2336 Manor Ave · East Point, GA 30344

$165,000

2 bd · 1.5 ba · 1,213 sqft · SingleFamily public records · 34 Days on market

Built 1957 0.35 ac lot $136/sqft · 25% below area Est $220k · 25% 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

Charming 3-bedroom, 2-bath home with bonus ADU on a spacious 0.35-acre lot-an excellent two-for-one opportunity for builders, investors, or buyers looking to add their own finishing touches.The property includes a well-configured main home with solid bones, making it an ideal long-term hold, fix-and-flip, or owner-occupant project. The bonus ADU offers strong potential as an additional revenue stream, guest space, or customized secondary dwelling. The ADU will need additional TLC, but the existing framework provides a great starting point.With a functional layout, generous lot size, and multiple value-add opportunities, this property is ready for the right buyer to bring it to its full potential. Please contact the agent to schedule appointments and walkthroughs.

Key facts

• Bonus adu
• Spacious lot
• 0.35 acre lot

Tags

• BONUS ADU
• SPACIOUS LOT
• VALUE-ADD OPPORTUNITIES

Property features AI

Exterior

• Parking: Driveway parking; Open parking for four vehicles
• Utilities: Public water; Public sewer; 220 volt electric service; Cable available; Electricity available; Natural gas available; Phone available; Sewer available
• Home design: One level; Fixer condition
• Construction: Vinyl siding exterior; Composition roof; Block and combination foundation; Built with vinyl siding
• Exterior features: Private yard; Rain gutters; Back yard fencing; Privacy wood fence; Fenced yard

Interior

• Kitchen: Eat-in kitchen; Other appliances
• Bedrooms: Three main-level bedrooms; Primary suite on the main level
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms (both on the main level); Master bathroom: Other features
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features; Wood frame windows; No common walls; Crawl space foundation access
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $23 ($279/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 $148k (10.6% below list).
• Recommended offer: $148k (10.6% 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+, 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: Hamilton E. Holmes Elementary (math 12% / reading 17%, grade F, #996 of 1,228 statewide, top 83%, 538 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 16% at this address vs 51% district-wide (-35 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 21d 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 $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 34 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $35k; list at $165k implies a 369% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $147,578 (10.6% below list)

Questions for the listing agent

1. It's been on market 34 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 1957 — 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: 6.46%
• Cash-on-cash: 0.60%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (median comp): $220,230
• List price: $165,000
• Delta: -25.08%
• 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
2513 Graywall St	0.39mi	3/2.0 (+1)	1,242 (+2%)	3mo	$175,000	$141	69
2309 Bryant Dr	0.44mi	3/1.5 (+1)	1,238 (+2%)	5mo	$155,000	$125	67
2261 Headland Ter	0.13mi	3/2.0 (+1)	1,146 (-6%)	13mo	$190,000	$166	67
2126 Ivydale St	0.38mi	3/1.0 (+1)	1,100 (-9%)	0mo	$163,000	$148	59
2345 Old Colony Rd	0.48mi	3/1.0 (+1)	1,178 (-3%)	8mo	$280,000	$238	59
2607 Farley St	0.60mi	3/2.0 (+1)	1,261 (+4%)	1mo	$145,000	$115	57
2461 Old Colony Rd	0.51mi	3/2.5 (+1)	1,139 (-6%)	7mo	$250,000	$219	51
2272 Dodson Dr	0.53mi	3/2.0 (+1)	1,382 (+14%)	4mo	$219,000	$158	42
2028 Wells Dr SW	0.59mi	3/1.0 (+1)	1,100 (-9%)	10mo	$155,000	$141	41
2120 Penrose Dr	0.70mi	2/1.0	1,069 (-12%)	5mo	$115,000	$108	41
1970 Rena Cir SW	0.72mi	2/1.0	1,116 (-8%)	15mo	$150,000	$134	39
2609 Riggs Dr	0.58mi	3/2.0 (+1)	1,372 (+13%)	14mo	$250,000	$182	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: -17.2%
• Equity multiple: 0.40×
• Total profit: $-27,644
• Equity at exit: $24,602

10-year hold

• IRR: -12.5%
• Equity multiple: 0.32×
• Total profit: $-31,639
• Equity at exit: $14,266

Cash invested: $46,200 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,476 high
• Mortgage (P&I): −$865
• Tax from tax record: −$209 /mo · $2,503/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $23

