2181 Delowe Dr · East Point, GA 30344

$142,900

3 bd · 1.5 ba · 1,092 sqft · SingleFamily public records · 161 Days on market

Built 1965 9,408 sqft lot $131/sqft · 35% below area Est $220k · 35% 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).

• Cash flow +19.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.5/10.0
• 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

Charming brick ranch offering 3 bedrooms and 1.5 baths, ideally located in the City of East Point. This well-built home features a functional single-level layout with comfortable living spaces. The spacious bedrooms provide flexibility for family, guests, or a home office, while the half bath adds everyday convenience. A wonderful opportunity to own a classic ranch-style home in a convenient location.

Key facts

• 9,408 sq ft lot
• 2 parking spots
• Built 1965

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $143k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $143k).
• Recommended offer: $126k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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+, 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 19d 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 $988 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 161 days — a 12% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y ago; this cycle's ask has dropped $42k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $143k implies a 614% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $125,752 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.05% ✓
• Cap rate: 7.67%
• Cash-on-cash: 4.93%
• DSCR: 1.22
• GRM: 8.0

CMA / ARV

• ARV (median comp): $220,230
• List price: $142,900
• Delta: -35.11%
• 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
2120 Penrose Dr	0.23mi	2/1.0 (-1)	1,069 (-2%)	5mo	$115,000	$108	74
2126 Ivydale St	0.61mi	3/1.0	1,100 (+1%)	0mo	$163,000	$148	68
2162 Westover Dr	0.39mi	3/1.0	1,184 (+8%)	5mo	$201,570	$170	62
2028 Wells Dr SW	0.66mi	3/1.0	1,100 (+1%)	10mo	$155,000	$141	57
2053 Wells Dr SW	0.62mi	3/1.0	1,100 (+1%)	15mo	$202,000	$184	55
2261 Headland Ter	0.53mi	3/2.0	1,146 (+5%)	13mo	$190,000	$166	55
1761 Carter Cir	0.69mi	3/1.0	1,147 (+5%)	13mo	$191,000	$167	46
1991 Wells Dr SW	0.73mi	3/2.0	1,058 (-3%)	16mo	$275,000	$260	45
2479 Wood Valley Dr	0.64mi	2/1.0 (-1)	1,141 (+4%)	16mo	$188,500	$165	42
2513 Graywall St	0.73mi	3/2.0	1,242 (+14%)	3mo	$175,000	$141	39
2194 Ivydale St	0.61mi	4/2.0 (+1)	1,210 (+11%)	13mo	$160,000	$132	36
1884 Spring Ave	0.72mi	2/1.0 (-1)	1,241 (+14%)	2mo	$249,900	$201	35

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: -10.5%
• Equity multiple: 0.62×
• Total profit: $-15,101
• Equity at exit: $21,307

10-year hold

• IRR: -3.7%
• Equity multiple: 0.77×
• Total profit: $-9,221
• Equity at exit: $12,355

Cash invested: $40,012 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,498 high
• Mortgage (P&I): −$749
• Tax from tax record: −$210 /mo · $2,521/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $164

