1838 Dunlap Ave Unit I · East Point, GA 30344

$87,900

2 bd · 1.5 ba · 1,070 sqft · SingleFamily public records · 49 Days on market

Built 1960 1,001 sqft lot $82/sqft · 47% below area Est $165k · 47% under $333/mo HOA · 23% of rent

---

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 +26.6/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +9.1/10.0
• 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

Investors wanted for this gutted to the studs townhouse in East Point. Property is ready for a complete rehab. Make your offer today! Perfect for fix & flip investors looking to increase the value. It would be a nice addition to a buy-&-hold portfolio. Sold As-Is. NO BLIND OFFERS. Must use seller's closing attorney

Key facts

• $333 HOA
• Built 1960
• Listed 48 days

Property features AI

Finance

• HOA & community: Association fee of $1,000 paid quarterly; Part of a 10-unit community

Exterior

• Parking: Located in the second building off Turner St., Unit 9; Road frontage on a city street; Asphalt road surface
• Utilities: Public water; Public sewer; 110-volt electric service; Cable available; Electricity available; Sewer available; Water available
• Home design: Two-story property; Brick-front construction; Slab foundation; Fee simple ownership
• Construction: Composition roof
• Exterior features: Patio; Property listed in fixer condition

Interior

• Kitchen: Kitchen appliances listed as other
• Bedrooms: Two bedrooms located on the upper level; Bedrooms with no special features listed
• Bathrooms: One full bathroom on the upper level; One half bathroom on the main level
• Heating & cooling: Heating listed as other; Cooling listed as other
• Interior features: Two or more shared/common walls; Other interior features
• Laundry & utility: Laundry features listed as other

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $85k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: 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 17% at this address vs 51% district-wide (-34 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 lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $608 of loan paydown is wiped out by about $3k 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 49 days — a 3% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago; this cycle's ask has dropped $7k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $88k implies a 1072% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,263 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
8. 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.
9. 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: 1.62% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.47%
• DSCR: 1.51
• GRM: 5.1

CMA / ARV

• ARV (median comp): $165,465
• List price: $87,900
• Delta: -46.88%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3020 Washington Rd	0.10mi	2/1.0	1,101 (+3%)	8mo	$155,000	$141	82
2116 Ben Hill Rd	0.22mi	3/2.0 (+1)	1,092 (+2%)	18mo	$142,000	$130	65
3176 Pollard St	0.27mi	3/2.0 (+1)	1,129 (+6%)	11mo	$275,000	$244	62
3242 College St	0.41mi	3/2.0 (+1)	1,104 (+3%)	10mo	$224,500	$203	60
3197 Cloverhurst Dr	0.26mi	3/1.5 (+1)	1,167 (+9%)	13mo	$200,000	$171	57
1933 Mercer Ave	0.47mi	2/1.0	1,218 (+14%)	1mo	$235,000	$193	52
2016 Montrose Dr	0.70mi	2/1.0	1,059 (-1%)	16mo	$225,000	$212	50
2321 Ben Hill Rd	0.68mi	3/2.0 (+1)	1,079 (+1%)	14mo	$160,000	$148	48
3122 Semmes St	0.45mi	3/1.0 (+1)	1,002 (-6%)	17mo	$155,000	$155	47
3083 Mckenzie Rd	0.69mi	3/1.0 (+1)	1,023 (-4%)	9mo	$162,000	$158	46
2791 Pearl St	0.59mi	2/1.0	1,196 (+12%)	10mo	$264,000	$221	42
3063 Mckenzie Rd	0.67mi	3/1.0 (+1)	936 (-12%)	9mo	$139,000	$149	34

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: -1.5%
• Equity multiple: 0.94×
• Total profit: $-1,394
• Equity at exit: $13,106

10-year hold

• IRR: 5.8%
• Equity multiple: 1.39×
• Total profit: $9,637
• Equity at exit: $7,600

Cash invested: $24,612 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,423 high
• Mortgage (P&I): −$461
• Tax from tax record: −$59 /mo · $704/yr
• Insurance: −$37
• HOA: −$333
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $235

