4691 Highpoint Ln · East Point, GA 30349

$260,000

3 bd · 2.5 ba · 1,821 sqft · SingleFamily · 44 Days on market

Built 2006 Good condition 3,789 sqft lot Est $253k · at est. $133/mo HOA · 6% of rent

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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).

• Appreciation +10.0/10.0
• Cash flow +7.9/30.0
• ARV discount +6.3/15.0
• Schools +4.5/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• 1% rule +3.0/10.0
• Rent growth +2.7/5.0
• DSCR +1.9/10.0

Listing remarks MLS

This beautifully renovated two-story home is eligible for down payment assistance and is truly move-in ready. The home features brand-new luxury vinyl plank (LVP) flooring throughout with no carpet and has been freshly painted, creating a modern and welcoming feel. The spacious floor plan offers 3 bedrooms and 2.5 bathrooms, along with plenty of room for every day living and entertaining. The kitchen includes freshly painted cabinetry paired perfectly with a stylish backsplash. The main level features a family room, breakfast area, and a dedicated office space; providing flexibility for work or relaxation. Upstairs, the owner's suite includes a private deck, the perfect place to unwind and enjoy quiet moments. The home also features a rear-entry, two car garage, adding both convenience and curb appeal. Located just minutes from I-285 and I-85. Easy access to shopping, dining, and the airport. This home is an absolute jewel you don't want to miss.

Key facts

• Private deck
• Rear-entry garage
• 3,789 sq ft lot

Tags

• LUXURY VINYL PLANK FLOORING
• FRESHLY PAINTED CABINETRY
• PRIVATE DECK
• REAR-ENTRY GARAGE
• EASY ACCESS TO SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-283 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (15.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (19.8% below list).
• Recommended offer: $209k (19.8% 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+, 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: Lee Elementary School (math 32% / reading 42%, grade F, #485 of 1,228 statewide, top 41%, 481 students, 100% FRL); Camp Creek Middle School (math 17% / reading 32%, grade F, #301 of 470 statewide, top 66%, 644 students, 100% FRL); Westlake High School (math 27% / reading 5%, grade F, #287 of 424 statewide, top 68%, 2,461 students, 43% FRL) — zoned schools average 81% FRL vs 41% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 51% district-wide (-25 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 flat; 655 active listings in the ZIP; 28 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).
• This rent runs 37% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $208,509 (19.8% 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 44 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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. 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: 0.80% ✗
• Cap rate: 4.99%
• Cash-on-cash: -4.66%
• DSCR: 0.79
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $253,119
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4691 Highpoint Ln	0.00mi	3/2.5	1,821 (0%)	1mo	$253,000	$139	99
4764 Highpoint Way	0.03mi	3/2.5	1,706 (-6%)	5mo	$258,000	$151	84
4581 Parkway Cir	0.24mi	3/2.5	1,840 (+1%)	4mo	$250,000	$136	84
4811 Westgate Blvd	0.15mi	4/2.5 (+1)	2,074 (+14%)	12mo	$285,000	$137	55
4595 Fradon Ct	0.68mi	3/2.0	1,665 (-9%)	13mo	$269,999	$162	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.95% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 2.64×
• Total profit: $119,504
• Equity at exit: $234,229

10-year hold

• IRR: 18.1%
• Equity multiple: 5.92×
• Total profit: $358,441
• Equity at exit: $505,123

Cash invested: $72,800 (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 30349

• Home prices YoY: 4.6%
• Rents YoY: 0.9%
• Active inventory: 655
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,085 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA: −$133
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $-283

Break-even live

Break-even rent $2,443

Max offer price $219,110

Occupancy floor —

Sensitivity live

Price	-10% $-103	-5% $-193	+0% $-283	+5% $-372	+10% $-462
Rent	-10% $-447	-5% $-365	+0% $-283	+5% $-200	+10% $-118
Rate	-1.0pp $-152	-0.5pp $-216	base $-283	+0.5pp $-350	+1.0pp $-418

