2653 Lester St · East Point, GA 30344

$164,900

2 bd · 2.0 ba · 1,708 sqft · SingleFamily public records · 153 Days on market

Built 1983 6,011 sqft lot $97/sqft · 52% below area

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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 +24.6/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• 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 MLS

Charming 2-bedroom, 2.5-bath home offering a functional layout and generous living space. The expansive backyard provides endless possibilities for outdoor entertaining, gardening, or future enhancements. Well-designed bedrooms with en-suite baths ensure comfort and privacy. A great opportunity for homeowners or investors alike.

Key facts

• Outdoor entertaining
• Expansive backyard
• En-suite baths

Tags

• EXPANSIVE BACKYARD
• OUTDOOR ENTERTAINING
• EN-SUITE BATHS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 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; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 31% 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 $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 153 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; this cycle's ask has dropped $35k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.09% ✓
• Cap rate: 8.77%
• Cash-on-cash: 8.83%
• DSCR: 1.39
• GRM: 7.7

CMA / ARV

• ARV (median comp): $343,604
• List price: $164,900
• Delta: -52.01%
• 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
1932 Neely Ave	0.26mi	3/1.0 (+1)	1,717 (+0%)	10mo	$210,000	$122	70
1736 Thompson Ave	0.33mi	2/2.0	1,784 (+4%)	14mo	$370,000	$207	65
2795 Kimmeridge Dr	0.46mi	2/1.5	1,701 (-0%)	13mo	$299,900	$176	64
1444 Norman Berry Dr	0.63mi	3/2.0 (+1)	1,724 (+1%)	5mo	$210,000	$122	60
2907 Cloverhurst Dr	0.67mi	3/2.0 (+1)	1,703 (-0%)	8mo	$186,000	$109	57
1866 Thompson Ave	0.31mi	3/2.0 (+1)	1,475 (-14%)	1mo	$279,000	$189	57
1840 Linwood Ave	0.24mi	3/2.5 (+1)	1,882 (+10%)	10mo	$370,000	$197	57
2023 Montrose Dr	0.44mi	2/2.0	1,500 (-12%)	7mo	$275,000	$183	54
1910 Connally Dr	0.66mi	3/2.0 (+1)	1,716 (+0%)	15mo	$345,000	$201	51
2867 Cheney St	0.42mi	3/2.0 (+1)	1,548 (-9%)	23mo	$325,000	$210	41
2000 Grove Ave	0.49mi	3/2.5 (+1)	1,511 (-12%)	13mo	$350,000	$232	40
2852 Kimmeridge Dr	0.51mi	3/1.0 (+1)	1,459 (-15%)	4mo	$195,000	$134	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: -4.7%
• Equity multiple: 0.83×
• Total profit: $-8,016
• Equity at exit: $24,587

10-year hold

• IRR: 3.0%
• Equity multiple: 1.20×
• Total profit: $9,217
• Equity at exit: $14,258

Cash invested: $46,172 (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: 283
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,794 high
• Mortgage (P&I): −$865
• Tax from tax record: −$144 /mo · $1,727/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $340