Break-even live

Break-even rent $1,290

Max offer price $142,900

Occupancy floor 84%

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: $35,725
• Closing costs: $4,287
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2186 Delowe Dr Unit 2186J East Point, GA	2.0	1.0	860	$1,050	$1.22	22d	1	0.05mi
2140 Delowe Dr Unit 2140A East Point, GA	2.0	1.0	860	$1,300	$1.51	24d	1	0.07mi
2206 Delowe Dr Unit 2206D East Point, GA	2.0	1.0	860	$1,300	$1.51	24d	1	0.08mi
2124 Delowe Dr Unit 2124J East Point, GA	3.0	1.0	920	$1,500	$1.63	24d	1	0.09mi
2060 Alison Ct SW Atlanta, GA	2.0	1.0	850	$995	$1.17	22d	1	0.33mi
2065 Alison Ct SW Unit 7 Atlanta, GA	2.0	1.5	760	$995	$1.31	3d	1	0.36mi
2055 Alison Ct SW Unit 3 Atlanta, GA	2.0	1.5	760	$995	$1.31	3d	1	0.36mi
2045 Alison Ct SW Unit 4 Atlanta, GA	2.0	1.5	760	$995	$1.31	3d	1	0.38mi
2039 Bent Creek Way SW Atlanta, GA	1.0–2.0	1.0	898	$1,200	$1.34	7d	1	0.49mi
1902 Connally Dr Atlanta, GA	2.0	1.5	993	$2,450	$2.47	43d	1	0.50mi
2284 Headland Dr Atlanta, GA	3.0	3.5	1117	$1,502	$1.34	12d	1	0.51mi
1903 Chattahoochee Pl Atlanta, GA	3.0	2.0	1333	$1,850	$1.39	12d	1	0.55mi
1994 Bent Creek Way SW Atlanta, GA	1.0–3.0	1.0–2.0	1041	$1,455	$1.40	7d	1	0.55mi
1870 Myrtle Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	900	$1,375	$1.53	22d	26	0.59mi
1867 Myrtle Dr SW #24 Atlanta, GA	3.0	2.5	1400	$1,400	$1.00	18d	1	0.60mi
1867 Myrtle Dr SW Atlanta, GA	3.0	2.5	1400	$1,400	$1.00	24d	1	0.61mi
2328 Campbellton Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	1014	$1,400	$1.38	24d	9	0.61mi
2400 Campbellton Rd SW Atlanta, GA	1.0–3.0	1.0–2.5	1350	$1,450	$1.07	7d	2	0.63mi
2400 Campbellton Rd SW Atlanta, GA	2.0–3.0	1.5–2.5	1237	$1,450	$1.17	16d	3	0.63mi
2400 Campbellton Rd SW Atlanta, GA	2.0	2.0	1125	$1,250	$1.11	24d	1	0.63mi
2467 Calvin Ave Atlanta, GA	3.0	2.0	1200	$1,950	$1.62	24d	1	0.63mi
2450 Hillcrest Dr Atlanta, GA	2.0	1.5	918	$2,400	$2.61	17d	1	0.65mi
2040 Stanton Rd Atlanta, GA	2.0	1.0	759	$1,295	$1.71	15d	13	0.66mi
1988 Plaza Ln SW Atlanta, GA	1.0–3.0	1.0–2.0	990	$1,299	$1.31	10d	13	0.70mi
1988 Plaza Ln SW Atlanta, GA	1.0–3.0	1.0–2.0	990	$1,299	$1.31	2d	13	0.70mi
2560 Wood Valley Dr Atlanta, GA	4.0	2.5	1141	$1,900	$1.67	17d	1	0.77mi
2560 Wood Valley Dr Atlanta, GA	4.0	2.5	1141	$1,900	$1.67	24d	1	0.77mi
2514 Riggs Dr Atlanta, GA	4.0	2.0	1274	$2,000	$1.57	43d	1	0.79mi
1932 Stanton Rd East Point, GA	1.0–3.0	1.0–2.0	1045	$1,599	$1.53	43d	1	0.81mi
2481 Semmes St Atlanta, GA	3.0	1.0	1500	$1,850	$1.23	43d	1	0.84mi
2148 Bayrose Cir East Point, GA	3.0	2.5	1370	$1,800	$1.31	5d	1	0.88mi
1804 Idlewood Dr Unit 1 Atlanta, GA	2.0	1.0	923	$1,025	$1.11	17d	1	0.89mi
1900 Stanton Rd East Point, GA	2.0–3.0	1.0	890	$1,500	$1.69	15d	11	0.90mi
2042 Bayrose Cir Unit 42B Atlanta, GA	3.0	2.5	1370	$1,875	$1.37	4d	1	0.90mi
1717 Centra Villa Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	1033	$1,550	$1.50	24d	1	0.91mi
1402 Bayrose Cir East Point, GA	2.0	2.5	1404	$1,595	$1.14	24d	1	0.94mi
2641 Connally Dr East Point, GA	2.0	1.0	1000	$1,500	$1.50	43d	1	0.99mi
2496 Lester St Unit A East Point, GA	2.0	1.0	800	$1,200	$1.50	5d	1	1.02mi
2610 Harmony Way Atlanta, GA	3.0	1.0	1100	$1,095	$1.00	24d	1	1.02mi
1006 Bayrose Cir Atlanta, GA	2.0	2.5	1326	$2,650	$2.00	17d	1	1.03mi

