1804 Idlewood Dr · East Point, GA 30344

$350,000

4 bd · 2.0 ba · 1,847 sqft · MultiFamily public records · 201 Days on market

Built 1958 0.30 ac lot Est $402k · 13% under

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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 +13.3/15.0
• Cash flow +11.0/30.0
• Schools +4.5/10.0
• Livability +3.6/5.0
• DSCR +3.2/10.0
• Rent growth +2.8/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Wonderful Investment Opportunity in East Point! Discover this well maintained duplex in the heart of East Point. It's ideal for the savvy investor or the new homeowner looking to live in one unit while offsetting their mortgage with rental income. Each spacious unit offers 2 bedrooms, and 1 full bathroom. Conveniently located near Hartsfield-Jackson Airport, major Atlanta highways, Delta HQ, Porsche, and Tyler Perry Studios, this property combines modern comfort with unbeatable accessibility. Whether you're expanding your portfolio or stepping into real estate investment for the first time - this duplex delivers value, versatility, and long-term potential.

Key facts

• Modern comfort
• Spacious unit
• Near delta hq

Tags

• WELL MAINTAINED DUPLEX
• SPACIOUS UNIT
• MODERN COMFORT
• UNBEATABLE ACCESSIBILITY
• NEAR MAJOR ATLANTA HIGHWAYS
• NEAR DELTA HQ

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $-147 ($-2k/yr) — negative. Per door: $-74/mo.
• To cash-flow at today's rent, offer at most $324k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (24.2% below list).
• Recommended offer: $265k (24.2% 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+, 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 25d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• At $2,652/mo this rent would consume 47% of the median local household income ($68k/yr) (locally 2226% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 201 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $138k; list at $350k implies a 155% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $265,200 (24.2% 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 201 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.76% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.80%
• DSCR: 0.92
• GRM: 11.0

CMA / ARV

• ARV (median comp): $401,734
• List price: $350,000
• Delta: -12.88%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.35% rent growth · sell at horizon

5-year hold

• IRR: -21.0%
• Equity multiple: 0.28×
• Total profit: $-70,502
• Equity at exit: $52,186

10-year hold

• IRR: -18.4%
• Equity multiple: 0.07×
• Total profit: $-90,952
• Equity at exit: $30,262

Cash invested: $98,000 (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: 22.0×

Monthly cashflow live

• Estimated rent: $2,652 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$261 /mo · $3,134/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $-147

Break-even live

Break-even rent $2,839

Max offer price $323,964

Occupancy floor —

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,652
Total (2 units)			$2,652

