1891 E Farris Ave · East Point, GA 30344

$192,700

2 bd · 2.0 ba · 1,274 sqft · SingleFamily public records · 88 Days on market

Built 2005 8,407 sqft lot $151/sqft · 42% below area Est $333k · 42% 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 +12.6/30.0
• Schools +4.5/10.0
• DSCR +3.8/10.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come and take a look at this 4 bedroom/2 bath home - an Amazing opportunity right in the heart of East Point.

Key facts

• 8,407 sq ft lot
• Built 2005
• Listed 88 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $193k.

Deal economics

• At list price, monthly cash flow is $-24 ($-286/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (15.2% below list).
• Recommended offer: $163k (15.2% 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 lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $1k of loan paydown is wiped out by about $6k 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 88 days — a 6% lower offer ($181k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 18y ago; this cycle's ask has dropped $47k (20%) 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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,444 (15.2% 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 88 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.85% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.53%
• DSCR: 0.98
• GRM: 9.8

CMA / ARV

• ARV (median comp): $333,045
• List price: $192,700
• Delta: -42.14%
• 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
3190 E Point St	0.31mi	2/2.0	1,232 (-3%)	3mo	$274,900	$223	77
1792 Center Ave	0.21mi	3/2.0 (+1)	1,266 (-1%)	9mo	$105,000	$83	77
2894 S Clark Dr	0.55mi	2/2.0	1,278 (+0%)	1mo	$265,000	$207	73
1933 Mercer Ave	0.33mi	2/1.0	1,218 (-4%)	1mo	$235,000	$193	72
3045 Church St	0.32mi	2/1.0	1,264 (-1%)	10mo	$105,000	$83	72
1815 Dunlap Ave	0.14mi	3/2.0 (+1)	1,386 (+9%)	9mo	$375,000	$271	66
1857 Walker Ave	0.41mi	3/2.0 (+1)	1,234 (-3%)	6mo	$255,000	$207	66
1856 Linwood Ave	0.71mi	2/2.0	1,269 (-0%)	1mo	$330,000	$260	66
2949 Pearl St	0.35mi	2/2.0	1,410 (+11%)	2mo	$186,500	$132	64
3020 Washington Rd	0.37mi	2/1.0	1,101 (-14%)	8mo	$155,000	$141	50
1759 Thompson Ave	0.69mi	3/1.0 (+1)	1,420 (+12%)	1mo	$306,000	$215	39
2852 Kimmeridge Dr	0.55mi	3/1.0 (+1)	1,459 (+14%)	4mo	$195,000	$134	38

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: -19.0%
• Equity multiple: 0.34×
• Total profit: $-35,398
• Equity at exit: $28,732

10-year hold

• IRR: -15.3%
• Equity multiple: 0.20×
• Total profit: $-43,315
• Equity at exit: $16,661

Cash invested: $53,956 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,634 high
• Mortgage (P&I): −$1,011
• Tax from tax record: −$224 /mo · $2,690/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $-24

