721 Fayetteville Rd #609 · Atlanta, GA 30316

$249,900

2 bd · 1.5 ba · 1,100 sqft · Townhouse · 276 Days on market

Built 2025 Good condition 0.66 ac lot $227/sqft · 42% below area Est $430k · 42% under ↓ 7% since listing

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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 +11.6/30.0
• Livability +4.2/5.0
• Condition / age +4.2/5.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• Rent growth +3.1/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ask about incentives and up to $55,000 in down payment assistance for qualified buyers, making homeownership feel more within reach. Introducing a groundbreaking opportunity in one of Atlanta's most vibrant communities, own new construction in East Atlanta $250K at The Trust at East Lake, where luxury living meets affordability. This beautifully designed townhome blends modern style, quality craftsmanship, and everyday comfort in a way that feels both elevated and attainable. Enjoy a thoughtfully designed layout with inviting finishes and a full kitchen appliance package included, giving you everything you need from day one. Located in the heart of the East Lake community, this is a rare chance to step into homeownership with support, value, and long-term potential. Programs are in place to help make the process more seamless, so you can focus less on the barriers and more on the opportunity. If you've been waiting for something that feels right, both financially and lifestyle-wise, this is one to experience in person. Come tour and see why The Trust at East Lake is creating so much excitement. Ask about available down payment assistance opportunities and take the next step toward owning with confidence.

Key facts

• Open floor plan
• Built 2025
• Listed 275 days

Tags

• NEW CONSTRUCTION LIVING
• HIGH QUALITY CRAFTSMANSHIP
• CONTEMPORARY FARMHOUSE DESIGN
• OPEN FLOOR PLAN
• CHEF INSPIRED KITCHEN
• FULL APPLIANCE PACKAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-77 ($-923/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (16.4% below list).
• Recommended offer: $209k (16.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.2% in Atlanta — 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 83/100 on livability (#6 in GA, #919 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: cost of living C-.
• Atlanta Public Schools (urban): math 28% / reading 35% proficiency, ranked #80 of 174 in GA (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Fred A. Toomer Elementary School (math 8% / reading 22%, grade F, #988 of 1,228 statewide, top 81%, 512 students, 56% FRL); Martin L. King Jr. Middle School (math 16% / reading 23%, grade F, #356 of 470 statewide, top 78%, 818 students, 100% FRL); Maynard Jackson High School (math 30% / reading 24%, grade F, #160 of 424 statewide, top 38%, 1,474 students, 44% FRL) — zoned schools at 67% FRL track the district average.
• Market conditions: Rents rising (+2.3%/yr); 654 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• DeKalb County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 276 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $19k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $208,873 (16.4% 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 276 days. Have you received any prior offers? Is the seller open to a 16% 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. 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?
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: 0.84% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.32%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (median comp): $430,206
• List price: $249,900
• Delta: -41.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
697 Fayetteville Rd #101	0.02mi	2/2.5	1,164 (+6%)	22mo	$155,280	$133	67
1957 Shawn Wayne Cir SE	1.02mi	2/1.5	1,120 (+2%)	1mo	$181,000	$162	61
152 Color Cir	0.89mi	2/2.0	1,120 (+2%)	3mo	$402,000	$359	58
167 Color Cir SE	0.90mi	2/2.0	1,168 (+6%)	5mo	$423,000	$362	49
160 Color Cir	0.90mi	2/2.0	1,120 (+2%)	15mo	$440,000	$393	48
166 Color Cir	0.91mi	2/2.0	1,200 (+9%)	16mo	$465,000	$388	34
1969 Shawn Wayne Cir SE	0.99mi	2/2.5	1,200 (+9%)	22mo	$220,000	$183	27
1971 Shawn Wayne	0.99mi	2/2.5	1,200 (+9%)	23mo	$215,000	$179	26
2014 Shawn Wayne Cir	1.04mi	3/2.5 (+1)	1,280 (+16%)	19mo	$212,000	$166	15

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 · 2.33% rent growth · sell at horizon

5-year hold

• IRR: -19.2%
• Equity multiple: 0.33×
• Total profit: $-46,760
• Equity at exit: $37,261

10-year hold

• IRR: -13.3%
• Equity multiple: 0.25×
• Total profit: $-52,559
• Equity at exit: $21,607