Break-even live

Break-even rent $1,364

Max offer price $164,900

Occupancy floor 76%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1656 Ware Ave Atlanta, GA	3.0	2.0	1866	$2,150	$1.15	43d	1	0.23mi
1914 Montrose Dr Atlanta, GA	2.0	1.0	1216	$2,000	$1.64	43d	1	0.27mi
1932 Montrose Dr Atlanta, GA	3.0	1.0	1200	$1,750	$1.46	18d	1	0.31mi
2481 Semmes St Atlanta, GA	3.0	1.0	1500	$1,850	$1.23	43d	1	0.31mi
2627 N Church St East Point, GA	2.0–3.0	1.0–2.0	1020	$1,289	$1.26	22d	2	0.35mi
1493 Ashley Way Atlanta, GA	3.0	2.5	1646	$1,900	$1.15	43d	1	0.58mi
1903 Chattahoochee Pl Atlanta, GA	3.0	2.0	1333	$1,850	$1.39	12d	1	0.58mi
1717 W Taylor Ave Atlanta, GA	3.0	2.5	2100	$1,791	$0.85	12d	1	0.66mi
1455 Bryan Ave Unit B Atlanta, GA	2.0	1.0	1482	$1,300	$0.88	24d	1	0.68mi
1917 Connally Dr Atlanta, GA	3.0	2.0	1534	$1,850	$1.21	12d	1	0.72mi
2952 Holland Ct Atlanta, GA	1.0	1.0	1400	$675	$0.48	1d	1	0.79mi
1354 Winburn Dr Atlanta, GA	2.0	1.0	1089	$1,750	$1.61	24d	1	0.80mi
1377 Pine Ave Atlanta, GA	3.0	2.0	1100	$1,675	$1.52	22d	1	0.81mi
1369 Bryan Ave Atlanta, GA	2.0	2.5	2000	$3,250	$1.62	43d	1	0.81mi
1366 Bryan Ave Unit A Atlanta, GA	2.0	1.5	1181	$1,600	$1.35	43d	1	0.82mi
1344 Winburn Dr Atlanta, GA	3.0	2.0	1388	$2,100	$1.51	24d	1	0.82mi
2287 Mulberry St Unit B Atlanta, GA	3.0	1.0	1700	$2,500	$1.47	24d	1	0.86mi
1863 Phillips Ave Atlanta, GA	3.0	2.5	1470	$2,115	$1.44	11d	1	0.89mi
3100 Larose St Atlanta, GA	3.0	1.0	1121	$1,600	$1.43	43d	1	0.93mi
1347 Washington Rd Unit A East Point, GA	2.0	1.0	1250	$1,049	$0.84	43d	1	0.94mi
2756 Plantation Dr Atlanta, GA	3.0	2.0	1119	$1,950	$1.74	20d	1	0.96mi
1827 Dunlap Ave Atlanta, GA	3.0	2.0	1250	$3,200	$2.56	43d	1	0.97mi
1875 Dunlap Ave Atlanta, GA	2.0	1.0	1650	$1,875	$1.14	43d	1	0.98mi
3181 Church St Unit A Atlanta, GA	2.0	2.0	1646	$1,750	$1.06	22d	1	0.99mi
2710 Winburn Ter Atlanta, GA	3.0	2.0	1500	$1,800	$1.20	43d	1	1.02mi
3241 Turner St Unit 1 East Point, GA	2.0	1.5	1200	$1,295	$1.08	43d	1	1.03mi
1809 Vesta Ave Atlanta, GA	2.0	1.0	1768	$2,900	$1.64	43d	1	1.05mi
1845 Vesta Ave Atlanta, GA	3.0	2.0	1581	$2,128	$1.35	24d	1	1.05mi
2284 Headland Dr Atlanta, GA	3.0	3.5	1117	$1,502	$1.34	12d	1	1.05mi
3158 Cloverhurst Dr Atlanta, GA	3.0	2.0	1196	$1,700	$1.42	43d	1	1.06mi
1352 Elizabeth Ln Atlanta, GA	3.0	2.0	1654	$1,745	$1.06	10d	1	1.12mi
2764 Riggs Dr Atlanta, GA	3.0	2.0	1147	$2,050	$1.79	43d	1	1.14mi
1755 Lyle Ave Atlanta, GA	3.0	2.5	1973	$2,600	$1.32	18d	1	1.15mi
1861 Lyle Ave Unit 2 Atlanta, GA	2.0	2.0	1250	$1,600	$1.28	43d	1	1.16mi
3184 Pollard St Atlanta, GA	3.0	2.0	1400	$1,800	$1.29	43d	1	1.19mi
1100 Washington Cir Atlanta, GA	1.0–4.0	1.0–1.5	1000	$1,333	$1.33	2d	1	1.20mi
3030 Remington St Atlanta, GA	3.0	1.0	1100	$1,200	$1.09	24d	1	1.21mi
1244 Calhoun Ave Atlanta, GA	3.0	1.5	1072	$1,673	$1.56	43d	1	1.21mi
3031 Remington St Atlanta, GA	3.0	2.0	1369	$1,200	$0.88	18d	1	1.24mi
2610 Harmony Way Atlanta, GA	3.0	1.0	1100	$1,095	$1.00	24d	1	1.26mi

Listing history 34 events

1. 2026-06-18
   days on market $164,900 Active 153 DOM
2. 2026-06-17
   days on market $164,900 Active 152 DOM
3. 2026-06-16
   days on market $164,900 Active 151 DOM
4. 2026-06-15
   days on market $164,900 Active 150 DOM
5. 2026-06-13
   days on market $164,900 Active 148 DOM
6. 2026-06-09
   days on market $164,900 Active 144 DOM
7. 2026-06-08
   days on market $164,900 Active 143 DOM
8. 2026-06-07
   statusdays on market $164,900 Active 142 DOM
9. 2026-06-04
   days on market $164,900 Price Change 139 DOM
10. 2026-06-03
    pricestatusdays on market $164,900 Price Change 138 DOM
11. 2026-06-01
    days on market $174,900 Active 136 DOM
12. 2026-05-31
    days on market $174,900 Active 135 DOM
13. 2026-05-12
    price $174,900 330-char remark

    Show marketing remark (330 chars)

    Charming 2-bedroom, 2.5-bath home offering a functional layout and generous living space. The expansive backyard provides endless possibilities for outdoor entertaining, gardening, or future enhancements. Well-designed bedrooms with en-suite baths ensure comfort and privacy. A great opportunity for homeowners or investors alike.

