3200 Magnolia St · East Point, GA 30344

$70,000

2 bd · 1.0 ba · 942 sqft · SingleFamily public records · 3 Days on market

Built 1920 7,440 sqft lot $74/sqft · 76% below area ↓ 26% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Great investment opportunity for a tear down or full remodel! Motivated seller, bring any and all reasonable offers. The house is in a prime spot, being walkable to Woodward Academy, John D Milner Sports Complex, and very convenient to downtown college park.

Key facts

• Full remodel
• 7,440 sq ft lot
• Built 1920

Tags

• INVESTMENT OPPORTUNITY
• FULL REMODEL
• WALKABLE TO WOODWARD ACADEMY

Property features AI

Exterior

• Parking: Other parking features
• Utilities: Other water source; Other electric service; Other sewer; Other utilities
• Home design: One-level home; Resale property; Slab foundation
• Construction: Constructed with other materials; Other roof type
• Exterior features: Other exterior features; Other outbuildings/structures

Interior

• Kitchen: Other kitchen features; Other listed appliances
• Bedrooms: Two main-level bedrooms; Primary bedroom on the main level
• Flooring: Other flooring
• Bathrooms: One full bathroom; Primary bathroom has a tub/shower combo
• Heating & cooling: Other heating; Other cooling
• Interior features: One fireplace located in the family room; No shared/common walls; Other interior features
• Laundry & utility: Other laundry features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $661 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 17.6% 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+, 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: Parklane Elementary School (math 24% / reading 24%, grade F, #753 of 1,228 statewide, top 64%, 320 students, 100% FRL); 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 100% FRL vs 41% district-wide (59 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 51% district-wide (-31 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); 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); 42% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 1.4% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 14 sale attempts since 4y ago 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 $45k; list at $70k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $70,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.00% ✓
• Cap rate: 17.62%
• Cash-on-cash: 40.45%
• DSCR: 2.80
• GRM: 4.2

CMA / ARV

• ARV (median comp): $292,425
• List price: $70,000
• Delta: -60.67%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3122 Semmes St	0.70mi	3/1.0 (+1)	1,002 (+6%)	17mo	$155,000	$155	38
1244 Calhoun Ave	0.46mi	3/1.5 (+1)	1,072 (+14%)	24mo	$230,000	$215	29

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: 35.1%
• Equity multiple: 2.45×
• Total profit: $28,448
• Equity at exit: $10,437

10-year hold

• IRR: 41.0%
• Equity multiple: 4.56×
• Total profit: $69,872
• Equity at exit: $6,052

Cash invested: $19,600 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,399 high
• Mortgage (P&I): −$367
• Tax from tax record: −$48 /mo · $580/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $661