Break-even live

Break-even rent $1,446

Max offer price $165,000

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2284 Headland Dr Atlanta, GA	3.0	3.5	1117	$1,502	$1.34	12d	1	0.17mi
2467 Calvin Ave Atlanta, GA	3.0	2.0	1200	$1,950	$1.62	24d	1	0.34mi
2206 Delowe Dr Unit 2206D East Point, GA	2.0	1.0	860	$1,300	$1.51	24d	1	0.49mi
2186 Delowe Dr Unit 2186J East Point, GA	2.0	1.0	860	$1,050	$1.22	22d	1	0.50mi
1994 Bent Creek Way SW Atlanta, GA	1.0–3.0	1.0–2.0	1041	$1,202	$1.16	7d	1	0.55mi
2140 Delowe Dr Unit 2140A East Point, GA	2.0	1.0	860	$1,300	$1.51	24d	1	0.56mi
2039 Bent Creek Way SW Atlanta, GA	1.0–2.0	1.0	898	$1,200	$1.34	7d	1	0.57mi
2124 Delowe Dr Unit 2124J East Point, GA	3.0	1.0	920	$1,500	$1.63	24d	1	0.57mi
2610 Harmony Way Atlanta, GA	3.0	1.0	1100	$1,095	$1.00	24d	1	0.58mi
2641 Connally Dr East Point, GA	2.0	1.0	1000	$1,500	$1.50	43d	1	0.61mi
2656 Westchester Dr Atlanta, GA	3.0	1.0	1025	$1,600	$1.56	19d	1	0.63mi
2675 Headland Dr Atlanta, GA	3.0	2.0	1408	$1,600	$1.14	17d	1	0.65mi
2400 Campbellton Rd SW Atlanta, GA	2.0–3.0	1.5–2.5	1237	$1,250	$1.01	16d	3	0.72mi
2400 Campbellton Rd SW Atlanta, GA	2.0	2.0	1125	$1,250	$1.11	24d	1	0.72mi
2400 Campbellton Rd SW Atlanta, GA	1.0–3.0	1.0–2.5	1350	$1,350	$1.00	7d	2	0.72mi
2328 Campbellton Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	1014	$1,225	$1.21	24d	9	0.77mi
2060 Alison Ct SW Atlanta, GA	2.0	1.0	850	$995	$1.17	22d	1	0.79mi
2065 Alison Ct SW Unit 7 Atlanta, GA	2.0	1.5	760	$995	$1.31	3d	1	0.80mi
2055 Alison Ct SW Unit 3 Atlanta, GA	2.0	1.5	760	$995	$1.31	3d	1	0.81mi
1902 Connally Dr Atlanta, GA	2.0	1.5	993	$2,450	$2.47	43d	1	0.82mi
2450 Hillcrest Dr Atlanta, GA	2.0	1.5	918	$2,400	$2.61	17d	1	0.82mi
2756 Plantation Dr Atlanta, GA	3.0	2.0	1119	$1,950	$1.74	20d	1	0.83mi
1903 Chattahoochee Pl Atlanta, GA	3.0	2.0	1333	$1,850	$1.39	12d	1	0.83mi
2764 Riggs Dr Atlanta, GA	3.0	2.0	1147	$2,050	$1.79	43d	1	0.83mi
2523 Ben Hill Rd Atlanta, GA	3.0	1.5	1412	$3,000	$2.12	22d	1	0.84mi
2045 Alison Ct SW Unit 4 Atlanta, GA	2.0	1.5	760	$995	$1.31	3d	1	0.84mi
2640 Campbellton Rd SW Atlanta, GA	1.0–2.0	1.0	775	$899	$1.16	7d	1	0.90mi
1867 Myrtle Dr SW #24 Atlanta, GA	3.0	2.5	1400	$1,400	$1.00	18d	1	1.01mi
1932 Montrose Dr Atlanta, GA	3.0	1.0	1200	$1,750	$1.46	18d	1	1.03mi
1870 Myrtle Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	900	$1,212	$1.35	22d	26	1.03mi
1867 Myrtle Dr SW Atlanta, GA	3.0	2.5	1400	$1,400	$1.00	24d	1	1.03mi
2481 Semmes St Atlanta, GA	3.0	1.0	1500	$1,850	$1.23	43d	1	1.05mi
1914 Montrose Dr Atlanta, GA	2.0	1.0	1216	$2,000	$1.64	43d	1	1.06mi
2040 Stanton Rd Atlanta, GA	2.0	1.0	759	$1,295	$1.71	15d	13	1.14mi
1988 Plaza Ln SW Atlanta, GA	1.0–3.0	1.0–2.0	990	$1,174	$1.19	10d	13	1.14mi
1988 Plaza Ln SW Atlanta, GA	1.0–3.0	1.0–2.0	990	$1,174	$1.19	2d	13	1.14mi
1923 Thompson Ave Unit 2 East Point, GA	1.0	1.0	1047	$1,000	$0.96	43d	1	1.16mi
1923 Thompson Ave Unit 2 East Point, GA	1.0	1.0	1047	$1,000	$0.96	12d	1	1.16mi
2730 Pearl St Unit 1 East Point, GA	2.0	1.0	910	$1,175	$1.29	43d	1	1.17mi
2637 Lester St Atlanta, GA	2.0	1.0	750	$1,300	$1.73	19d	1	1.19mi