14. 2026-02-25
    price $184,900 330-char remark

    Show marketing remark (330 chars)

    Charming 2-bedroom, 2.5-bath home offering a functional layout and generous living space. The expansive backyard provides endless possibilities for outdoor entertaining, gardening, or future enhancements. Well-designed bedrooms with en-suite baths ensure comfort and privacy. A great opportunity for homeowners or investors alike.

15. 2026-01-30
    price $194,900 330-char remark

    Show marketing remark (330 chars)

    Charming 2-bedroom, 2.5-bath home offering a functional layout and generous living space. The expansive backyard provides endless possibilities for outdoor entertaining, gardening, or future enhancements. Well-designed bedrooms with en-suite baths ensure comfort and privacy. A great opportunity for homeowners or investors alike.

16. 2026-01-16
    listed $199,900 New 330-char remark

    Show marketing remark (330 chars)

    Charming 2-bedroom, 2.5-bath home offering a functional layout and generous living space. The expansive backyard provides endless possibilities for outdoor entertaining, gardening, or future enhancements. Well-designed bedrooms with en-suite baths ensure comfort and privacy. A great opportunity for homeowners or investors alike.

17. 2025-12-22
    historical
18. 2025-12-04
    price $199,900
19. 2025-11-17
    price $204,900
20. 2025-10-02
    price $215,900
21. 2025-09-23
    price $222,900
22. 2025-09-12
    price $227,900
23. 2025-09-04
    historical
24. 2025-09-03
    price $234,900
25. 2025-08-22
    listed $239,900 New
26. 2025-08-22
    listed $239,900 New
27. 2022-02-16
    soldstatus $342,500
28. 2010-10-27
    historical
29. 2010-10-05
    status Active
30. 2010-10-04
    soldstatus $45,000
31. 2010-10-01
    historical
32. 2010-09-29
    soldstatus $45,000 Sold
33. 2010-06-25
    listed $44,900 Active
34. 2007-08-16
    soldstatus $65,000

ⓘ 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: $1,727 · $144/mo
• Projected year-2 tax: $1,727 · $144/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 · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $21,528
• − Mortgage interest: −$9,237
• − Property taxes: −$1,727
• − Insurance: −$824
• − Repairs & maintenance: −$1,722
• − Management: −$1,722
• − Depreciation: −$4,797
• Taxable income: $1,498
• Est. tax owed @ 24.0%: −$359
• After-tax cash flow: $3,719/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

+169.1% since first listed

22 events — show timeline

• 2026-05-12 Price Changed $174,900 GAMLS
• 2026-02-25 Price Changed $184,900 GAMLS
• 2026-01-30 Price Changed $194,900 GAMLS
• 2026-01-16 Listed $199,900 GAMLS
• 2025-12-22 Listing Removed — GAMLS
• 2025-12-04 Price Changed $199,900 GAMLS
• 2025-11-17 Price Changed $204,900 GAMLS
• 2025-10-02 Price Changed $215,900 GAMLS
• 2025-09-23 Price Changed $222,900 GAMLS
• 2025-09-12 Price Changed $227,900 GAMLS
• 2025-09-04 Listing Removed — GAMLS
• 2025-09-03 Price Changed $234,900 GAMLS
• 2025-08-22 Listed $239,900 GAMLS
• 2025-08-22 Listed $239,900 GAMLS
• 2022-02-16 Sold (Public Records) $342,500 Public Records
• 2010-10-27 Listing Removed — FMLS
• 2010-10-05 Relisted — FMLS
• 2010-10-04 Sold (Public Records) $45,000 Public Records
• 2010-10-01 Listing Removed — FMLS
• 2010-09-29 Sold (MLS) $45,000 FMLS
• 2010-06-25 Listed $44,900 FMLS
• 2007-08-16 Sold (Public Records) $65,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,727 · -20.1% YoY. Source: county tax records.