3226 Cloverhurst Dr · East Point, GA 30344

$310,000

3 bd · 2.0 ba · 1,800 sqft · SingleFamily public records · 41 Days on market

Built 1958 0.35 ac lot $172/sqft · 17% below area Est $373k · 17% 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 +15.0/15.0
• Cash flow +7.7/30.0
• Schools +4.5/10.0
• Livability +3.6/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Investor Opportunity in East Point! Don't miss this "diamond in the rough" tucked away on a quiet, dead-end street in the heart of East Point. This full-brick home was originally built as a duplex and has been converted into a single-family residence featuring four bedrooms and three full baths. Inside, you'll find a large primary bedroom with its own private bath and separate entry, offering flexibility for guests, tenants, or multi-generational living. Another bedroom also includes its own en-suite bathroom, adding comfort and privacy for all. The home sits on a level lot with plenty of potential, surrounded by convenience, privacy, and the vibrant energy of South Atlanta's growing East Point community. Home is being sold as-is. Schedule your showing today!

Key facts

• Full-brick home
• Private bath
• Level lot

Tags

• FULL-BRICK HOME
• LARGE PRIMARY BEDROOM
• PRIVATE BATH
• SEPARATE ENTRY
• EN-SUITE BATHROOM
• LEVEL LOT

Property features AI

Finance

• HOA & community: Community has street lights

Exterior

• Parking: 2 total parking spaces; 2-car carport; Kitchen-level parking access
• Utilities: Public water; Public sewer; Electric service (110 volts); Cable available; Electricity available; Water and sewer available
• Home design: One level; Brick construction (brick 4 sides); Composition roof; Above-grade finished living area listed (value available)
• Construction: Brick exterior (brick 4 sides); Composition roof
• Exterior features: Front porch; Street lights in the community; City street with asphalt road frontage

Interior

• Kitchen: White cabinets; Solid surface countertops; Refrigerator included
• Bedrooms: 4 main-level bedrooms
• Flooring: Hardwood; Laminate; Tile
• Bathrooms: 3 full bathrooms (all on the main level); Master bathroom: none specified
• Heating & cooling: Central air (electric); Electric heat pump
• Interior features: Updated/remodeled interior; Double-pane windows; No common walls
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-359 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (20.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (32.6% below list).
• Recommended offer: $209k (32.6% 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: 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; 36 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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).
• This rent runs 37% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 41 days — a 3% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y ago 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.
• Current owner paid $137k; list at $310k implies a 126% 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 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,833 (32.6% 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 41 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.67% ✗
• Cap rate: 4.91%
• Cash-on-cash: -4.96%
• DSCR: 0.78
• GRM: 12.4

CMA / ARV

• ARV (median comp): $372,940
• List price: $310,000
• Delta: -16.88%
• 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
3200 Lowndes St	0.37mi	3/2.0	1,661 (-8%)	4mo	$275,000	$166	67
1948 Mercer Ave	0.34mi	3/2.0	1,958 (+9%)	5mo	$257,500	$132	66
2058 Lyle Ave	0.12mi	4/2.0 (+1)	2,010 (+12%)	6mo	$450,000	$224	65
1871 E Farris Ave E	0.47mi	4/2.0 (+1)	1,624 (-10%)	0mo	$230,000	$142	57
2907 Cloverhurst Dr	0.61mi	3/2.0	1,703 (-5%)	8mo	$186,000	$109	56
3081 Semmes St	0.63mi	3/2.5	1,690 (-6%)	6mo	$155,000	$92	53
1845 Vesta Ave	0.49mi	3/2.0	1,581 (-12%)	6mo	$289,000	$183	52
7318 Tolar Rd Lot 10	0.46mi	4/2.5 (+1)	1,919 (+7%)	17mo	$380,490	$198	46
3197 Church St	0.58mi	4/2.0 (+1)	1,604 (-11%)	5mo	$285,000	$178	46
3449 Parkview Dr	0.68mi	4/2.0 (+1)	1,975 (+10%)	11mo	$475,000	$241	38
3105 Jones St	0.55mi	4/3.0 (+1)	2,068 (+15%)	5mo	$371,000	$179	36
3095 Meadow Lark Ln	0.71mi	3/2.5	1,562 (-13%)	12mo	$350,000	$224	33

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: -26.5%
• Equity multiple: 0.12×
• Total profit: $-76,528
• Equity at exit: $46,222

10-year hold

• IRR: -29.7%
• Equity multiple: -0.26×
• Total profit: $-109,788
• Equity at exit: $26,803

Cash invested: $86,800 (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 30344

• Home prices YoY: -31.0%
• Rents YoY: 1.4%
• Active inventory: 283
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,088 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$253 /mo · $3,041/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-359