Break-even live

Break-even rent $1,665

Max offer price $188,493

Occupancy floor 96%

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: $48,175
• Closing costs: $5,781
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1863 Phillips Ave Atlanta, GA	3.0	2.5	1470	$2,115	$1.44	10d	1	0.07mi
1875 Dunlap Ave Atlanta, GA	2.0	1.0	1650	$1,875	$1.14	43d	1	0.08mi
1940 Dunlap Ave Atlanta, GA	1.0	1.0	950	$750	$0.79	43d	1	0.14mi
1836 Dunlap Ave Apt 90 Atlanta, GA	2.0	1.5	1030	$1,150	$1.12	24d	1	0.15mi
1827 Dunlap Ave Atlanta, GA	3.0	2.0	1250	$3,200	$2.56	43d	1	0.15mi
3241 Turner St Unit 1 East Point, GA	2.0	1.5	1200	$1,295	$1.08	43d	1	0.17mi
1845 Vesta Ave Atlanta, GA	3.0	2.0	1581	$2,128	$1.35	24d	1	0.19mi
3100 Larose St Atlanta, GA	3.0	1.0	1121	$1,600	$1.43	43d	1	0.20mi
3181 Church St Unit A Atlanta, GA	2.0	2.0	1646	$1,750	$1.06	21d	1	0.23mi
3045 Semmes St Atlanta, GA	2.0	1.5	1000	$1,400	$1.40	43d	3	0.23mi
1818 Vesta Ave Atlanta, GA	1.0–2.0	1.0	811	$1,450	$1.79	43d	5	0.23mi
1809 Vesta Ave Atlanta, GA	2.0	1.0	1768	$2,900	$1.64	43d	1	0.23mi
3158 Cloverhurst Dr Atlanta, GA	3.0	2.0	1196	$1,700	$1.42	43d	1	0.26mi
1861 Lyle Ave Unit 2 Atlanta, GA	2.0	2.0	1250	$1,600	$1.28	43d	1	0.26mi
2956 8th St Atlanta, GA	1.0	1.0	1000	$750	$0.75	15d	1	0.32mi
1804 Lyle Ave Unit 4 College Park, GA	2.0	1.5	900	$1,350	$1.50	43d	1	0.33mi
1915 Walker Ave College Park, GA	1.0	1.0	900	$1,450	$1.61	43d	1	0.43mi
3184 Pollard St Atlanta, GA	3.0	2.0	1400	$1,800	$1.29	43d	1	0.45mi
2874 Cheney St Atlanta, GA	2.0	1.0	900	$1,300	$1.44	43d	1	0.55mi
1923 Thompson Ave Unit 2 East Point, GA	1.0	1.0	1047	$1,000	$0.96	43d	1	0.65mi
1923 Thompson Ave Unit 2 East Point, GA	1.0	1.0	1047	$1,000	$0.96	12d	1	0.65mi
2040 Cambridge Ave Atlanta, GA	1.0	1.0	900	$1,400	$1.56	21d	1	0.66mi
1744 Cambridge Ave #2 Atlanta, GA	2.0	1.5	1100	$1,599	$1.45	43d	1	0.66mi
1744 Cambridge Ave College Park, GA	2.0	1.5	1100	$1,600	$1.45	5d	2	0.66mi
3128 Chateau Blvd East Point, GA	1.0	1.0	900	$1,295	$1.44	24d	1	0.67mi
3128 Chateau Blvd East Point, GA	1.0–2.0	1.0	1000	$1,395	$1.40	15d	12	0.67mi
3447 Pierce St Atlanta, GA	2.0	1.0	1560	$1,345	$0.86	43d	1	0.72mi
3198 Washington Rd Atlanta, GA	2.0	1.5	1000	$1,500	$1.50	43d	1	0.72mi
3483 Napoleon St Atlanta, GA	3.0	2.0	1749	$2,589	$1.48	43d	1	0.75mi
2730 Pearl St Unit 1 East Point, GA	2.0	1.0	910	$1,175	$1.29	43d	1	0.75mi
3526 Conley St College Park, GA	3.0	1.0	952	$1,425	$1.50	24d	1	0.77mi
3030 Remington St Atlanta, GA	3.0	1.0	1100	$1,200	$1.09	24d	1	0.78mi
3445 Almand Dr Atlanta, GA	2.0	2.0	1018	$1,700	$1.67	20d	1	0.79mi
1914 Montrose Dr Atlanta, GA	2.0	1.0	1216	$2,000	$1.64	43d	1	0.81mi
1932 Montrose Dr Atlanta, GA	3.0	1.0	1200	$1,750	$1.46	18d	1	0.81mi
3031 Remington St Atlanta, GA	3.0	2.0	1369	$1,200	$0.88	18d	1	0.81mi
3276 Elm St Atlanta, GA	3.0	1.0	1250	$1,685	$1.35	1d	1	0.83mi
3437 Harris Dr Atlanta, GA	3.0	1.0	1556	$1,650	$1.06	43d	1	0.84mi
2952 Holland Ct Atlanta, GA	1.0	1.0	1400	$675	$0.48	1d	1	0.84mi
1761 John Calvin Ave Unit 1 Atlanta, GA	2.0	1.0	950	$1,300	$1.37	21d	1	0.85mi

Listing history 43 events

1. 2026-06-03
   statusdays on market $192,700 Under Contract 88 DOM
2. 2026-06-01
   days on market $192,700 Active 87 DOM
3. 2026-05-31
   days on market $192,700 Active 86 DOM
4. 2026-05-06
   price $198,900 109-char remark

   Show marketing remark (109 chars)

   Come and take a look at this 4 bedroom/2 bath home - an Amazing opportunity right in the heart of East Point.

5. 2026-04-22
   price $205,000 109-char remark

   Show marketing remark (109 chars)

   Come and take a look at this 4 bedroom/2 bath home - an Amazing opportunity right in the heart of East Point.

6. 2026-04-09
   price $225,600 109-char remark

   Show marketing remark (109 chars)

   Come and take a look at this 4 bedroom/2 bath home - an Amazing opportunity right in the heart of East Point.

7. 2026-03-20
   price $232,800 109-char remark

   Show marketing remark (109 chars)

   Come and take a look at this 4 bedroom/2 bath home - an Amazing opportunity right in the heart of East Point.

8. 2026-03-05
   listed $240,000 New 109-char remark

   Show marketing remark (109 chars)

   Come and take a look at this 4 bedroom/2 bath home - an Amazing opportunity right in the heart of East Point.

