2123 Westover Dr · East Point, GA 30344

$150,000

2 bd · 1.0 ba · 988 sqft · SingleFamily public records · 58 Days on market

Built 1950 0.41 ac lot $152/sqft · 10% below area Est $202k · 26% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.1/30.0
• Schools +4.5/10.0
• DSCR +4.3/10.0
• 1% rule +3.9/10.0
• 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

CALLING FOR HIGHEST AND BEST - MAY 8th, 2026 AT 8:00pm! Tucked away on a quiet, tree-lined street in the heart of East Point, this classic 3-bedroom, 1.5-bath brick ranch offers the rare combination of peaceful, wooded living with unbeatable intown convenience. Step inside to find a spacious open living and dining area and a functional kitchen ready for your personal touch. Outside is where this property truly shines - a deep, wooded lot with a creek running along the back offers a level of privacy and natural beauty that's hard to find anywhere intown, let alone at this price point. But the real story here is the location. East Point is in the midst of a full-blown renaissance - with transformative developments like The Fifty-Five, the Tyler Perry Southwest Entertainment District, and major infrastructure investments reshaping the neighborhood. You're just 4 minutes from Downtown East Point, where new restaurants, retail, and connectivity are arriving fast. The airport is under 15 minutes away, and MARTA access puts the rest of Atlanta at your fingertips. Don't miss your opportunity to own a piece of intown Atlanta before the market catches up.

Key facts

• Deep wooded lot
• Tree lined street
• Marta access

Tags

• TREE LINED STREET
• DEEP WOODED LOT
• CREEK RUNNING ALONG BACK
• LOCATION IN EAST POINT
• MARTA ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $22 ($266/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (11.3% below list).
• Recommended offer: $133k (11.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.1% in East Point — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 22d 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 $4k 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 58 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y 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 $14k; list at $150k implies a 971% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $133,014 (11.3% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.89% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.63%
• DSCR: 1.03
• GRM: 9.4

CMA / ARV

• ARV (median comp): $201,757
• List price: $150,000
• Delta: -25.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2120 Penrose Dr	0.13mi	2/1.0	1,069 (+8%)	5mo	$115,000	$108	76
1891 Connally Dr	0.34mi	2/1.0	896 (-9%)	2mo	$130,000	$145	68
2168 Penrose Dr	0.16mi	3/1.0 (+1)	1,025 (+4%)	18mo	$90,000	$88	66
2435 Hillcrest Dr	0.58mi	2/1.0	924 (-6%)	8mo	$265,000	$287	56
2458 Hillcrest Dr	0.62mi	2/1.0	844 (-15%)	17mo	$152,000	$180	32

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: -17.1%
• Equity multiple: 0.40×
• Total profit: $-25,052
• Equity at exit: $22,365

10-year hold

• IRR: -12.4%
• Equity multiple: 0.32×
• Total profit: $-28,559
• Equity at exit: $12,969

Cash invested: $42,000 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,330 high
• Mortgage (P&I): −$787
• Tax from tax record: −$180 /mo · $2,154/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $22