Cash invested: $69,972 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 1 under contract
• Months of supply: 24.0 mo (4%/mo absorbed)
• Median asking: $322,500 ($283/sqft)
• Median days on market: 66 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +38.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30316

• Rents YoY: 2.3%
• Active inventory: 654
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,089 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,748/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-77

Break-even live

Break-even rent $2,186

Max offer price $238,773

Occupancy floor 99%

Sensitivity live

Price	-10% $96	-5% $9	+0% $-77	+5% $-163	+10% $-250
Rent	-10% $-242	-5% $-159	+0% $-77	+5% $6	+10% $88
Rate	-1.0pp $49	-0.5pp $-13	base $-77	+0.5pp $-142	+1.0pp $-208

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: $62,475
• Closing costs: $7,497
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
773 Fayetteville Rd SE Atlanta, GA	3.0	2.0	1085	$2,100	$1.94	139d	1	0.14mi
2201 Glenwood Ave SE Atlanta, GA	2.0	1.0–2.0	819	$2,449	$2.99	18d	5	0.16mi
1881 2nd Ave Decatur, GA	3.0	1.0–2.5	1010	$2,997	$2.97	0d	58	0.17mi
1761 Terry Mill Rd SE Atlanta, GA	3.0	1.5	1296	$1,900	$1.47	112d	1	0.26mi
460 E Lake Blvd SE Atlanta, GA	2.0	1.5–2.0	1223	$1,740	$1.42	0d	5	0.26mi
1986 Cogar Dr Decatur, GA	2.0	1.0	750	$1,300	$1.73	139d	1	0.33mi
2000 Bencal Dr SE Atlanta, GA	3.0	2.0	1500	$1,850	$1.23	120d	1	0.41mi
1624 Terry Mill Rd SE Atlanta, GA	2.0	1.0	768	$1,700	$2.21	120d	1	0.45mi
1614 Terry Mill Rd SE Atlanta, GA	3.0	2.0	1364	$2,000	$1.47	7d	1	0.45mi
2078 E Lilac Ln Decatur, GA	3.0	1.0	1160	$1,600	$1.38	139d	1	0.52mi
1882 Burning Tree Dr Decatur, GA	3.0	2.0	1345	$5,000	$3.72	0d	1	0.54mi
2062 Bencal Dr SE Atlanta, GA	3.0	2.0	1260	$1,650	$1.31	120d	1	0.55mi
1840 Camellia Dr Decatur, GA	3.0	2.0	1340	$1,895	$1.41	31d	1	0.56mi
1840 Camellia Dr Decatur, GA	3.0	2.0	1340	$1,895	$1.41	19d	1	0.56mi
1840 Camellia Dr Decatur, GA	3.0	2.0	1394	$2,100	$1.51	139d	1	0.56mi
2163 Lilac Ln Decatur, GA	3.0	2.0	1107	$2,150	$1.94	139d	1	0.64mi
2043 Juanita St Decatur, GA	3.0	2.0	1500	$2,500	$1.67	50d	1	0.67mi
2043 Juanita St Decatur, GA	3.0	2.0	1025	$2,700	$2.63	54d	1	0.67mi
1916 Longdale Dr Decatur, GA	3.0	2.0	1176	$2,395	$2.04	139d	1	0.71mi
2006 McAfee Pl Decatur, GA	3.0	2.0	1128	$2,295	$2.03	120d	1	0.77mi
2015 Memorial Dr SE Atlanta, GA	2.0	2.0–2.5	1220	$2,870	$2.35	50d	10	0.77mi
2073 Mark Trl Decatur, GA	3.0	1.5	1218	$1,496	$1.23	39d	1	0.84mi
2080 Hilburn Dr SE Atlanta, GA	3.0	2.0	1350	$1,895	$1.40	29d	1	0.86mi
1930 Flat Shoals Rd SE Atlanta, GA	1.0–2.0	1.0–1.5	1045	$1,290	$1.23	0d	38	0.87mi
2234 Brunswick Ave Decatur, GA	2.0	1.0	780	$1,950	$2.50	100d	1	0.88mi
2238 Brunswick Ave Decatur, GA	3.0	1.0	1206	$2,226	$1.85	4d	1	0.89mi
1582 Lincoln Ave SE Atlanta, GA	3.0	1.0	975	$1,990	$2.04	139d	1	0.89mi
1728 Valencia Rd Decatur, GA	3.0	1.0	1010	$1,778	$1.76	62d	1	0.89mi
201 Howard St SE #3 Atlanta, GA	2.0	2.5	1374	$2,475	$1.80	41d	1	0.92mi
170 Color Cir Atlanta, GA	2.0	2.0	1120	$2,800	$2.50	120d	1	0.92mi
326 Wilkinson Dr SE Unit A Atlanta, GA	2.0	1.5	1028	$2,200	$2.14	139d	1	0.94mi
1540 Millwood Pl SE Atlanta, GA	3.0	3.5	1440	$3,000	$2.08	139d	1	0.95mi
1984 Mark Trl Decatur, GA	3.0	2.0	1138	$2,000	$1.76	7d	1	0.97mi
1966 Mark Trl Decatur, GA	2.0	2.0	1405	$2,400	$1.71	60d	1	1.00mi
202 Warren St SE Atlanta, GA	3.0	2.0	1466	$2,400	$1.64	67d	1	1.01mi
1945 Shawn Wayne Cir SE Atlanta, GA	3.0	2.5	1280	$1,395	$1.09	88d	1	1.05mi
2262 Alpha Dr Decatur, GA	3.0	1.0	1235	$1,823	$1.48	11d	1	1.05mi
200 Vineyard Walk Atlanta, GA	2.0	1.0	856	$1,294	$1.51	18d	16	1.07mi
71 Howard St SE Atlanta, GA	1.0–2.0	1.0–2.0	1062	$2,686	$2.53	5d	10	1.07mi
531 Allendale Dr Decatur, GA	3.0	2.0	888	$2,100	$2.36	139d	1	1.08mi