9. 2023-08-03
   historical
10. 2023-07-03
    listed $255,000 New
11. 2023-05-03
    historical
12. 2023-04-03
    listed $235,000 New
13. 2022-11-25
    soldstatus $225,000
14. 2022-11-22
    soldstatus $225,000 Closed
15. 2022-11-22
    soldstatus $225,000 Sold
16. 2022-11-09
    status Under Contract
17. 2022-11-09
    status Pending
18. 2022-11-08
    status Active
19. 2022-11-08
    status Back On Market
20. 2022-10-28
    status Under Contract
21. 2022-10-28
    status Pending
22. 2022-10-24
    price $239,000
23. 2022-10-24
    price $239,000
24. 2022-10-01
    price $249,000
25. 2022-10-01
    price $249,000
26. 2022-10-01
    price $229,000
27. 2022-10-01
    price $229,000
28. 2022-09-19
    price $249,000
29. 2022-09-19
    price $249,000
30. 2022-09-14
    price $269,000
31. 2022-09-14
    price $269,000
32. 2022-09-01
    price $289,000
33. 2022-09-01
    price $289,000
34. 2022-08-11
    price $299,000
35. 2022-08-11
    price $299,000
36. 2022-08-02
    listed $319,000 Active
37. 2022-08-02
    listed $319,000 New
38. 2022-02-03
    soldstatus $818,006
39. 2017-01-17
    soldstatus $39,500
40. 2009-02-10
    soldstatus $25,000
41. 2008-03-07
    listed $37,900
42. 2006-04-28
    soldstatus $100,000
43. 2005-04-08
    soldstatus $170,500

ⓘ 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: $2,690 · $224/mo
• Projected year-2 tax: $2,690 · $224/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: $19,613
• − Mortgage interest: −$10,794
• − Property taxes: −$2,690
• − Insurance: −$964
• − Repairs & maintenance: −$1,569
• − Management: −$1,569
• − Depreciation: −$5,606
• Taxable loss: −$3,579
• Est. tax savings @ 24.0%: +$859
• After-tax cash flow: $573/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

+16.7% since first listed

40 events — show timeline

• 2026-05-06 Price Changed $198,900 GAMLS
• 2026-04-22 Price Changed $205,000 GAMLS
• 2026-04-09 Price Changed $225,600 GAMLS
• 2026-03-20 Price Changed $232,800 GAMLS
• 2026-03-05 Listed $240,000 GAMLS
• 2023-08-03 Listing Removed — GAMLS
• 2023-07-03 Listed $255,000 GAMLS
• 2023-05-03 Listing Removed — GAMLS
• 2023-04-03 Listed $235,000 GAMLS
• 2022-11-25 Sold (Public Records) $225,000 Public Records
• 2022-11-22 Sold (MLS) $225,000 GAMLS
• 2022-11-22 Sold (MLS) $225,000 FMLS
• 2022-11-09 Pending — GAMLS
• 2022-11-09 Pending — FMLS
• 2022-11-08 Relisted — FMLS
• 2022-11-08 Relisted — GAMLS
• 2022-10-28 Pending — GAMLS
• 2022-10-28 Pending — FMLS
• 2022-10-24 Price Changed $239,000 GAMLS
• 2022-10-24 Price Changed $239,000 FMLS
• 2022-10-01 Price Changed $249,000 GAMLS
• 2022-10-01 Price Changed $249,000 FMLS
• 2022-10-01 Price Changed $229,000 GAMLS
• 2022-10-01 Price Changed $229,000 FMLS
• 2022-09-19 Price Changed $249,000 GAMLS
• 2022-09-19 Price Changed $249,000 FMLS
• 2022-09-14 Price Changed $269,000 GAMLS
• 2022-09-14 Price Changed $269,000 FMLS
• 2022-09-01 Price Changed $289,000 GAMLS
• 2022-09-01 Price Changed $289,000 FMLS
• 2022-08-11 Price Changed $299,000 GAMLS
• 2022-08-11 Price Changed $299,000 FMLS
• 2022-08-02 Listed $319,000 GAMLS
• 2022-08-02 Listed $319,000 FMLS
• 2022-02-03 Sold (Public Records) $818,006 Public Records
• 2017-01-17 Sold (Public Records) $39,500 Public Records
• 2009-02-10 Sold (MLS) $25,000 FMLS
• 2008-03-07 Listed $37,900 FMLS
• 2006-04-28 Sold (Public Records) $100,000 Public Records
• 2005-04-08 Sold (Public Records) $170,500 Public Records

Property tax history

+1.8%/yr

Latest (2025): $2,690 · -12.9% YoY. Source: county tax records.