Break-even live

Break-even rent $1,302

Max offer price $150,000

Occupancy floor 93%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1975 Alison Ct SW Atlanta, GA	1.0	1.0	548	$975	$1.78	24d	4	0.28mi
2140 Delowe Dr Unit 2140A East Point, GA	2.0	1.0	860	$1,300	$1.51	24d	1	0.29mi
2124 Delowe Dr Unit 2124J East Point, GA	3.0	1.0	920	$1,500	$1.63	24d	1	0.29mi
2060 Alison Ct SW Atlanta, GA	2.0	1.0	850	$995	$1.17	22d	1	0.31mi
2040 Stanton Rd Atlanta, GA	2.0	1.0	759	$1,295	$1.71	15d	13	0.32mi
2186 Delowe Dr Unit 2186J East Point, GA	2.0	1.0	860	$1,050	$1.22	22d	1	0.33mi
2206 Delowe Dr Unit 2206D East Point, GA	2.0	1.0	860	$1,300	$1.51	24d	1	0.34mi
2045 Alison Ct SW Unit 4 Atlanta, GA	2.0	1.5	760	$995	$1.31	3d	1	0.34mi
2055 Alison Ct SW Unit 3 Atlanta, GA	2.0	1.5	760	$995	$1.31	3d	1	0.35mi
1902 Connally Dr Atlanta, GA	2.0	1.5	993	$2,450	$2.47	44d	1	0.35mi
2065 Alison Ct SW Unit 7 Atlanta, GA	2.0	1.5	760	$995	$1.31	3d	1	0.36mi
1901 Myrtle Dr SW Atlanta, GA	1.0	1.0	698	$1,185	$1.70	24d	1	0.44mi
1870 Myrtle Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	900	$1,212	$1.35	22d	26	0.50mi
1932 Stanton Rd East Point, GA	1.0–3.0	1.0–2.0	1045	$1,324	$1.27	44d	1	0.51mi
1988 Plaza Ln SW Atlanta, GA	1.0–3.0	1.0–2.0	990	$1,174	$1.19	10d	13	0.59mi
1988 Plaza Ln SW Atlanta, GA	1.0–3.0	1.0–2.0	990	$1,174	$1.19	2d	13	0.59mi
2450 Hillcrest Dr Atlanta, GA	2.0	1.5	918	$2,400	$2.61	17d	1	0.59mi
1900 Stanton Rd East Point, GA	2.0–3.0	1.0	890	$1,150	$1.29	15d	11	0.60mi
1804 Idlewood Dr Unit 1 Atlanta, GA	2.0	1.0	923	$1,025	$1.11	17d	1	0.64mi
2039 Bent Creek Way SW Atlanta, GA	1.0–2.0	1.0	898	$1,200	$1.34	8d	1	0.77mi
2284 Headland Dr Atlanta, GA	3.0	3.5	1117	$1,502	$1.34	13d	1	0.81mi
2328 Campbellton Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	1014	$1,225	$1.21	24d	9	0.83mi
2496 Lester St Unit A East Point, GA	2.0	1.0	800	$1,200	$1.50	5d	1	0.83mi
1994 Bent Creek Way SW Atlanta, GA	1.0–3.0	1.0–2.0	1041	$1,202	$1.16	8d	1	0.85mi
1717 Centra Villa Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	1033	$1,400	$1.35	24d	1	0.88mi
2400 Campbellton Rd SW Atlanta, GA	2.0	2.0	1125	$1,250	$1.11	24d	1	0.88mi
2400 Campbellton Rd SW Atlanta, GA	2.0–3.0	1.5–2.5	1237	$1,250	$1.01	17d	3	0.88mi
2637 Lester St Atlanta, GA	2.0	1.0	750	$1,300	$1.73	20d	1	0.97mi
1742 Ware Ave Atlanta, GA	2.0	1.0	916	$1,300	$1.42	24d	1	1.01mi
2627 N Church St East Point, GA	2.0–3.0	1.0–2.0	1020	$1,289	$1.26	22d	2	1.11mi
2730 Pearl St Unit 1 East Point, GA	2.0	1.0	910	$1,175	$1.29	44d	1	1.12mi
1305 Clermont Ave Atlanta, GA	2.0	2.0	1000	$1,750	$1.75	24d	1	1.19mi
1923 Thompson Ave Unit 2 East Point, GA	1.0	1.0	1047	$1,000	$0.96	44d	1	1.21mi
1923 Thompson Ave Unit 2 East Point, GA	1.0	1.0	1047	$1,000	$0.96	13d	1	1.21mi
2656 Westchester Dr Atlanta, GA	3.0	1.0	1025	$1,600	$1.56	20d	1	1.30mi
2610 Harmony Way Atlanta, GA	3.0	1.0	1100	$1,095	$1.00	24d	1	1.31mi
2756 Plantation Dr Atlanta, GA	3.0	2.0	1119	$1,950	$1.74	21d	1	1.33mi
2641 Connally Dr East Point, GA	2.0	1.0	1000	$1,500	$1.50	44d	1	1.34mi
2640 Campbellton Rd SW Atlanta, GA	1.0–2.0	1.0	775	$899	$1.16	8d	1	1.39mi
1354 Winburn Dr Atlanta, GA	2.0	1.0	1089	$1,750	$1.61	24d	1	1.42mi

Listing history 26 events

1. 2026-06-18
   days on market $150,000 Active 58 DOM
2. 2026-06-17
   days on market $150,000 Active 57 DOM
3. 2026-06-16
   days on market $150,000 Active 56 DOM
4. 2026-06-15
   days on market $150,000 Active 55 DOM
5. 2026-06-13
   days on market $150,000 Active 53 DOM
6. 2026-06-09
   days on market $150,000 Active 49 DOM
7. 2026-06-08
   days on market $150,000 Active 48 DOM
8. 2026-06-07
   days on market $150,000 Active 47 DOM
9. 2026-06-04
   days on market $150,000 Active 44 DOM
10. 2026-06-03
    days on market $150,000 Active 43 DOM
11. 2026-06-01
    days on market $150,000 Active 41 DOM
12. 2026-05-31
    days on market $150,000 Active 40 DOM
13. 2026-04-21
    listed $150,000 New 1163-char remark