Break-even live

Break-even rent $563

Max offer price $70,000

Occupancy floor 48%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1332 Eubanks Ave Atlanta, GA	2.0	1.0	714	$1,025	$1.44	43d	1	0.32mi
3041 North St Unit B East Point, GA	2.0	1.0	650	$895	$1.38	43d	1	0.38mi
1329 Walker Ave Unit Walker B Atlanta, GA	1.0	1.0	650	$1,600	$2.46	2d	1	0.42mi
1329 Walker Ave Unit Walker A Atlanta, GA	1.0	1.0	650	$2,000	$3.08	2d	1	0.42mi
1244 Calhoun Ave Atlanta, GA	3.0	1.5	1072	$1,673	$1.56	43d	1	0.47mi
3100 E Point St Atlanta, GA	2.0	1.0	850	$1,224	$1.44	5d	3	0.50mi
1408 Lyle Ave Unit A Atlanta, GA	2.0	1.0	842	$1,350	$1.60	24d	1	0.53mi
3193 E Point St Unit 4 Atlanta, GA	2.0	1.0	800	$1,350	$1.69	10d	1	0.59mi
3193 E Point St Unit 4 Atlanta, GA	2.0	1.0	800	$1,350	$1.69	20d	1	0.59mi
3203 E Point St Apt 4 Atlanta, GA	2.0	1.0	800	$1,350	$1.69	24d	1	0.60mi
3203 E Point St Apt 4 Atlanta, GA	2.0	1.0	800	$1,350	$1.69	10d	1	0.60mi
1100 Washington Cir Atlanta, GA	1.0–4.0	1.0–1.5	1000	$1,333	$1.33	2d	1	0.63mi
1377 Pine Ave Atlanta, GA	3.0	2.0	1100	$1,675	$1.52	21d	1	0.68mi
2997 Park St Unit 2 Atlanta, GA	2.0	1.5	860	$1,549	$1.80	5d	1	0.71mi
2997 Park St Unit 3 Atlanta, GA	2.0	1.5	860	$1,499	$1.74	43d	1	0.71mi
1804 Lyle Ave Unit 4 College Park, GA	2.0	1.5	900	$1,350	$1.50	43d	1	0.73mi
3045 Semmes St Atlanta, GA	2.0	1.5	1000	$1,400	$1.40	43d	3	0.73mi
1818 Vesta Ave Atlanta, GA	1.0–2.0	1.0	811	$1,450	$1.79	43d	5	0.75mi
1836 Dunlap Ave Apt 90 Atlanta, GA	2.0	1.5	1030	$1,150	$1.12	24d	1	0.75mi
1255 Pine Ave Unit 2 East Point, GA	2.0	1.0	700	$1,400	$2.00	43d	1	0.76mi
1744 Cambridge Ave #2 Atlanta, GA	2.0	1.5	1100	$1,599	$1.45	43d	1	0.78mi
1744 Cambridge Ave College Park, GA	2.0	1.5	1100	$1,600	$1.45	5d	2	0.78mi
2874 Cheney St Atlanta, GA	2.0	1.0	900	$1,300	$1.44	43d	1	0.79mi
3567 Adams St Unit A College Park, GA	2.0	1.0	850	$1,300	$1.53	43d	1	0.87mi
3300 College St Unit 5 College Park, GA	2.0	1.0	760	$975	$1.28	2d	1	0.88mi
3633 Howard Dr Atlanta, GA	2.0	1.0–2.0	906	$1,250	$1.38	43d	1	0.89mi
2982 Pearl St Unit LEFT SIDE East Point, GA	2.0	1.0	676	$1,125	$1.66	43d	1	0.89mi
1910 Center Ave Atlanta, GA	2.0	1.0	800	$1,300	$1.62	43d	1	0.89mi
1907 Lyle Ave Atlanta, GA	2.0	1.0	736	$1,300	$1.77	43d	1	0.91mi
3586 Jackson St Atlanta, GA	2.0	2.0	1015	$1,399	$1.38	3d	1	0.91mi
2977 Pearl St Unit 2 Atlanta, GA	2.0	1.0	800	$1,390	$1.74	1d	1	0.92mi
1940 Dunlap Ave Atlanta, GA	1.0	1.0	950	$750	$0.79	43d	1	0.95mi
1761 John Calvin Ave Unit 1 Atlanta, GA	2.0	1.0	950	$1,300	$1.37	21d	1	0.96mi
1915 Walker Ave College Park, GA	1.0	1.0	900	$1,450	$1.61	43d	1	0.97mi
3548 E Main St Unit 6 College Park, GA	1.0	1.0	709	$1,300	$1.83	5d	1	0.97mi
3548 E Main St Unit 6 College Park, GA	1.0	1.0	709	$1,300	$1.83	3d	1	0.97mi
2956 8th St Atlanta, GA	1.0	1.0	1000	$750	$0.75	15d	1	0.99mi
2952 Palm Dr Atlanta, GA	3.0	2.0	1120	$1,875	$1.67	5d	1	1.01mi
1354 Winburn Dr Atlanta, GA	3.0	1.0	1000	$1,850	$1.85	5d	1	1.02mi
1354 Winburn Dr Atlanta, GA	2.0	1.0	1089	$1,750	$1.61	24d	1	1.02mi

Listing history 34 events

1. 2026-06-18
   days on market $70,000 Active 3 DOM
2. 2026-06-17
   days on market $70,000 Active 2 DOM
3. 2026-06-15
   remarks 258-char remark

   Show marketing remark (258 chars)

   Great investment opportunity for a tear down or full remodel! Motivated seller, bring any and all reasonable offers. The house is in a prime spot, being walkable to Woodward Academy, John D Milner Sports Complex, and very convenient to downtown College Park.

