333 Eastside Dr #24 · Antioch, GA 31808

$264,900

2 bd · 2.0 ba · 1,096 sqft · MultiFamily public records · 94 Days on market

Built 1986 $242/sqft · 11% above area Est $250k · 6% over

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +4.9/15.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Nestled within the gated Backwaters lakeside community, this stunning FULLY FURNISHED 3-bedroom, 2-bath condo offers the perfect blend of resort-style amenities and everyday comfort. Freshly painted and filled with natural light, the open-concept living area features soaring vaulted ceilings and a cozy fireplace. Elegant plantation shutters and premium hard-surface flooring throughout create an upscale, maintenance-free lifestyle. The gourmet kitchen, outfitted with sleek granite countertops, is ideal for entertaining. Step outside to enjoy meals or your morning coffee on the private, peaceful porch. Just beyond your door, the community offers a wealth of high-end amenities: a lakeside pool with a bar area, hot tub, tennis and pickleball courts, a waterfront pavilion with grills and seating, a convenient boat launch, fire pit, and beach volleyball—everything you need for effortless lakeside enjoyment. Exterior maintenance is included, and HOA fees are low, making for truly hassle-free living. Best of all, this condo includes a designated private boat slip! And with a local restaurant just a short walk away, dining out fits seamlessly into the relaxed, lakefront lifestyle. Whether you're unwinding at home or enjoying the community's extensive offerings, this lakeside retreat delivers an exceptional living experience. This is the best value currently available on the lake—don't miss out!

Key facts

• Cozy fireplace
• Listed 94 days

Tags

• FULLY FURNISHED CONDO
• OPEN-CONCEPT LIVING AREA
• SOARING VAULTED CEILINGS
• COZY FIREPLACE
• ELEGANT PLANTATION SHUTTERS
• PREMIUM HARD-SURFACE FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $265k.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $265k).
• Recommended offer: $241k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.1% vs local median 2.3% in Antioch — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Harris County (rural): math 41% / reading 43% proficiency, ranked #27 of 174 in GA (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 185 active listings in the ZIP; 189 units permitted in Harris County in 2024 (0 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 $8k of value loss. Plan a longer hold.
• Harris County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $74k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $224k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $241,059 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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 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: 1.98% ✓
• Cap rate: 17.10%
• Cash-on-cash: 38.61%
• DSCR: 2.72
• GRM: 4.2

CMA / ARV

• ARV (median comp): $250,215
• List price: $264,900
• Delta: 5.87%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 34.8%
• Equity multiple: 2.47×
• Total profit: $109,102
• Equity at exit: $39,497

10-year hold

• IRR: 41.6%
• Equity multiple: 4.92×
• Total profit: $290,846
• Equity at exit: $22,904

Cash invested: $74,172 (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 31808

• Home prices YoY: -24.8%
• Active inventory: 185
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $5,236 medium
• Mortgage (P&I): −$1,389
• Tax from tax record: −$250 /mo · $3,005/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,100
• Net cashflow: $2,387

Break-even live

Break-even rent $2,215

Max offer price $264,900

Occupancy floor 49%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	2	$5,235
Total (3 units)			$5,236

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-18
   status Pending 1420-char remark

   Show marketing remark (1420 chars)

   Nestled within the gated Backwaters lakeside community, this stunning FULLY FURNISHED 3-bedroom, 2-bath condo offers the perfect blend of resort-style amenities and everyday comfort. Freshly painted and filled with natural light, the open-concept living area features soaring vaulted ceilings and a cozy fireplace. Elegant plantation shutters and premium hard-surface flooring throughout create an upscale, maintenance-free lifestyle. The gourmet kitchen, outfitted with sleek granite countertops, is ideal for entertaining. Step outside to enjoy meals or your morning coffee on the private, peaceful porch. Just beyond your door, the community offers a wealth of high-end amenities: a lakeside pool with a bar area, hot tub, tennis and pickleball courts, a waterfront pavilion with grills and seating, a convenient boat launch, fire pit, and beach volleyball—everything you need for effortless lakeside enjoyment. Exterior maintenance is included, and HOA fees are low, making for truly hassle-free living. Best of all, this condo includes a designated private boat slip! And with a local restaurant just a short walk away, dining out fits seamlessly into the relaxed, lakefront lifestyle. Whether you're unwinding at home or enjoying the community's extensive offerings, this lakeside retreat delivers an exceptional living experience. This is the best value currently available on the lake—don't miss out!