Listing history 50 events

1. 2026-09-23
   days on market $249,900 Active 276 DOM
2. 2026-09-22
   days on market $249,900 Active 275 DOM
3. 2026-09-21
   days on market $249,900 Active 274 DOM
4. 2026-09-20
   days on market $249,900 Active 273 DOM
5. 2026-09-19
   days on market $249,900 Active 272 DOM
6. 2026-09-18
   days on market $249,900 Active 271 DOM
7. 2026-09-17
   days on market $249,900 Active 270 DOM
8. 2026-09-16
   days on market $249,900 Active 269 DOM
9. 2026-09-15
   days on market $249,900 Active 268 DOM
10. 2026-09-14
    days on market $249,900 Active 267 DOM
11. 2026-09-13
    days on market $249,900 Active 266 DOM
12. 2026-09-12
    days on market $249,900 Active 265 DOM
13. 2026-09-11
    days on market $249,900 Active 264 DOM
14. 2026-09-05
    days on market $249,900 Active 258 DOM
15. 2026-09-04
    days on market $249,900 Active 257 DOM
16. 2026-09-03
    days on market $249,900 Active 256 DOM
17. 2026-08-31
    days on market $249,900 Active 253 DOM
18. 2026-08-29
    days on market $249,900 Active 251 DOM
19. 2026-08-28
    price $249,900 Active 250 DOM
20. 2026-08-28
    days on market $250,000 Active 250 DOM
21. 2026-08-27
    days on market $250,000 Active 249 DOM
22. 2026-08-25
    days on market $250,000 Active 247 DOM
23. 2026-08-24
    days on market $250,000 Active 246 DOM
24. 2026-08-23
    days on market $250,000 Active 245 DOM
25. 2026-08-22
    days on market $250,000 Active 244 DOM
26. 2026-08-21
    days on market $250,000 Active 243 DOM
27. 2026-08-20
    days on market $250,000 Active 242 DOM
28. 2026-08-19
    days on market $250,000 Active 241 DOM
29. 2026-08-18
    days on market $250,000 Active 240 DOM
30. 2026-08-17
    days on market $250,000 Active 239 DOM
31. 2026-08-16
    days on market $250,000 Active 238 DOM
32. 2026-08-15
    days on market $250,000 Active 237 DOM
33. 2026-08-14
    days on market $250,000 Active 236 DOM
34. 2026-08-13
    days on market $250,000 Active 235 DOM
35. 2026-08-12
    days on market $250,000 Active 234 DOM
36. 2026-08-11
    days on market $250,000 Active 233 DOM
37. 2026-08-10
    days on market $250,000 Active 232 DOM
38. 2026-08-09
    days on market $250,000 Active 231 DOM
39. 2026-08-08
    days on market $250,000 Active 230 DOM
40. 2026-08-06
    days on market $250,000 Active 228 DOM
41. 2026-08-05
    days on market $250,000 Active 227 DOM
42. 2026-08-04
    days on market $250,000 Active 226 DOM
43. 2026-08-03
    days on market $250,000 Active 225 DOM
44. 2026-07-31
    days on market $250,000 Active 222 DOM
45. 2026-07-30
    days on market $250,000 Active 220 DOM
46. 2026-07-26
    days on market $250,000 Active 217 DOM
47. 2026-07-24
    days on market $250,000 Active 215 DOM
48. 2026-07-23
    days on market $250,000 Active 214 DOM
49. 2026-07-22
    days on market $250,000 Active 213 DOM
50. 2026-07-21
    days on market $250,000 Active 212 DOM