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2148 Bayrose Cir East Point, GA	3.0	2.5	1370	$1,800	$1.31	5d	1	0.10mi
2042 Bayrose Cir Unit 42B Atlanta, GA	3.0	2.5	1370	$1,875	$1.37	4d	1	0.11mi
3004 Bayrose Cir East Point, GA	3.0	3.0	1564	$2,350	$1.50	44d	1	0.17mi
3004 Bayrose Cir Unit 102B Atlanta, GA	3.0	3.0	1564	$2,250	$1.44	5d	1	0.17mi
3006 Bayrose Cir Unit 104B Atlanta, GA	3.0	3.0	1564	$2,300	$1.47	44d	1	0.17mi
6035 Bayrose Cir East Point, GA	3.0	3.5	2100	$2,500	$1.19	24d	1	0.19mi
6035 Bayrose Cir East Point, GA	3.0	3.5	2100	$2,500	$1.19	44d	1	0.19mi
9051 Bayrose Cir East Point, GA	3.0	3.5	1620	$2,300	$1.42	44d	1	0.20mi
1932 Stanton Rd East Point, GA	1.0–3.0	1.0–2.0	1045	$1,599	$1.53	44d	1	0.26mi
1873 Campbellton Rd SW Unit A11 Atlanta, GA	4.0	2.0	1464	$1,855	$1.27	24d	1	0.28mi
1220 Hawthorne Trl East Point, GA	3.0	2.5	1886	$2,250	$1.19	44d	1	0.33mi
1867 Myrtle Dr SW Atlanta, GA	3.0	2.5	1400	$1,400	$1.00	24d	1	0.43mi
1867 Myrtle Dr SW #24 Atlanta, GA	3.0	2.5	1400	$1,400	$1.00	19d	1	0.46mi
1717 Centra Villa Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	1033	$1,550	$1.50	24d	1	0.53mi
2079 Honeysuckle Ln SW Atlanta, GA	3.0	2.0	1500	$1,900	$1.27	24d	1	0.63mi
2133 Pinehurst Dr Atlanta, GA	3.0	1.5	2401	$1,800	$0.75	44d	1	0.70mi
1876 Sandtown Rd SW Atlanta, GA	3.0	2.0	1230	$2,500	$2.03	24d	1	0.86mi
1408 Lockwood Dr SW Atlanta, GA	3.0	2.0	1300	$1,950	$1.50	24d	1	0.92mi
1917 Connally Dr Atlanta, GA	3.0	2.0	1534	$1,850	$1.21	13d	1	0.93mi
1361 McClelland Ave Atlanta, GA	3.0	1.0	1468	$1,500	$1.02	24d	1	0.98mi
1313 Aniwaka Ave SW Atlanta, GA	3.0	2.0	1530	$2,145	$1.40	2d	1	1.01mi
1336 Willow Trl SW Atlanta, GA	5.0	2.0	2000	$2,500	$1.25	5d	1	1.02mi
2287 Mulberry St Unit B Atlanta, GA	3.0	1.0	1700	$2,500	$1.47	24d	1	1.03mi
1903 Chattahoochee Pl Atlanta, GA	3.0	2.0	1333	$1,850	$1.39	13d	1	1.06mi
2400 Campbellton Rd SW Atlanta, GA	2.0–3.0	1.5–2.5	1237	$1,450	$1.17	17d	3	1.06mi
2400 Campbellton Rd SW Atlanta, GA	1.0–3.0	1.0–2.5	1350	$1,450	$1.07	8d	2	1.06mi
1668 Laurelwood Dr SW Atlanta, GA	3.0	2.0	2019	$2,000	$0.99	21d	1	1.11mi
1994 Bent Creek Way SW Atlanta, GA	1.0–3.0	1.0–2.0	1041	$1,455	$1.40	8d	1	1.14mi
1255 Westmont Rd SW Atlanta, GA	3.0	2.0	1500	$1,695	$1.13	24d	1	1.18mi
1352 Elizabeth Ln Atlanta, GA	3.0	2.0	1654	$1,745	$1.06	10d	1	1.18mi
2340 Newnan St Atlanta, GA	4.0	2.0	1598	$775	$0.48	44d	1	1.23mi
1346 Lorenzo Dr SW Atlanta, GA	3.0	2.0	1486	$5,000	$3.36	24d	1	1.24mi
1307 Lorenzo Dr SW Unit A Atlanta, GA	3.0	2.0	1300	$1,795	$1.38	24d	1	1.27mi
2481 Semmes St Atlanta, GA	3.0	1.0	1500	$1,850	$1.23	44d	1	1.28mi
1262 Kenilworth Dr SW Atlanta, GA	4.0	2.0	1400	$2,400	$1.71	24d	1	1.29mi
2287 Boulevard Granada SW Atlanta, GA	3.0	2.0	1496	$2,050	$1.37	22d	1	1.30mi
1735 Willis Mill Rd SW Atlanta, GA	3.0	2.0	1461	$2,173	$1.49	17d	1	1.32mi
1255 Campbellton Rd SW Atlanta, GA	3.0	2.0	1305	$2,095	$1.61	24d	1	1.32mi
1262 Lorenzo Dr SW Atlanta, GA	4.0	2.0	1292	$2,100	$1.63	24d	1	1.35mi
1746 Spring Ave Atlanta, GA	5.0	2.0	2500	$2,850	$1.14	44d	1	1.38mi

Listing history 24 events

1. 2026-06-18
   days on market $350,000 Active 201 DOM
2. 2026-06-17
   days on market $350,000 Active 200 DOM
3. 2026-06-16
   days on market $350,000 Active 199 DOM
4. 2026-06-15
   days on market $350,000 Active 198 DOM
5. 2026-06-13
   days on market $350,000 Active 196 DOM
6. 2026-06-09
   days on market $350,000 Active 192 DOM
7. 2026-06-08
   days on market $350,000 Active 191 DOM
8. 2026-06-07
   days on market $350,000 Active 190 DOM
9. 2026-06-04
   days on market $350,000 Active 187 DOM
10. 2026-06-03
    days on market $350,000 Active 186 DOM
11. 2026-06-01
    days on marketlisting id $350,000 Active 184 DOM
12. 2026-05-31
    days on market $350,000 Active 213 DOM
13. 2026-03-05
    price $350,000 669-char remark

    Show marketing remark (669 chars)

    Wonderful Investment Opportunity in East Point! Discover this well maintained duplex in the heart of East Point. It's ideal for the savvy investor or the new homeowner looking to live in one unit while offsetting their mortgage with rental income. Each spacious unit offers 2 bedrooms, and 1 full bathroom. Conveniently located near Hartsfield-Jackson Airport, major Atlanta highways, Delta HQ, Porsche, and Tyler Perry Studios, this property combines modern comfort with unbeatable accessibility. Whether you're expanding your portfolio or stepping into real estate investment for the first time - this duplex delivers value, versatility, and long-term potential.