2. 2026-02-13
   listed $264,900 Active 1420-char remark

   Show marketing remark (1420 chars)

   Nestled within the gated Backwaters lakeside community, this stunning FULLY FURNISHED 3-bedroom, 2-bath condo offers the perfect blend of resort-style amenities and everyday comfort. Freshly painted and filled with natural light, the open-concept living area features soaring vaulted ceilings and a cozy fireplace. Elegant plantation shutters and premium hard-surface flooring throughout create an upscale, maintenance-free lifestyle. The gourmet kitchen, outfitted with sleek granite countertops, is ideal for entertaining. Step outside to enjoy meals or your morning coffee on the private, peaceful porch. Just beyond your door, the community offers a wealth of high-end amenities: a lakeside pool with a bar area, hot tub, tennis and pickleball courts, a waterfront pavilion with grills and seating, a convenient boat launch, fire pit, and beach volleyball—everything you need for effortless lakeside enjoyment. Exterior maintenance is included, and HOA fees are low, making for truly hassle-free living. Best of all, this condo includes a designated private boat slip! And with a local restaurant just a short walk away, dining out fits seamlessly into the relaxed, lakefront lifestyle. Whether you're unwinding at home or enjoying the community's extensive offerings, this lakeside retreat delivers an exceptional living experience. This is the best value currently available on the lake—don't miss out!

3. 2025-09-29
   price $264,900
4. 2025-07-22
   price $274,900
5. 2025-06-30
   price $284,900
6. 2022-04-19
   soldstatus $224,000
7. 2022-04-18
   soldstatus $224,000
8. 2022-03-21
   listed $222,000
9. 2012-09-24
   soldstatus $156,000

ⓘ 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: $3,005 · $250/mo
• Projected year-2 tax: $3,005 · $250/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 5/10 Major FEMA zone X (unshaded) · 33% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $62,832
• − Mortgage interest: −$14,839
• − Property taxes: −$3,005
• − Insurance: −$1,324
• − Repairs & maintenance: −$5,027
• − Management: −$5,027
• − Depreciation: −$7,706
• Taxable income: $25,905
• Est. tax owed @ 24.0%: −$6,217
• After-tax cash flow: $22,421/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: Harris County
• NCES district ID: 1302700
• Math proficiency: 41% ▼ -10.00%
• Reading proficiency: 43% ▼ -9.00%
• Median HH income: $66,705
• Composite: 37.75/100
• National rank: #4350
• State rank: #27 of 174 in GA

Livability — Antioch

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Antioch, GA
• Population (ZIP): 8,888

Population outlook (Harris County) Hauer SSP2

• Today (2025): 35,683 people
• By 2030: 36,673 · +2.8%
• By 2040: 38,038 · +6.6%
• By 2050: 38,782 · +8.7%
• By 2075: 41,279 · +15.7%
• By 2100: 41,103 · +15.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 16% Asian 6% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Italian 3% Lithuanian 1% Portuguese 1%
• Foreign-born: 4% · South Korea, Canada
• Languages at home: 89% English-only · Spanish 4% Other Indo-European 3% Other Asian/Pacific 1%

Political lean MEDSL · Harris

• 2024 margin: Solid R (+46.1) · D 26.7% · R 72.8%
• 2008→2024 swing: -2.8pp toward R · 2008: -43.4pp · 2024: -46.1pp
• All cycles: 2024: R+46.1 2020: R+44.3 2016: R+47.9 2012: R+45.6 2008: R+43.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.54%
• Current HPI: 171.9072
• Rent YoY: —
• Metro: —
• 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

+69.8% since first listed

9 events — show timeline

• 2026-05-18 Pending — CBOR
• 2026-02-13 Listed $264,900 CBOR
• 2025-09-29 Price Changed $264,900 CBOR
• 2025-07-22 Price Changed $274,900 CBOR
• 2025-06-30 Price Changed $284,900 CBOR
• 2022-04-19 Sold (Public Records) $224,000 Public Records
• 2022-04-18 Sold (MLS) $224,000 CBOR
• 2022-03-21 Listed $222,000 CBOR
• 2012-09-24 Sold (Public Records) $156,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $3,005 · +14.7% YoY. Source: county tax records.