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

Taxation est. · year 1

• Rental income: $25,065
• − Mortgage interest: −$13,998
• − Property taxes: −$3,748
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,005
• − Management: −$2,005
• − Depreciation: −$7,270
• Taxable loss: −$5,212
• Est. tax savings @ 24.0%: +$1,251
• After-tax cash flow: $328/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 · 15 photos

Good 85/100 None rehab

This modern townhome in East Atlanta is in excellent condition with no visible repairs needed. It offers a great value with its modern design and location.

Value-add opportunities

• Resale Painting the exterior — Enhances curb appeal and can add value ↑
• Resale Landscaping improvements — Improves curb appeal and can add value ↑
• Both Add a smart home system — Enhances convenience and can add value ↑

F Composite school gradezoned avg 20/100

Zoned Schools

Elementary Fred A. Toomer Elementary School F GA #988/1,228 Nat'l #36,424/41,679 Middle Martin L. King Jr. Middle School F GA #356/470 Nat'l #11,801/14,009 High Maynard Jackson High School F GA #160/424 Nat'l #11,847/17,239

Schools (NCES district)

• District: Atlanta Public Schools
• NCES district ID: 1300120
• Math proficiency: 28% ▼ -6.00%
• Reading proficiency: 35% ▼ -2.00%
• Median HH income: $48,306
• Composite: 27.27/100
• National rank: #7006
• State rank: #80 of 174 in GA

A Composite livability gradescore 83/100

Livability — Atlanta

• Score: 83/100
• State rank: #6
• US rank: #919

Category grades

Amenities A+ Commute A+ Cost of living C- Crime A Employment B Housing A+ Health & safety A- User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Atlanta, GA
• County: Dekalb County · 839,977 people
• City population: 629,525
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 35,107
• Household income: $102,891
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 13% of renters

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Population outlook (DeKalb County) Hauer SSP2

• Today (2025): 839,977 people
• By 2030: 891,768 · +6.2%
• By 2040: 988,894 · +17.7%
• By 2050: 1,074,583 · +27.9%
• By 2075: 1,245,026 · +48.2%
• By 2100: 1,303,135 · +55.1%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Black 47% White 36% Hispanic / Latino 8% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 4% French/Haitian/Cajun 1% Other Indo-European 1%

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Political lean MEDSL · DeKalb

• 2024 margin: Solid D (+64.8) · D 81.9% · R 17.1% · Other 1.0%
• 2008→2024 swing: +6.1pp toward D · 2008: 58.6pp · 2024: 64.8pp
• All cycles: 2024: D+64.8 2020: D+67.4 2016: D+64.8 2012: D+56.8 2008: D+58.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -415.92%
• Current HPI: 318.454
• Rent YoY: ▲ 2.33%
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

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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

-7.1% since first listed

5 events — show timeline

• 2026-04-22 Price Changed $250,000 GAMLS
• 2026-02-24 Price Changed $250,000 FMLS
• 2025-12-07 Listed $269,000 FMLS
• 2025-12-05 Listed $269,000 GAMLS
• 2025-12-01 Coming Soon $269,000 GAMLS