14. 2026-03-05
    price $350,000

    Show marketing remark (669 chars)

    Wonderful Investment Opportunity in East Point! Discover this well maintained duplex in the heart of East Point. It's ideal for the savvy investor or the new homeowner looking to live in one unit while offsetting their mortgage with rental income. Each spacious unit offers 2 bedrooms, and 1 full bathroom. Conveniently located near Hartsfield-Jackson Airport, major Atlanta highways, Delta HQ, Porsche, and Tyler Perry Studios, this property combines modern comfort with unbeatable accessibility. Whether you're expanding your portfolio or stepping into real estate investment for the first time - this duplex delivers value, versatility, and long-term potential.

15. 2025-10-30
    listed $375,000 Active

    Show marketing remark (669 chars)

    Wonderful Investment Opportunity in East Point! Discover this well maintained duplex in the heart of East Point. It's ideal for the savvy investor or the new homeowner looking to live in one unit while offsetting their mortgage with rental income. Each spacious unit offers 2 bedrooms, and 1 full bathroom. Conveniently located near Hartsfield-Jackson Airport, major Atlanta highways, Delta HQ, Porsche, and Tyler Perry Studios, this property combines modern comfort with unbeatable accessibility. Whether you're expanding your portfolio or stepping into real estate investment for the first time - this duplex delivers value, versatility, and long-term potential.

16. 2025-10-30
    listed $375,000 New 669-char remark

    Show marketing remark (669 chars)

    Wonderful Investment Opportunity in East Point! Discover this well maintained duplex in the heart of East Point. It's ideal for the savvy investor or the new homeowner looking to live in one unit while offsetting their mortgage with rental income. Each spacious unit offers 2 bedrooms, and 1 full bathroom. Conveniently located near Hartsfield-Jackson Airport, major Atlanta highways, Delta HQ, Porsche, and Tyler Perry Studios, this property combines modern comfort with unbeatable accessibility. Whether you're expanding your portfolio or stepping into real estate investment for the first time - this duplex delivers value, versatility, and long-term potential.

17. 2024-11-06
    historical $1,099
18. 2024-09-05
    listed $1,099
19. 2024-08-23
    historical $1,395
20. 2024-07-24
    listed $1,395
21. 2019-09-06
    soldstatus $137,500
22. 1999-09-16
    soldstatus $68,000
23. 1986-11-21
    soldstatus $68,700
24. 1984-04-13
    soldstatus $56,500

ⓘ 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: $3,134 · $261/mo
• Projected year-2 tax: $3,220 · $268/mo
• Expected delta: +$86/yr (+$7/mo · 2.7%)

ⓘ 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 6/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $31,824
• − Mortgage interest: −$19,605
• − Property taxes: −$3,134
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,546
• − Management: −$2,546
• − Depreciation: −$10,182
• Taxable loss: −$7,939
• Est. tax savings @ 24.0%: +$1,905
• After-tax cash flow: $137/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

+519.5% since first listed

12 events — show timeline

• 2026-03-05 Price Changed $350,000 GAMLS
• 2026-03-05 Price Changed $350,000 FMLS
• 2025-10-30 Listed $375,000 GAMLS
• 2025-10-30 Listed $375,000 FMLS
• 2024-11-06 Rental Removed $1,099 RENTALBEAST
• 2024-09-05 Listed for Rent $1,099 RENTALBEAST
• 2024-08-23 Rental Removed $1,395 RENTALBEAST
• 2024-07-24 Listed for Rent $1,395 RENTALBEAST
• 2019-09-06 Sold (Public Records) $137,500 Public Records
• 1999-09-16 Sold (Public Records) $68,000 Public Records
• 1986-11-21 Sold (Public Records) $68,700 Public Records
• 1984-04-13 Sold (Public Records) $56,500 Public Records

Property tax history

+6.8%/yr

Latest (2025): $3,134 · -0.0% YoY. Source: county tax records.