Listing history 31 events

1. 2026-06-18
   price $142,900 Active 161 DOM
2. 2026-06-18
   pricedays on market $129,900 Active 161 DOM
3. 2026-06-17
   days on market $142,900 Active 160 DOM
4. 2026-06-16
   days on market $142,900 Active 159 DOM
5. 2026-06-15
   days on market $142,900 Active 158 DOM
6. 2026-06-13
   days on market $142,900 Active 156 DOM
7. 2026-06-09
   days on market $142,900 Active 152 DOM
8. 2026-06-08
   days on market $142,900 Active 151 DOM
9. 2026-06-07
   days on market $142,900 Active 150 DOM
10. 2026-06-04
    days on market $142,900 Active 147 DOM
11. 2026-06-03
    days on market $142,900 Active 146 DOM
12. 2026-06-01
    days on market $142,900 Active 144 DOM
13. 2026-05-31
    days on market $142,900 Active 143 DOM
14. 2026-05-15
    price $142,900 404-char remark

    Show marketing remark (404 chars)

    Charming brick ranch offering 3 bedrooms and 1.5 baths, ideally located in the City of East Point. This well-built home features a functional single-level layout with comfortable living spaces. The spacious bedrooms provide flexibility for family, guests, or a home office, while the half bath adds everyday convenience. A wonderful opportunity to own a classic ranch-style home in a convenient location.

15. 2026-05-15
    price $142,900 404-char remark

    Show marketing remark (404 chars)

    Charming brick ranch offering 3 bedrooms and 1.5 baths, ideally located in the City of East Point. This well-built home features a functional single-level layout with comfortable living spaces. The spacious bedrooms provide flexibility for family, guests, or a home office, while the half bath adds everyday convenience. A wonderful opportunity to own a classic ranch-style home in a convenient location.

16. 2026-04-10
    price $154,900 404-char remark

    Show marketing remark (404 chars)

    Charming brick ranch offering 3 bedrooms and 1.5 baths, ideally located in the City of East Point. This well-built home features a functional single-level layout with comfortable living spaces. The spacious bedrooms provide flexibility for family, guests, or a home office, while the half bath adds everyday convenience. A wonderful opportunity to own a classic ranch-style home in a convenient location.

17. 2026-04-10
    price $154,900 404-char remark

    Show marketing remark (404 chars)

    Charming brick ranch offering 3 bedrooms and 1.5 baths, ideally located in the City of East Point. This well-built home features a functional single-level layout with comfortable living spaces. The spacious bedrooms provide flexibility for family, guests, or a home office, while the half bath adds everyday convenience. A wonderful opportunity to own a classic ranch-style home in a convenient location.

18. 2026-03-14
    price $162,900 404-char remark

    Show marketing remark (404 chars)

    Charming brick ranch offering 3 bedrooms and 1.5 baths, ideally located in the City of East Point. This well-built home features a functional single-level layout with comfortable living spaces. The spacious bedrooms provide flexibility for family, guests, or a home office, while the half bath adds everyday convenience. A wonderful opportunity to own a classic ranch-style home in a convenient location.

19. 2026-03-14
    price $162,900 404-char remark

    Show marketing remark (404 chars)

    Charming brick ranch offering 3 bedrooms and 1.5 baths, ideally located in the City of East Point. This well-built home features a functional single-level layout with comfortable living spaces. The spacious bedrooms provide flexibility for family, guests, or a home office, while the half bath adds everyday convenience. A wonderful opportunity to own a classic ranch-style home in a convenient location.

