2897 Branchwood Dr · East Point, GA 30344

$339,900

3 bd · 2.0 ba · 1,776 sqft · SingleFamily public records · 83 Days on market

Built 1964 0.59 ac lot $191/sqft · 73% above area Est $383k · 11% under

---

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 +12.5/15.0
• Cash flow +6.9/30.0
• Schools +4.5/10.0
• Livability +3.6/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +1.2/10.0
• 1% rule +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity in East Point! This spacious 5-bedroom, 3-bath home with a basement offers incredible potential for investors or buyers looking to renovate and add value. The property features a large layout with plenty of room to reimagine and customize. With some TLC, this home could truly shine. Conveniently located near major highways, shopping, and dining. Don't miss this investor special with endless possibilities!

Key facts

• 0.59 acre lot
• Built 1964
• Listed 82 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-563 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (29.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (40.0% below list).
• Recommended offer: $204k (40.0% 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+, 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: Amana Academy School (math 47% / reading 52%, grade D, #264 of 1,228 statewide, top 23%, 731 students, 30% FRL, charter); 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 77% FRL vs 41% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 51% district-wide (-23 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); 295 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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 36% 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 $10k 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 83 days — a 6% lower offer ($320k) 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.
• Current owner paid $62k; list at $340k implies a 448% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe 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 $203,994 (40.0% 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 83 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.60% ✗
• Cap rate: 4.50%
• Cash-on-cash: -6.40%
• DSCR: 0.72
• GRM: 13.9

CMA / ARV

• ARV (median comp): $382,589
• List price: $339,900
• Delta: -11.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2944 Cherry Blossom Ln	0.46mi	4/2.5 (+1)	1,817 (+2%)	4mo	$253,900	$140	64
2994 Hogan Rd SW	0.27mi	4/2.0 (+1)	1,962 (+10%)	2mo	$175,000	$89	64
3141 Pyrite Cir SW	0.56mi	4/3.0 (+1)	1,762 (-1%)	2mo	$215,000	$122	62
2541 Black Forest Trl SW	0.40mi	4/2.0 (+1)	1,786 (+1%)	17mo	$268,000	$150	61
3146 Pyrite Cir SW	0.58mi	4/3.0 (+1)	1,794 (+1%)	6mo	$283,000	$158	57
2941 Pine Valley Cir	0.50mi	4/3.0 (+1)	1,780 (+0%)	15mo	$386,000	$217	55
2766 Spain Dr	0.37mi	3/2.0	1,644 (-7%)	22mo	$195,000	$119	52
3206 Pyrite Cir SW	0.59mi	3/2.0	1,956 (+10%)	9mo	$265,000	$135	48
2737 Dodson Dr	0.38mi	4/2.0 (+1)	1,615 (-9%)	20mo	$258,000	$160	46
2950 Heather Dr	0.49mi	3/2.5	1,603 (-10%)	22mo	$280,000	$175	40

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: -30.3%
• Equity multiple: 0.01×
• Total profit: $-94,335
• Equity at exit: $50,680

10-year hold

• IRR: -40.6%
• Equity multiple: -0.49×
• Total profit: $-141,843
• Equity at exit: $29,388

Cash invested: $95,172 (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: 295
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $2,040 high
• Mortgage (P&I): −$1,782
• Tax from tax record: −$195 /mo · $2,337/yr
• Insurance: −$142
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $-563

Break-even live

Break-even rent $2,752

Max offer price $240,471

Occupancy floor —

Sensitivity live

Price	-10% $-370	-5% $-467	+0% $-563	+5% $-659	+10% $-755
Rent	-10% $-724	-5% $-643	+0% $-563	+5% $-482	+10% $-402
Rate	-1.0pp $-392	-0.5pp $-476	base $-563	+0.5pp $-651	+1.0pp $-741