    Show marketing remark (1184 chars)

    CALLING FOR HIGHEST AND BEST - MAY 8th, 2026 AT 8:00pm! Tucked away on a quiet, tree-lined street in the heart of East Point, this classic 3-bedroom, 1.5-bath brick ranch offers the rare combination of peaceful, wooded living with unbeatable intown convenience. Step inside to find a spacious open living and dining area and a functional kitchen ready for your personal touch. Outside is where this property truly shines — a deep, wooded lot with a creek running along the back offers a level of privacy and natural beauty that's hard to find anywhere intown, let alone at this price point. But the real story here is the location. East Point is in the midst of a full-blown renaissance — with transformative developments like The Fifty-Five, the Tyler Perry Southwest Entertainment District, and major infrastructure investments reshaping the neighborhood. You're just 4 minutes from Downtown East Point, where new restaurants, retail, and connectivity are arriving fast. The airport is under 15 minutes away, and MARTA access puts the rest of Atlanta at your fingertips. Don't miss your opportunity to own a piece of intown Atlanta before the market catches up.

14. 2026-04-21
    listed $150,000 Active 1184-char remark

    Show marketing remark (1184 chars)

    CALLING FOR HIGHEST AND BEST - MAY 8th, 2026 AT 8:00pm! Tucked away on a quiet, tree-lined street in the heart of East Point, this classic 3-bedroom, 1.5-bath brick ranch offers the rare combination of peaceful, wooded living with unbeatable intown convenience. Step inside to find a spacious open living and dining area and a functional kitchen ready for your personal touch. Outside is where this property truly shines — a deep, wooded lot with a creek running along the back offers a level of privacy and natural beauty that's hard to find anywhere intown, let alone at this price point. But the real story here is the location. East Point is in the midst of a full-blown renaissance — with transformative developments like The Fifty-Five, the Tyler Perry Southwest Entertainment District, and major infrastructure investments reshaping the neighborhood. You're just 4 minutes from Downtown East Point, where new restaurants, retail, and connectivity are arriving fast. The airport is under 15 minutes away, and MARTA access puts the rest of Atlanta at your fingertips. Don't miss your opportunity to own a piece of intown Atlanta before the market catches up.

15. 2011-12-28
    historical
16. 2011-12-22
    soldstatus $14,000 Sold
17. 2011-12-05
    status Pending
18. 2011-11-16
    listed $15,000 Active
19. 2009-05-28
    soldstatus $14,500
20. 2009-02-23
    listed $29,900
21. 2007-01-04
    soldstatus $87,000
22. 2005-09-29
    soldstatus $160,000
23. 2004-01-20
    soldstatus $90,000
24. 2002-01-02
    soldstatus $86,000
25. 2000-05-23
    soldstatus $68,000
26. 1986-11-04
    soldstatus $46,100

ⓘ 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: $2,154 · $180/mo
• Projected year-2 tax: $2,154 · $180/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 ≥104°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: $15,962
• − Mortgage interest: −$8,402
• − Property taxes: −$2,154
• − Insurance: −$750
• − Repairs & maintenance: −$1,277
• − Management: −$1,277
• − Depreciation: −$4,364
• Taxable loss: −$2,262
• Est. tax savings @ 24.0%: +$543
• After-tax cash flow: $809/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

+225.4% since first listed

14 events — show timeline

• 2026-04-21 Listed $150,000 FMLS
• 2026-04-21 Listed $150,000 GAMLS
• 2011-12-28 Listing Removed — FMLS
• 2011-12-22 Sold (MLS) $14,000 FMLS
• 2011-12-05 Pending — FMLS
• 2011-11-16 Listed $15,000 FMLS
• 2009-05-28 Sold (MLS) $14,500 FMLS
• 2009-02-23 Listed $29,900 FMLS
• 2007-01-04 Sold (Public Records) $87,000 Public Records
• 2005-09-29 Sold (Public Records) $160,000 Public Records
• 2004-01-20 Sold (Public Records) $90,000 Public Records
• 2002-01-02 Sold (Public Records) $86,000 Public Records
• 2000-05-23 Sold (Public Records) $68,000 Public Records
• 1986-11-04 Sold (Public Records) $46,100 Public Records

Property tax history

+3.5%/yr

Latest (2025): $2,154 · -1.4% YoY. Source: county tax records.