Break-even live

Break-even rent $2,542

Max offer price $246,669

Occupancy floor —

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3184 Pollard St Atlanta, GA	3.0	2.0	1400	$1,800	$1.29	43d	1	0.14mi
3447 Pierce St Atlanta, GA	2.0	1.0	1560	$1,345	$0.86	43d	1	0.38mi
2145 Park Ter Atlanta, GA	4.0	4.0	2500	$3,100	$1.24	5d	1	0.41mi
3437 Harris Dr Atlanta, GA	3.0	1.0	1556	$1,650	$1.06	43d	1	0.41mi
3483 Napoleon St Atlanta, GA	3.0	2.0	1749	$2,589	$1.48	43d	1	0.45mi
1861 Lyle Ave Unit 2 Atlanta, GA	2.0	2.0	1250	$1,600	$1.28	43d	1	0.47mi
1875 Dunlap Ave Atlanta, GA	2.0	1.0	1650	$1,875	$1.14	43d	1	0.47mi
1845 Vesta Ave Atlanta, GA	3.0	2.0	1581	$2,128	$1.35	24d	1	0.52mi
1863 Phillips Ave Atlanta, GA	3.0	2.5	1470	$2,115	$1.44	10d	1	0.52mi
1988 Virginia Ave Atlanta, GA	4.0	2.0	1450	$2,325	$1.60	5d	1	0.55mi
3031 Remington St Atlanta, GA	3.0	2.0	1369	$1,200	$0.88	18d	1	0.56mi
1827 Dunlap Ave Atlanta, GA	3.0	2.0	1250	$3,200	$2.56	43d	1	0.56mi
1962 Washington Rd Atlanta, GA	4.0	2.0	2114	$2,100	$0.99	43d	1	0.57mi
2420 Heaton Dr Atlanta, GA	1.0–3.0	1.5–2.0	1103	$1,750	$1.59	43d	1	0.58mi
1809 Vesta Ave Atlanta, GA	2.0	1.0	1768	$2,900	$1.64	43d	1	0.59mi
2933 Cloverhurst Dr Atlanta, GA	4.0	3.0	1550	$2,500	$1.61	20d	1	0.60mi
1804 Mercer Ave Atlanta, GA	3.0	2.0	2250	$2,600	$1.16	43d	1	0.60mi
3168 Beech Dr Atlanta, GA	3.0	2.0	1402	$1,500	$1.07	43d	1	0.62mi
3181 Church St Unit A Atlanta, GA	2.0	2.0	1646	$1,750	$1.06	21d	1	0.62mi
1755 Lyle Ave Atlanta, GA	3.0	2.5	1973	$2,600	$1.32	18d	1	0.67mi
3544 College St Atlanta, GA	3.0	2.5	2000	$2,650	$1.32	1d	1	0.70mi
1717 W Taylor Ave Atlanta, GA	3.0	2.5	2100	$1,791	$0.85	12d	1	0.87mi
1777 Temple Ave Atlanta, GA	4.0	3.5	1901	$3,400	$1.79	43d	2	0.97mi
3296 Myrtle St Atlanta, GA	4.0	2.0	1452	$2,275	$1.57	43d	1	1.02mi
1678 Dorsey Ave Atlanta, GA	4.0	3.0	2615	$2,650	$1.01	24d	1	1.08mi
1698 Temple Ave Atlanta, GA	3.0	3.0	1608	$2,500	$1.55	24d	1	1.11mi
2658 Rolling Brook Trl Atlanta, GA	3.0	2.0	1754	$1,850	$1.05	43d	1	1.13mi
3465 Madison St Atlanta, GA	4.0	3.0	1821	$2,695	$1.48	43d	1	1.14mi
1658 Temple Ave Atlanta, GA	3.0	2.5	1692	$2,295	$1.36	24d	1	1.16mi
3276 Elm St Atlanta, GA	3.0	1.0	1250	$1,685	$1.35	1d	1	1.19mi
2523 Ben Hill Rd Atlanta, GA	3.0	1.5	1412	$3,000	$2.12	21d	1	1.22mi
3211 Flamingo Dr Atlanta, GA	3.0	2.0	1485	$1,900	$1.28	43d	1	1.23mi
1656 Ware Ave Atlanta, GA	3.0	2.0	1866	$2,150	$1.15	43d	1	1.36mi
3625 Hawthorne Ter Atlanta, GA	3.0	3.5	2000	$2,500	$1.25	17d	1	1.44mi
2514 Riggs Dr Atlanta, GA	4.0	2.0	1274	$2,000	$1.57	43d	1	1.44mi
1493 Ashley Way Atlanta, GA	3.0	2.5	1646	$1,900	$1.15	43d	1	1.46mi

