1121 Glendale Dr · East Point, GA 30344

$389,000

4 bd · 3.0 ba · 1,653 sqft · MultiFamily public records · 54 Days on market

Built 1950 8,624 sqft lot Est $351k · 11% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Schools +4.5/10.0
• Livability +3.6/5.0
• Rent growth +2.8/5.0
• ARV discount +2.6/15.0
• 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: 3 units. confirmed

Listing remarks MLS

Incredible opportunity to own a versatile triplex in the heart of Jefferson Park! This property currently features two units ready to be leased immediately, offering instant income potential, while the third basement unit boasts tall ceilings and a flexible layout-perfect for renovation into what could become the most desirable unit in the building. Whether you're an investor looking to expand your portfolio or an owner-occupant eager to house hack, this property delivers exceptional upside and flexibility. Live in one unit while generating income from the others, or maximize returns by leasing all three. Ideally located just minutes from Downtown Atlanta and Hartsfield-Jackson Atlanta International Airport, you'll also enjoy close proximity to the vibrant Tri-Cities area-East Point, College Park, and Hapeville-known for its thriving arts scene, eclectic galleries, local breweries, and an ever-growing selection of award-winning restaurants and chef-driven concepts. Don't miss this rare chance to secure a high-potential income property in one of Atlanta's most dynamic and evolving neighborhoods.

Key facts

• 8,624 sq ft lot
• Built 1950
• Listed 54 days

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/2.0-bath units multifamily listed at $389k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive. Per door: $576/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $389k).
• Recommended offer: $377k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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; 37 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 $5,295/mo this rent would consume 93% 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 $3k of loan paydown is wiped out by about $12k 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.
• At projected returns (-3.0% appreciation + 1.4% rent growth), your $109k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($377k) is reasonable based on typical stale-listing flexibility.
• 6 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 $202k; list at $389k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $377,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 1.36% ✓
• Cap rate: 11.62%
• Cash-on-cash: 19.03%
• DSCR: 1.85
• GRM: 6.1

CMA / ARV

• ARV (median comp): $351,132
• List price: $389,000
• Delta: 10.78%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.1%
• Equity multiple: 1.35×
• Total profit: $38,266
• Equity at exit: $58,001

10-year hold

• IRR: 16.9%
• Equity multiple: 2.29×
• Total profit: $140,393
• Equity at exit: $33,634

Cash invested: $108,920 (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: 18.4×

Monthly cashflow live

• Estimated rent: $5,295 medium
• Mortgage (P&I): −$2,040
• Tax from tax record: −$254 /mo · $3,044/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,112
• Net cashflow: $1,727

Break-even live

Break-even rent $3,109

Max offer price $389,000

Occupancy floor 62%

Sensitivity live

Price	-10% $1,948	-5% $1,837	+0% $1,727	+5% $1,617	+10% $1,507
Rent	-10% $1,309	-5% $1,518	+0% $1,727	+5% $1,936	+10% $2,146
Rate	-1.0pp $1,923	-0.5pp $1,826	base $1,727	+0.5pp $1,627	+1.0pp $1,524