4. 2026-06-15
   pricedays on marketlisting id $70,000 Active 1 DOM

   Show marketing remark (258 chars)

   Great investment opportunity for a tear down or full remodel! Motivated seller, bring any and all reasonable offers. The house is in a prime spot, being walkable to Woodward Academy, John D Milner Sports Complex, and very convenient to downtown College Park.

5. 2026-05-19
   historical
6. 2026-05-12
   status Active 142-char remark
7. 2026-05-12
   status Back On Market
8. 2026-05-05
   status Under Contract
9. 2026-05-05
   status Pending 142-char remark
10. 2026-03-30
    listed $115,000 New
11. 2026-03-30
    listed $115,000 Active 142-char remark
12. 2025-09-25
    soldstatus $45,000 Sold
13. 2025-09-25
    soldstatus $45,000
14. 2025-09-10
    status Under Contract
15. 2025-07-23
    price $54,900
16. 2024-12-31
    historical
17. 2024-12-31
    historical
18. 2024-12-24
    status Back On Market
19. 2024-12-18
    status Under Contract
20. 2024-12-04
    price $60,000
21. 2024-12-04
    price $60,000
22. 2024-10-02
    listed $60,000 New
23. 2024-10-02
    listed $70,000 New
24. 2024-10-02
    listed $70,000 Active
25. 2024-08-14
    historical
26. 2024-08-14
    historical
27. 2024-06-14
    listed $85,000 Active
28. 2024-06-14
    listed $85,000 New
29. 2023-03-17
    historical
30. 2022-04-29
    price $79,999
31. 2022-04-22
    listed $95,000 Back On Market
32. 2022-04-21
    historical
33. 2022-04-19
    status Under Contract
34. 2022-03-23
    listed $95,000 New

ⓘ 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: $580 · $48/mo
• Projected year-2 tax: $644 · $54/mo
• Expected delta: +$64/yr (+$5/mo · 11.0%)

ⓘ 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 6/10 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,789
• − Mortgage interest: −$3,921
• − Property taxes: −$580
• − Insurance: −$350
• − Repairs & maintenance: −$1,343
• − Management: −$1,343
• − Depreciation: −$2,036
• Taxable income: $7,215
• Est. tax owed @ 24.0%: −$1,732
• After-tax cash flow: $6,197/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

-26.3% since first listed

31 events — show timeline

• 2026-06-15 Listed $70,000 FMLS
• 2026-06-15 Listed $70,000 GAMLS
• 2026-06-15 Listed $70,000 GAMLS
• 2026-06-15 Listed $70,000 FMLS
• 2026-05-19 Listing Removed — GAMLS
• 2026-05-12 Relisted — GAMLS
• 2026-05-05 Pending — GAMLS
• 2026-03-30 Listed $115,000 GAMLS
• 2025-09-25 Sold (Public Records) $45,000 Public Records
• 2025-09-25 Sold (MLS) $45,000 GAMLS
• 2025-09-10 Pending — GAMLS
• 2025-07-23 Price Changed $54,900 GAMLS
• 2024-12-31 Listing Removed — GAMLS
• 2024-12-31 Listing Removed — FMLS
• 2024-12-24 Relisted — GAMLS
• 2024-12-18 Pending — GAMLS
• 2024-12-04 Price Changed $60,000 GAMLS
• 2024-12-04 Price Changed $60,000 FMLS
• 2024-10-02 Listed $70,000 GAMLS
• 2024-10-02 Listed $70,000 FMLS
• 2024-10-02 Listed $60,000 GAMLS
• 2024-08-14 Listing Removed — GAMLS
• 2024-08-14 Listing Removed — FMLS
• 2024-06-14 Listed $85,000 GAMLS
• 2024-06-14 Listed $85,000 FMLS
• 2023-03-17 Listing Removed — GAMLS
• 2022-04-29 Price Changed $79,999 GAMLS
• 2022-04-22 Listed $95,000 GAMLS
• 2022-04-21 Listing Removed — GAMLS
• 2022-04-19 Pending — GAMLS
• 2022-03-23 Listed $95,000 GAMLS

Property tax history

-6.2%/yr

Latest (2021): $580 · -6.2% YoY. Source: county tax records.