20. 2026-02-11
    price $169,900 404-char remark

    Show marketing remark (404 chars)

    Charming brick ranch offering 3 bedrooms and 1.5 baths, ideally located in the City of East Point. This well-built home features a functional single-level layout with comfortable living spaces. The spacious bedrooms provide flexibility for family, guests, or a home office, while the half bath adds everyday convenience. A wonderful opportunity to own a classic ranch-style home in a convenient location.

21. 2026-02-11
    price $169,900 404-char remark

    Show marketing remark (404 chars)

    Charming brick ranch offering 3 bedrooms and 1.5 baths, ideally located in the City of East Point. This well-built home features a functional single-level layout with comfortable living spaces. The spacious bedrooms provide flexibility for family, guests, or a home office, while the half bath adds everyday convenience. A wonderful opportunity to own a classic ranch-style home in a convenient location.

22. 2026-01-07
    listed $184,900 New 404-char remark

    Show marketing remark (404 chars)

    Charming brick ranch offering 3 bedrooms and 1.5 baths, ideally located in the City of East Point. This well-built home features a functional single-level layout with comfortable living spaces. The spacious bedrooms provide flexibility for family, guests, or a home office, while the half bath adds everyday convenience. A wonderful opportunity to own a classic ranch-style home in a convenient location.

23. 2026-01-07
    listed $184,900 Active 404-char remark

    Show marketing remark (404 chars)

    Charming brick ranch offering 3 bedrooms and 1.5 baths, ideally located in the City of East Point. This well-built home features a functional single-level layout with comfortable living spaces. The spacious bedrooms provide flexibility for family, guests, or a home office, while the half bath adds everyday convenience. A wonderful opportunity to own a classic ranch-style home in a convenient location.

24. 2013-06-01
    historical
25. 2013-02-22
    listed $59,900 New
26. 2009-08-28
    soldstatus $20,000
27. 2009-08-11
    listed $25,000
28. 2002-09-11
    soldstatus $130,000
29. 1994-01-27
    soldstatus $53,900
30. 1990-07-13
    soldstatus $59,000
31. 1986-03-01
    soldstatus $47,500

ⓘ 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: $2,521 · $210/mo
• Projected year-2 tax: $2,521 · $210/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: $17,973
• − Mortgage interest: −$8,005
• − Property taxes: −$2,521
• − Insurance: −$714
• − Repairs & maintenance: −$1,438
• − Management: −$1,438
• − Depreciation: −$4,157
• Taxable loss: −$300
• Est. tax savings @ 24.0%: +$72
• After-tax cash flow: $2,043/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

+200.8% since first listed

18 events — show timeline

• 2026-05-15 Price Changed $142,900 FMLS
• 2026-05-15 Price Changed $142,900 GAMLS
• 2026-04-10 Price Changed $154,900 FMLS
• 2026-04-10 Price Changed $154,900 GAMLS
• 2026-03-14 Price Changed $162,900 GAMLS
• 2026-03-14 Price Changed $162,900 FMLS
• 2026-02-11 Price Changed $169,900 FMLS
• 2026-02-11 Price Changed $169,900 GAMLS
• 2026-01-07 Listed $184,900 FMLS
• 2026-01-07 Listed $184,900 GAMLS
• 2013-06-01 Listing Removed — GAMLS
• 2013-02-22 Listed $59,900 GAMLS
• 2009-08-28 Sold (MLS) $20,000 FMLS
• 2009-08-11 Listed $25,000 FMLS
• 2002-09-11 Sold (Public Records) $130,000 Public Records
• 1994-01-27 Sold (Public Records) $53,900 Public Records
• 1990-07-13 Sold (Public Records) $59,000 Public Records
• 1986-03-01 Sold (Public Records) $47,500 Public Records

Property tax history

+3.6%/yr

Latest (2025): $2,521 · +4.0% YoY. Source: county tax records.