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

Units	Beds	Baths	Est. rent
▸ 3× units	4	2	$5,295
Total (3 units)			$5,295

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: $97,250
• Closing costs: $11,670
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2636 Acadia St Atlanta, GA	3.0	2.0	1300	$1,800	$1.38	24d	1	0.40mi
2663 Blount St Atlanta, GA	3.0	2.0	1168	$1,650	$1.41	17d	1	0.41mi
2533 Sylvan Rd Atlanta, GA	3.0	2.0	1692	$1,995	$1.18	24d	1	0.44mi
1344 Winburn Dr Atlanta, GA	3.0	2.0	1388	$2,100	$1.51	24d	1	0.50mi
2710 Winburn Ter Atlanta, GA	3.0	2.0	1500	$1,800	$1.20	44d	1	0.50mi
2748 Blount St Atlanta, GA	3.0	1.0	1068	$1,850	$1.73	44d	1	0.57mi
1352 Elizabeth Ln Atlanta, GA	3.0	2.0	1654	$1,745	$1.06	10d	1	0.59mi
2340 Newnan St Atlanta, GA	4.0	2.0	1598	$775	$0.48	44d	1	0.63mi
2801 Palm Dr Atlanta, GA	3.0	1.0	1064	$1,550	$1.46	13d	1	0.73mi
751 Yale Pl SW Atlanta, GA	3.0	2.0	1230	$1,499	$1.22	24d	1	0.77mi
1377 Pine Ave Atlanta, GA	3.0	2.0	1100	$1,675	$1.52	22d	1	0.79mi
2874 Blount St Atlanta, GA	3.0	1.0	1190	$1,750	$1.47	5d	1	0.81mi
1361 McClelland Ave Atlanta, GA	3.0	1.0	1468	$1,500	$1.02	24d	1	0.86mi
1060 Regent St SW Atlanta, GA	3.0	2.0	1390	$2,500	$1.80	24d	1	0.87mi
1100 Washington Cir Atlanta, GA	1.0–4.0	1.0–1.5	1000	$1,900	$1.90	3d	1	0.88mi
1493 Ashley Way Atlanta, GA	3.0	2.5	1646	$1,900	$1.15	44d	1	0.89mi
1329 Washington Rd Atlanta, GA	4.0	2.0	1600	$2,250	$1.41	44d	1	0.90mi
2627 N Church St East Point, GA	2.0–3.0	1.0–2.0	1020	$1,375	$1.35	22d	2	0.91mi
2894 Randall St Atlanta, GA	4.0	2.0	1225	$1,850	$1.51	44d	1	0.91mi
1026 Astor Ave SW Atlanta, GA	3.0	2.0	1116	$2,500	$2.24	24d	1	0.94mi
2932 Palm Dr Atlanta, GA	3.0	2.5	1589	$3,200	$2.01	5d	1	0.97mi
2952 Palm Dr Atlanta, GA	3.0	2.0	1120	$1,875	$1.67	5d	1	1.00mi
1244 Calhoun Ave Atlanta, GA	3.0	1.5	1072	$1,673	$1.56	44d	1	1.04mi
1656 Ware Ave Atlanta, GA	3.0	2.0	1866	$2,150	$1.15	44d	1	1.06mi
643 Langston Dr SW Atlanta, GA	3.0	2.0	1180	$2,000	$1.69	24d	1	1.08mi
2021 Brewer Blvd SW Atlanta, GA	3.0	2.0	1178	$1,795	$1.52	8d	1	1.11mi
486 Pegg Rd SW Atlanta, GA	4.0	1.5	1750	$2,000	$1.14	24d	1	1.20mi
1005 Birch St SW Atlanta, GA	4.0	2.5	1740	$3,000	$1.72	18d	1	1.25mi
2481 Semmes St Atlanta, GA	3.0	1.0	1500	$1,850	$1.23	44d	1	1.25mi
879 Sylvan Pl SW Atlanta, GA	3.0	2.0	1533	$2,050	$1.34	19d	1	1.28mi
1854 Broadwell St SW Atlanta, GA	3.0	1.0	1148	$1,295	$1.13	22d	1	1.30mi
2000 Rambling Ln Atlanta, GA	1.0–3.0	1.0–2.0	1082	$1,514	$1.40	1d	8	1.37mi
1790 Brewer Blvd SW Atlanta, GA	3.0	2.0	1301	$2,000	$1.54	22d	1	1.44mi
1903 Chattahoochee Pl Atlanta, GA	3.0	2.0	1333	$1,850	$1.39	13d	1	1.44mi
1220 Hawthorne Trl East Point, GA	3.0	2.5	1886	$2,250	$1.19	44d	1	1.45mi
1717 W Taylor Ave Atlanta, GA	3.0	2.5	2100	$1,791	$0.85	13d	1	1.49mi
1917 Connally Dr Atlanta, GA	3.0	2.0	1534	$1,850	$1.21	13d	1	1.50mi

Listing history 21 events

1. 2026-04-02
   listed $389,000 New 1114-char remark

   Show marketing remark (1156 chars)