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2658 Rolling Brook Trl Atlanta, GA	3.0	2.0	1754	$1,850	$1.05	45d	1	0.59mi
2523 Ben Hill Rd Atlanta, GA	3.0	1.5	1412	$3,000	$2.12	24d	1	0.69mi
3211 Flamingo Dr Atlanta, GA	3.0	2.0	1485	$1,900	$1.28	45d	1	0.83mi
2675 Headland Dr Atlanta, GA	3.0	2.0	1408	$1,600	$1.14	19d	1	0.88mi
2801 Ridgeview Dr SW Atlanta, GA	3.0	3.0	1588	$2,500	$1.57	20d	1	0.93mi
3122 Meadowstone Ln SW Atlanta, GA	3.0	2.5	1336	$2,440	$1.83	20d	1	1.01mi
3122 Meadowstone Ln SW Atlanta, GA	3.0	2.5	1336	$2,540	$1.90	26d	1	1.01mi
2514 Riggs Dr Atlanta, GA	4.0	2.0	1274	$2,000	$1.57	45d	1	1.08mi
3181 Meadowstone Ln SW Atlanta, GA	3.0	2.5	2184	$2,200	$1.01	9d	1	1.10mi
3181 Meadowstone Ln SW Atlanta, GA	3.0	2.5	1536	$2,300	$1.50	20d	1	1.10mi
2250 Dodson Dr Atlanta, GA	4.0	2.0	1522	$4,200	$2.76	45d	1	1.11mi
2886 Ridgeview Dr SW Atlanta, GA	3.0	2.5	1792	$2,175	$1.21	5d	1	1.11mi
2886 Ridgeview Dr SW Atlanta, GA	3.0	2.5	1792	$2,175	$1.21	1d	1	1.11mi
3168 Beech Dr Atlanta, GA	3.0	2.0	1402	$1,500	$1.07	45d	1	1.13mi
3488 Cardinal Dr SW Atlanta, GA	3.0	2.5	1421	$2,100	$1.48	26d	1	1.16mi
2684 Toucan Way SW Atlanta, GA	3.0	2.5	1652	$2,350	$1.42	26d	1	1.16mi
3031 Remington St Atlanta, GA	3.0	2.0	1369	$1,200	$0.88	20d	1	1.17mi
3560 Eagle Ct SW Atlanta, GA	3.0	2.5	1480	$1,995	$1.35	9d	1	1.17mi
3540 N Camp Creek Pkwy SW Atlanta, GA	1.0–5.0	1.0–2.0	1100	$1,425	$1.30	26d	1	1.23mi
2750 Barge Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	986	$2,371	$2.40	1d	51	1.25mi
2589 Coventry St SW Atlanta, GA	3.0	2.5	1421	$1,995	$1.40	26d	2	1.29mi
3596 Raven Way Atlanta, GA	3.0	2.5	1421	$1,965	$1.38	26d	1	1.34mi
2420 Heaton Dr Atlanta, GA	1.0–3.0	1.5–2.0	1103	$1,750	$1.59	45d	1	1.36mi
2535 Rex Ave SW Atlanta, GA	3.0	2.0	1443	$1,850	$1.28	26d	1	1.37mi
3477 Meadowlane Pl SW Atlanta, GA	3.0	2.0	2182	$2,350	$1.08	26d	1	1.39mi
2311 Cherry Blossom Dr SW Atlanta, GA	3.0	2.0	1311	$1,750	$1.33	26d	1	1.47mi
3146 Parc Ct SW Unit 3146 Atlanta, GA	2.0	2.5	1800	$2,400	$1.33	17d	1	1.49mi
3138 Imperial Cir SW Atlanta, GA	3.0	3.0	2210	$2,250	$1.02	26d	1	1.49mi

Listing history 7 events

1. 2026-06-04
   days on market $339,900 Active 83 DOM
2. 2026-06-03
   days on market $339,900 Active 82 DOM
3. 2026-06-01
   days on market $339,900 Active 80 DOM
4. 2026-05-31
   days on market $339,900 Active 79 DOM
5. 2026-03-13
   listed $339,900 New 437-char remark

   Show marketing remark (443 chars)

   Great investment opportunity in East Point! This spacious 5-bedroom, 3-bath home with a basement offers incredible potential for investors or buyers looking to renovate and add value. The property features a large layout with plenty of room to reimagine and customize. With some TLC, this home could truly shine. Conveniently located near major highways, shopping, and dining. Don’t miss this investor special with endless possibilities!

6. 2026-03-13
   listed $339,900 Active 443-char remark

   Show marketing remark (443 chars)

   Great investment opportunity in East Point! This spacious 5-bedroom, 3-bath home with a basement offers incredible potential for investors or buyers looking to renovate and add value. The property features a large layout with plenty of room to reimagine and customize. With some TLC, this home could truly shine. Conveniently located near major highways, shopping, and dining. Don’t miss this investor special with endless possibilities!

7. 1976-11-01
   soldstatus $62,000

ⓘ 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: $2,337 · $195/mo
• Projected year-2 tax: $3,127 · $261/mo
• Expected delta: +$790/yr (+$66/mo · 33.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% 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: $24,479
• − Mortgage interest: −$19,040
• − Property taxes: −$2,337
• − Insurance: −$2,366
• − Repairs & maintenance: −$1,958
• − Management: −$1,958
• − Depreciation: −$9,888
• Taxable loss: −$13,068
• Est. tax savings @ 24.0%: +$3,136
• After-tax cash flow: $-3,618/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

+448.2% since first listed

3 events — show timeline

• 2026-03-13 Listed $339,900 FMLS
• 2026-03-13 Listed $339,900 GAMLS
• 1976-11-01 Sold (Public Records) $62,000 Public Records

Property tax history

+72.6%/yr

Latest (2025): $2,337 · -1.5% YoY. Source: county tax records.