Listing history 32 events

1. 2026-06-18
   days on market $310,000 Active 41 DOM
2. 2026-06-17
   days on market $310,000 Active 40 DOM
3. 2026-06-16
   days on market $310,000 Active 39 DOM
4. 2026-06-15
   days on market $310,000 Active 38 DOM
5. 2026-06-13
   days on market $310,000 Active 36 DOM
6. 2026-06-09
   days on market $310,000 Active 32 DOM
7. 2026-06-08
   days on market $310,000 Active 31 DOM
8. 2026-06-07
   days on market $310,000 Active 30 DOM
9. 2026-06-04
   days on market $310,000 Active 27 DOM
10. 2026-06-03
    days on market $310,000 Active 26 DOM
11. 2026-06-01
    days on market $310,000 Active 24 DOM
12. 2026-05-31
    days on market $310,000 Active 23 DOM
13. 2026-05-07
    listed $310,000 Active 803-char remark

    Show marketing remark (785 chars)

    Great Investor Opportunity in East Point! Don't miss this "diamond in the rough" tucked away on a quiet, dead-end street in the heart of East Point. This full-brick home was originally built as a duplex and has been converted into a single-family residence featuring four bedrooms and three full baths. Inside, you'll find a large primary bedroom with its own private bath and separate entry, offering flexibility for guests, tenants, or multi-generational living. Another bedroom also includes its own en-suite bathroom, adding comfort and privacy for all. The home sits on a level lot with plenty of potential, surrounded by convenience, privacy, and the vibrant energy of South Atlanta's growing East Point community. Home is being sold as-is. Schedule your showing today!

14. 2026-05-07
    listed $310,000 New 785-char remark

    Show marketing remark (785 chars)

    Great Investor Opportunity in East Point! Don't miss this "diamond in the rough" tucked away on a quiet, dead-end street in the heart of East Point. This full-brick home was originally built as a duplex and has been converted into a single-family residence featuring four bedrooms and three full baths. Inside, you'll find a large primary bedroom with its own private bath and separate entry, offering flexibility for guests, tenants, or multi-generational living. Another bedroom also includes its own en-suite bathroom, adding comfort and privacy for all. The home sits on a level lot with plenty of potential, surrounded by convenience, privacy, and the vibrant energy of South Atlanta's growing East Point community. Home is being sold as-is. Schedule your showing today!

15. 2026-04-24
    historical
16. 2026-04-24
    historical
17. 2026-03-17
    price $328,000
18. 2026-03-17
    price $328,000
19. 2025-10-29
    listed $330,000 New
20. 2025-10-29
    listed $330,000 Active
21. 2020-10-15
    soldstatus $137,000
22. 2020-10-13
    soldstatus $137,000 Closed
23. 2020-10-13
    soldstatus $137,000 Sold
24. 2020-09-11
    status Under Contract
25. 2020-09-11
    status Pending
26. 2020-09-04
    status Active
27. 2020-08-14
    listed $142,500 Active
28. 2020-08-14
    listed $142,500 New
29. 2018-08-22
    soldstatus $19,754,800
30. 2013-05-02
    soldstatus $22,775,000
31. 2000-04-04
    soldstatus $102,000
32. 1986-09-16
    soldstatus $65,000

ⓘ 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: $3,041 · $253/mo
• Projected year-2 tax: $3,041 · $253/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 4/10 Moderate FEMA zone X (unshaded) · 20% 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: $25,060
• − Mortgage interest: −$17,365
• − Property taxes: −$3,041
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,005
• − Management: −$2,005
• − Depreciation: −$9,018
• Taxable loss: −$9,924
• Est. tax savings @ 24.0%: +$2,382
• After-tax cash flow: $-1,920/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

+376.9% since first listed

20 events — show timeline

• 2026-05-07 Listed $310,000 FMLS
• 2026-05-07 Listed $310,000 GAMLS
• 2026-04-24 Listing Removed — FMLS
• 2026-04-24 Listing Removed — GAMLS
• 2026-03-17 Price Changed $328,000 GAMLS
• 2026-03-17 Price Changed $328,000 FMLS
• 2025-10-29 Listed $330,000 FMLS
• 2025-10-29 Listed $330,000 GAMLS
• 2020-10-15 Sold (Public Records) $137,000 Public Records
• 2020-10-13 Sold (MLS) $137,000 GAMLS
• 2020-10-13 Sold (MLS) $137,000 FMLS
• 2020-09-11 Pending — GAMLS
• 2020-09-11 Pending — FMLS
• 2020-09-04 Relisted — FMLS
• 2020-08-14 Listed $142,500 GAMLS
• 2020-08-14 Listed $142,500 FMLS
• 2018-08-22 Sold (Public Records) $19,754,800 Public Records
• 2013-05-02 Sold (Public Records) $22,775,000 Public Records
• 2000-04-04 Sold (Public Records) $102,000 Public Records
• 1986-09-16 Sold (Public Records) $65,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $3,041 · -12.4% YoY. Source: county tax records.