Break-even live

Break-even rent $1,126

Max offer price $87,900

Occupancy floor 78%

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: $21,975
• Closing costs: $2,637
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3100 Larose St Atlanta, GA	3.0	1.0	1121	$1,600	$1.43	44d	1	0.08mi
3158 Cloverhurst Dr Atlanta, GA	3.0	2.0	1196	$1,700	$1.42	44d	1	0.18mi
1910 Center Ave Atlanta, GA	2.0	1.0	800	$1,300	$1.62	44d	1	0.22mi
2956 8th St Atlanta, GA	1.0	1.0	1000	$750	$0.75	15d	1	0.26mi
1940 Dunlap Ave Atlanta, GA	1.0	1.0	950	$750	$0.79	44d	1	0.28mi
2977 Pearl St Unit 2 Atlanta, GA	2.0	1.0	800	$1,390	$1.74	2d	1	0.29mi
3184 Pollard St Atlanta, GA	3.0	2.0	1400	$1,800	$1.29	44d	1	0.31mi
1863 Phillips Ave Atlanta, GA	3.0	2.5	1470	$2,115	$1.44	11d	1	0.32mi
3045 Semmes St Atlanta, GA	2.0	1.5	1000	$1,400	$1.40	44d	3	0.40mi
1836 Dunlap Ave Apt 90 Atlanta, GA	2.0	1.5	1030	$1,150	$1.12	24d	1	0.42mi
1827 Dunlap Ave Atlanta, GA	3.0	2.0	1250	$3,200	$2.56	44d	1	0.42mi
1907 Lyle Ave Atlanta, GA	2.0	1.0	736	$1,300	$1.77	44d	1	0.43mi
3241 Turner St Unit 1 East Point, GA	2.0	1.5	1200	$1,295	$1.08	44d	1	0.44mi
2997 Park St Unit 3 Atlanta, GA	2.0	1.5	860	$1,499	$1.74	44d	1	0.48mi
2997 Park St Unit 2 Atlanta, GA	2.0	1.5	860	$1,549	$1.80	5d	1	0.48mi
1861 Lyle Ave Unit 2 Atlanta, GA	2.0	2.0	1250	$1,600	$1.28	44d	1	0.49mi
3300 College St Unit 5 College Park, GA	2.0	1.0	760	$975	$1.28	3d	1	0.49mi
1818 Vesta Ave Atlanta, GA	1.0–2.0	1.0	811	$1,450	$1.79	44d	5	0.49mi
3128 Chateau Blvd East Point, GA	1.0	1.0	900	$1,295	$1.44	24d	1	0.49mi
3128 Chateau Blvd East Point, GA	1.0–2.0	1.0	1000	$1,395	$1.40	15d	12	0.49mi
3030 Remington St Atlanta, GA	3.0	1.0	1100	$1,200	$1.09	24d	1	0.53mi
3198 Washington Rd Atlanta, GA	2.0	1.5	1000	$1,500	$1.50	44d	1	0.54mi
1923 Thompson Ave Unit 2 East Point, GA	1.0	1.0	1047	$1,000	$0.96	44d	1	0.55mi
1923 Thompson Ave Unit 2 East Point, GA	1.0	1.0	1047	$1,000	$0.96	13d	1	0.55mi
3203 E Point St Apt 4 Atlanta, GA	2.0	1.0	800	$1,350	$1.69	24d	1	0.56mi
3203 E Point St Apt 4 Atlanta, GA	2.0	1.0	800	$1,350	$1.69	10d	1	0.56mi
3193 E Point St Unit 4 Atlanta, GA	2.0	1.0	800	$1,350	$1.69	21d	1	0.56mi
3193 E Point St Unit 4 Atlanta, GA	2.0	1.0	800	$1,350	$1.69	10d	1	0.56mi
3031 Remington St Atlanta, GA	3.0	2.0	1369	$1,200	$0.88	19d	1	0.56mi
1804 Lyle Ave Unit 4 College Park, GA	2.0	1.5	900	$1,350	$1.50	44d	1	0.58mi
1915 Walker Ave College Park, GA	1.0	1.0	900	$1,450	$1.61	44d	1	0.59mi
3100 E Point St Atlanta, GA	2.0	1.0	850	$1,224	$1.44	5d	3	0.61mi
2874 Cheney St Atlanta, GA	2.0	1.0	900	$1,300	$1.44	44d	1	0.61mi
2730 Pearl St Unit 1 East Point, GA	2.0	1.0	910	$1,175	$1.29	44d	1	0.68mi
1932 Montrose Dr Atlanta, GA	3.0	1.0	1200	$1,750	$1.46	19d	1	0.69mi
1914 Montrose Dr Atlanta, GA	2.0	1.0	1216	$2,000	$1.64	44d	1	0.70mi
3207 McKenzie Rd Unit 3227 East Point, GA	2.0	1.0	800	$1,395	$1.74	44d	1	0.71mi
3207 McKenzie Rd Unit 3211 East Point, GA	2.0	1.0	800	$1,195	$1.49	44d	1	0.71mi
3207 McKenzie Rd Unit 3213 East Point, GA	2.0	1.0	800	$1,195	$1.49	24d	1	0.71mi
2040 Cambridge Ave Atlanta, GA	1.0	1.0	900	$1,400	$1.56	22d	1	0.73mi