Listing history 20 events

1. 2026-06-18
   days on market $165,000 Active 34 DOM
2. 2026-06-17
   days on market $165,000 Active 33 DOM
3. 2026-06-16
   days on market $165,000 Active 32 DOM
4. 2026-06-15
   days on market $165,000 Active 31 DOM
5. 2026-06-13
   days on market $165,000 Active 29 DOM
6. 2026-06-09
   days on market $165,000 Active 25 DOM
7. 2026-06-08
   days on market $165,000 Active 24 DOM
8. 2026-06-07
   days on market $165,000 Active 23 DOM
9. 2026-06-04
   days on market $165,000 Active 20 DOM
10. 2026-06-03
    days on market $165,000 Active 19 DOM
11. 2026-06-01
    days on market $165,000 Active 17 DOM
12. 2026-05-31
    days on market $165,000 Active 16 DOM
13. 2026-05-15
    listed $165,000 New 773-char remark

    Show marketing remark (773 chars)

    Charming 3-bedroom, 2-bath home with bonus ADU on a spacious 0.35-acre lot-an excellent two-for-one opportunity for builders, investors, or buyers looking to add their own finishing touches.The property includes a well-configured main home with solid bones, making it an ideal long-term hold, fix-and-flip, or owner-occupant project. The bonus ADU offers strong potential as an additional revenue stream, guest space, or customized secondary dwelling. The ADU will need additional TLC, but the existing framework provides a great starting point.With a functional layout, generous lot size, and multiple value-add opportunities, this property is ready for the right buyer to bring it to its full potential. Please contact the agent to schedule appointments and walkthroughs.

14. 2026-05-15
    listed $165,000 Active 889-char remark

    Show marketing remark (773 chars)

    Charming 3-bedroom, 2-bath home with bonus ADU on a spacious 0.35-acre lot-an excellent two-for-one opportunity for builders, investors, or buyers looking to add their own finishing touches.The property includes a well-configured main home with solid bones, making it an ideal long-term hold, fix-and-flip, or owner-occupant project. The bonus ADU offers strong potential as an additional revenue stream, guest space, or customized secondary dwelling. The ADU will need additional TLC, but the existing framework provides a great starting point.With a functional layout, generous lot size, and multiple value-add opportunities, this property is ready for the right buyer to bring it to its full potential. Please contact the agent to schedule appointments and walkthroughs.

15. 2013-07-18
    historical

    Show marketing remark (187 chars)

    3 bedroom 4 sided brick home in a family friendly neighborhood. Home has a fenced back yard. Close to Marta, schools and shopping. Minutes from major interstates. "CAUTION PETS"

16. 2013-07-17
    soldstatus $35,200 Sold

    Show marketing remark (187 chars)

    3 bedroom 4 sided brick home in a family friendly neighborhood. Home has a fenced back yard. Close to Marta, schools and shopping. Minutes from major interstates. "CAUTION PETS"

17. 2013-04-29
    listed $35,200 New

    Show marketing remark (187 chars)

    3 bedroom 4 sided brick home in a family friendly neighborhood. Home has a fenced back yard. Close to Marta, schools and shopping. Minutes from major interstates. "CAUTION PETS"

18. 1990-04-06
    soldstatus $62,000
19. 1985-08-14
    soldstatus $45,000
20. 1983-08-04
    soldstatus $43,800

ⓘ 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: $2,503 · $209/mo
• Projected year-2 tax: $2,503 · $209/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 · 17 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: $17,709
• − Mortgage interest: −$9,243
• − Property taxes: −$2,503
• − Insurance: −$825
• − Repairs & maintenance: −$1,417
• − Management: −$1,417
• − Depreciation: −$4,800
• Taxable loss: −$2,495
• Est. tax savings @ 24.0%: +$599
• After-tax cash flow: $878/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

+276.7% since first listed

8 events — show timeline

• 2026-05-15 Listed $165,000 FMLS
• 2026-05-15 Listed $165,000 GAMLS
• 2013-07-18 Listing Removed — GAMLS
• 2013-07-17 Sold (MLS) $35,200 GAMLS
• 2013-04-29 Listed $35,200 GAMLS
• 1990-04-06 Sold (Public Records) $62,000 Public Records
• 1985-08-14 Sold (Public Records) $45,000 Public Records
• 1983-08-04 Sold (Public Records) $43,800 Public Records

Property tax history

+6.0%/yr

Latest (2025): $2,503 · -1.7% YoY. Source: county tax records.