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4683 Highpoint Way Atlanta, GA	3.0	2.5	1575	$1,885	$1.20	26d	1	0.06mi
4761 Highpoint Way #139 Atlanta, GA	3.0	2.5	1670	$2,500	$1.50	7d	1	0.07mi
4779 Highpoint Way College Park, GA	4.0	2.5	1950	$2,201	$1.13	7d	1	0.08mi
4910 Heritage Cir Atlanta, GA	4.0	2.0	2229	$2,355	$1.06	26d	1	0.11mi
4709 Tradition Pkwy #2 Atlanta, GA	4.0	2.5	1868	$2,200	$1.18	45d	1	0.13mi
4209 Legacy Sq Atlanta, GA	3.0	2.5	1520	$1,750	$1.15	45d	1	0.14mi
4820 W Park Cir Atlanta, GA	3.0	2.5	1392	$1,649	$1.18	22d	1	0.14mi
3740 Will Lee Rd Atlanta, GA	3.0	2.0	1542	$2,010	$1.30	20d	1	0.16mi
3730 Will Lee Rd Atlanta, GA	3.0	2.0	1462	$1,939	$1.33	7d	1	0.18mi
4569 Parkway Cir Atlanta, GA	3.0	2.5	1622	$2,150	$1.33	45d	1	0.25mi
4561 Parkway Cir Atlanta, GA	3.0	2.5	1773	$1,950	$1.10	7d	1	0.28mi
4524 Parkway Cir Atlanta, GA	4.0	2.0	2610	$2,215	$0.85	0d	1	0.38mi
3730 Las Olas Dr Atlanta, GA	3.0	2.5	1533	$2,100	$1.37	45d	1	0.61mi
3635 Las Olas Dr Atlanta, GA	3.0	2.5	1788	$1,599	$0.89	14d	1	0.63mi
3605 Las Olas Dr Atlanta, GA	3.0	2.0	1543	$1,786	$1.16	0d	1	0.66mi
435 Skif Pond Ct Atlanta, GA	4.0	3.0	1567	$2,228	$1.42	0d	1	0.89mi
3369 The Way Pl Atlanta, GA	3.0	2.5	1830	$2,395	$1.31	45d	1	0.98mi
3361 The Way Pl Atlanta, GA	3.0	2.5	1968	$3,500	$1.78	45d	1	0.99mi
4555 Washington Rd Atlanta, GA	1.0–3.0	1.0–2.5	1145	$1,275	$1.11	0d	15	1.07mi
4001 Virginia Ln Atlanta, GA	3.0–4.0	2.0–2.5	1375	$2,000	$1.45	0d	8	1.23mi
4550 Washington Rd Atlanta, GA	2.0	1.5	1350	$1,450	$1.07	45d	1	1.26mi
4401 Stone Gate Way Atlanta, GA	3.0	2.5	1498	$1,750	$1.17	18d	1	1.32mi
4394 Stone Gate Way East Point, GA	3.0	2.5	1485	$1,645	$1.11	26d	1	1.32mi
4249 High Park Ln Atlanta, GA	3.0	2.5	1504	$1,650	$1.10	7d	1	1.33mi
5100 Welcome All Rd SW Atlanta, GA	1.0–3.0	1.0–2.5	1057	$1,600	$1.51	7d	5	1.36mi
— Atlanta, GA	3.0	2.5	1498	$1,750	$1.17	20d	1	1.38mi
1414 Canopy Dr Unit 1 East Point, GA	3.0	2.5	1660	$3,000	$1.81	26d	1	1.40mi
1410 Canopy Dr Unit 1 East Point, GA	3.0	2.5	1600	$1,600	$1.00	14d	1	1.41mi

HOA detail

• Monthly dues: $133 · $1,596/yr

Listing history 4 events

1. 2026-04-18
   status Under Contract 960-char remark

   Show marketing remark (960 chars)

   This beautifully renovated two-story home is eligible for down payment assistance and is truly move-in ready. The home features brand-new luxury vinyl plank (LVP) flooring throughout with no carpet and has been freshly painted, creating a modern and welcoming feel. The spacious floor plan offers 3 bedrooms and 2.5 bathrooms, along with plenty of room for every day living and entertaining. The kitchen includes freshly painted cabinetry paired perfectly with a stylish backsplash. The main level features a family room, breakfast area, and a dedicated office space; providing flexibility for work or relaxation. Upstairs, the owner's suite includes a private deck, the perfect place to unwind and enjoy quiet moments. The home also features a rear-entry, two car garage, adding both convenience and curb appeal. Located just minutes from I-285 and I-85. Easy access to shopping, dining, and the airport. This home is an absolute jewel you don't want to miss.