HOA detail

• Monthly dues: $333 · $3,996/yr

Listing history 17 events

1. 2026-06-18
   days on market $87,900 Active 49 DOM
2. 2026-06-17
   days on market $87,900 Active 48 DOM
3. 2026-06-16
   days on market $87,900 Active 47 DOM
4. 2026-06-15
   days on market $87,900 Active 46 DOM
5. 2026-06-13
   days on market $87,900 Active 44 DOM
6. 2026-06-09
   days on market $87,900 Active 40 DOM
7. 2026-06-08
   days on market $87,900 Active 39 DOM
8. 2026-06-07
   days on market $87,900 Active 38 DOM
9. 2026-06-04
   days on market $87,900 Active 35 DOM
10. 2026-06-03
    days on market $87,900 Active 34 DOM
11. 2026-06-01
    days on market $87,900 Active 32 DOM
12. 2026-05-31
    days on market $87,900 Active 31 DOM
13. 2026-04-30
    listed $94,900 New 329-char remark

    Show marketing remark (329 chars)

    Investors wanted for this gutted to the studs townhouse in East Point. Property is ready for a complete rehab. Make your offer today! Perfect for fix & flip investors looking to increase the value. It would be a nice addition to a buy-&-hold portfolio. Sold As-Is. NO BLIND OFFERS. Must use seller's closing attorney

14. 2026-04-30
    listed $94,900 Active 335-char remark

    Show marketing remark (329 chars)

    Investors wanted for this gutted to the studs townhouse in East Point. Property is ready for a complete rehab. Make your offer today! Perfect for fix & flip investors looking to increase the value. It would be a nice addition to a buy-&-hold portfolio. Sold As-Is. NO BLIND OFFERS. Must use seller's closing attorney

15. 2009-03-09
    soldstatus $7,500

    Show marketing remark (43 chars)

    Great deal in terrific East Point location.

16. 2008-11-26
    listed $9,900

    Show marketing remark (43 chars)

    Great deal in terrific East Point location.

17. 2003-01-02
    soldstatus $55,000

ⓘ 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: $704 · $59/mo
• Projected year-2 tax: $809 · $67/mo
• Expected delta: +$104/yr (+$9/mo · 14.8%)

ⓘ 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 6 d/yr ≥103°F today · 15 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: $17,080
• − Mortgage interest: −$4,924
• − Property taxes: −$704
• − Insurance: −$440
• − Repairs & maintenance: −$1,366
• − Management: −$1,366
• − HOA: −$3,996
• − Depreciation: −$2,557
• Taxable income: $1,727
• Est. tax owed @ 24.0%: −$414
• After-tax cash flow: $2,408/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

+59.8% since first listed

7 events — show timeline

• 2026-05-22 Price Changed $87,900 GAMLS
• 2026-05-22 Price Changed $87,900 FMLS
• 2026-04-30 Listed $94,900 FMLS
• 2026-04-30 Listed $94,900 GAMLS
• 2009-03-09 Sold (MLS) $7,500 FMLS
• 2008-11-26 Listed $9,900 FMLS
• 2003-01-02 Sold (Public Records) $55,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $704 · +0.1% YoY. Source: county tax records.