 Plaza Ln SW Atlanta, GA	1.0–3.0	1.0–2.0	990	$1,174	$1.19	2d	13	1.14mi
1988 Plaza Ln SW Atlanta, GA	1.0–3.0	1.0–2.0	990	$1,174	$1.19	11d	13	1.14mi
1932 Stanton Rd East Point, GA	1.0–3.0	1.0–2.0	1045	$1,324	$1.27	44d	1	1.25mi
3030 Remington St Atlanta, GA	3.0	1.0	1100	$1,200	$1.09	24d	1	1.25mi
2956 8th St Atlanta, GA	1.0	1.0	1000	$750	$0.75	15d	1	1.30mi
1717 Centra Villa Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	1033	$1,400	$1.35	24d	1	1.30mi
1804 Idlewood Dr Unit 1 Atlanta, GA	2.0	1.0	923	$1,025	$1.11	18d	1	1.34mi
1900 Stanton Rd East Point, GA	2.0–3.0	1.0	890	$1,150	$1.29	15d	11	1.34mi
2977 Pearl St Unit 2 Atlanta, GA	2.0	1.0	800	$1,390	$1.74	2d	1	1.36mi

Listing history 9 events

1. 2026-03-24
   listed $179,000 New 790-char remark

   Show marketing remark (790 chars)

   NO SELLER FINANCING!!! ***Exceptional Investment Opportunity - lease renewal on 12/01/25, Monthly rent is at $1,595!!! The property offers an annual return of approximately 8.45% One month Security Deposit paid by tenant.*** - A charming 3-bedroom, 1-bathroom and 990 sq. ft. single-family that offers the perfect blend of comfort and convenience. Ideally located in the growing East Point area, the property is just minutes from Hartsfield-Jackson Atlanta International Airport, East Point MARTA Station, and major highways (I-285/I-85), ensuring strong rental demand and easy commuting. With nearby shopping, dining, and ongoing area development, plus features like an end-unit layout and private fenced backyard, this is a turnkey investment with both stable income and long-term upside.

2. 2026-03-24
   listed $179,000 Active 790-char remark

   Show marketing remark (790 chars)

   NO SELLER FINANCING!!! ***Exceptional Investment Opportunity - lease renewal on 12/01/25, Monthly rent is at $1,595!!! The property offers an annual return of approximately 8.45% One month Security Deposit paid by tenant.*** - A charming 3-bedroom, 1-bathroom and 990 sq. ft. single-family that offers the perfect blend of comfort and convenience. Ideally located in the growing East Point area, the property is just minutes from Hartsfield-Jackson Atlanta International Airport, East Point MARTA Station, and major highways (I-285/I-85), ensuring strong rental demand and easy commuting. With nearby shopping, dining, and ongoing area development, plus features like an end-unit layout and private fenced backyard, this is a turnkey investment with both stable income and long-term upside.

3. 2021-07-14
   soldstatus $604,083
4. 2021-07-14
   soldstatus $604,083
5. 2019-05-22
   soldstatus $96,000
6. 2013-11-12
   soldstatus $49,500
7. 2006-10-11
   soldstatus $124,000
8. 1997-03-04
   soldstatus $59,000
9. 1997-02-27
   soldstatus $59,000

ⓘ 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: $1,985 · $165/mo
• Projected year-2 tax: $1,985 · $165/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 ≥103°F today · 16 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: $16,268
• − Mortgage interest: −$10,027
• − Property taxes: −$1,985
• − Insurance: −$895
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$5,207
• Taxable loss: −$4,449
• Est. tax savings @ 24.0%: +$1,068
• After-tax cash flow: $-225/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

+203.4% since first listed

9 events — show timeline

• 2026-03-24 Listed $179,000 FMLS
• 2026-03-24 Listed $179,000 GAMLS
• 2021-07-14 Sold (Public Records) $604,083 Public Records
• 2021-07-14 Sold (Public Records) $604,083 Public Records
• 2019-05-22 Sold (Public Records) $96,000 Public Records
• 2013-11-12 Sold (Public Records) $49,500 Public Records
• 2006-10-11 Sold (Public Records) $124,000 Public Records
• 1997-03-04 Sold (Public Records) $59,000 Public Records
• 1997-02-27 Sold (Public Records) $59,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,985 · -0.0% YoY. Source: county tax records.