2. 2026-04-18
   status Pending

   Show marketing remark (960 chars)

   This beautifully renovated two-story home is eligible for down payment assistance and is truly move-in ready. The home features brand-new luxury vinyl plank (LVP) flooring throughout with no carpet and has been freshly painted, creating a modern and welcoming feel. The spacious floor plan offers 3 bedrooms and 2.5 bathrooms, along with plenty of room for every day living and entertaining. The kitchen includes freshly painted cabinetry paired perfectly with a stylish backsplash. The main level features a family room, breakfast area, and a dedicated office space; providing flexibility for work or relaxation. Upstairs, the owner's suite includes a private deck, the perfect place to unwind and enjoy quiet moments. The home also features a rear-entry, two car garage, adding both convenience and curb appeal. Located just minutes from I-285 and I-85. Easy access to shopping, dining, and the airport. This home is an absolute jewel you don't want to miss.

3. 2026-03-05
   listed $260,000 New 960-char remark

   Show marketing remark (960 chars)

   This beautifully renovated two-story home is eligible for down payment assistance and is truly move-in ready. The home features brand-new luxury vinyl plank (LVP) flooring throughout with no carpet and has been freshly painted, creating a modern and welcoming feel. The spacious floor plan offers 3 bedrooms and 2.5 bathrooms, along with plenty of room for every day living and entertaining. The kitchen includes freshly painted cabinetry paired perfectly with a stylish backsplash. The main level features a family room, breakfast area, and a dedicated office space; providing flexibility for work or relaxation. Upstairs, the owner's suite includes a private deck, the perfect place to unwind and enjoy quiet moments. The home also features a rear-entry, two car garage, adding both convenience and curb appeal. Located just minutes from I-285 and I-85. Easy access to shopping, dining, and the airport. This home is an absolute jewel you don't want to miss.

4. 2026-03-05
   listed $260,000 Active

   Show marketing remark (960 chars)

   This beautifully renovated two-story home is eligible for down payment assistance and is truly move-in ready. The home features brand-new luxury vinyl plank (LVP) flooring throughout with no carpet and has been freshly painted, creating a modern and welcoming feel. The spacious floor plan offers 3 bedrooms and 2.5 bathrooms, along with plenty of room for every day living and entertaining. The kitchen includes freshly painted cabinetry paired perfectly with a stylish backsplash. The main level features a family room, breakfast area, and a dedicated office space; providing flexibility for work or relaxation. Upstairs, the owner's suite includes a private deck, the perfect place to unwind and enjoy quiet moments. The home also features a rear-entry, two car garage, adding both convenience and curb appeal. Located just minutes from I-285 and I-85. Easy access to shopping, dining, and the airport. This home is an absolute jewel you don't want to miss.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 5/10 Major 25% 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: $25,021
• − Mortgage interest: −$14,564
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,002
• − Management: −$2,002
• − HOA: −$1,596
• − Depreciation: −$7,564
• Taxable loss: −$7,906
• Est. tax savings @ 24.0%: +$1,897
• After-tax cash flow: $-1,494/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.

Condition & rehab AI · 2 photos

Good 80/100 Cosmetic rehab

This beautifully renovated two-story home is move-in ready with fresh LVP flooring, freshly painted interior, and a well-maintained exterior. It offers a good investment opportunity with potential for further value enhancement.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and property value
• Both Interior lighting upgrades — Improves ambiance and energy efficiency
• Both Smart home integration — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and property value ↑
• Both Interior lighting upgrades — Improves ambiance and energy efficiency ↑
• Both Smart home integration — Enhances convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 79,872
• Household income: $67,023
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 4258.0

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 (89%)
• Race & ethnicity: Black 89% Hispanic / Latino 5% Two or more races 4% White 3%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 6% French/Haitian/Cajun 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: ▲ 18.01%
• Current HPI: 407.99
• Rent YoY: ▲ 0.95%
• 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

+0.0% since first listed

4 events — show timeline

• 2026-04-18 Pending — GAMLS
• 2026-04-18 Pending — FMLS
• 2026-03-05 Listed $260,000 FMLS
• 2026-03-05 Listed $260,000 GAMLS