   Incredible opportunity to own a versatile triplex in the heart of Jefferson Park! This property currently features two units ready to be leased immediately, offering instant income potential, while the third basement unit boasts tall ceilings and a flexible layout—perfect for renovation into what could become the most desirable unit in the building. Whether you're an investor looking to expand your portfolio or an owner-occupant eager to house hack, this property delivers exceptional upside and flexibility. Live in one unit while generating income from the others, or maximize returns by leasing all three. Ideally located just minutes from Downtown Atlanta and Hartsfield-Jackson Atlanta International Airport, you’ll also enjoy close proximity to the vibrant Tri-Cities area—East Point, College Park, and Hapeville—known for its thriving arts scene, eclectic galleries, local breweries, and an ever-growing selection of award-winning restaurants and chef-driven concepts. Don’t miss this rare chance to secure a high-potential income property in one of Atlanta’s most dynamic and evolving neighborhoods.

2. 2026-04-02
   listed $389,000 Active 1156-char remark

   Show marketing remark (1156 chars)

   Incredible opportunity to own a versatile triplex in the heart of Jefferson Park! This property currently features two units ready to be leased immediately, offering instant income potential, while the third basement unit boasts tall ceilings and a flexible layout—perfect for renovation into what could become the most desirable unit in the building. Whether you're an investor looking to expand your portfolio or an owner-occupant eager to house hack, this property delivers exceptional upside and flexibility. Live in one unit while generating income from the others, or maximize returns by leasing all three. Ideally located just minutes from Downtown Atlanta and Hartsfield-Jackson Atlanta International Airport, you’ll also enjoy close proximity to the vibrant Tri-Cities area—East Point, College Park, and Hapeville—known for its thriving arts scene, eclectic galleries, local breweries, and an ever-growing selection of award-winning restaurants and chef-driven concepts. Don’t miss this rare chance to secure a high-potential income property in one of Atlanta’s most dynamic and evolving neighborhoods.

3. 2020-05-01
   soldstatus $202,000
4. 2020-04-30
   soldstatus $202,000 Closed
5. 2020-04-30
   soldstatus $202,000 Sold
6. 2020-04-19
   status Pending
7. 2020-04-14
   status Under Contract
8. 2020-04-14
   historical Active Under Contract
9. 2020-03-28
   status Active
10. 2020-03-27
    status Back on Market
11. 2020-03-21
    status Under Contract
12. 2020-03-21
    historical Active Under Contract
13. 2020-02-19
    listed $249,900 Active
14. 2020-02-19
    listed $249,900 New
15. 2011-05-09
    soldstatus $29,500
16. 2010-12-29
    price $29,850 Reduced
17. 2010-10-20
    price $48,500 Reduced
18. 2010-09-09
    price $69,000 Reduced
19. 2003-10-17
    soldstatus $175,000
20. 1997-08-12
    soldstatus $55,000
21. 1978-09-12
    soldstatus $32,500

ⓘ 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: $3,044 · $254/mo
• Projected year-2 tax: $3,579 · $298/mo
• Expected delta: +$534/yr (+$45/mo · 17.6%)

ⓘ 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 · 17 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: $63,540
• − Mortgage interest: −$21,790
• − Property taxes: −$3,044
• − Insurance: −$1,945
• − Repairs & maintenance: −$5,083
• − Management: −$5,083
• − Depreciation: −$11,316
• Taxable income: $15,278
• Est. tax owed @ 24.0%: −$3,667
• After-tax cash flow: $17,061/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

+1096.9% since first listed

21 events — show timeline

• 2026-04-02 Listed $389,000 FMLS
• 2026-04-02 Listed $389,000 GAMLS
• 2020-05-01 Sold (Public Records) $202,000 Public Records
• 2020-04-30 Sold (MLS) $202,000 GAMLS
• 2020-04-30 Sold (MLS) $202,000 FMLS
• 2020-04-19 Pending — FMLS
• 2020-04-14 Pending — GAMLS
• 2020-04-14 Contingent — FMLS
• 2020-03-28 Relisted — FMLS
• 2020-03-27 Relisted — GAMLS
• 2020-03-21 Pending — GAMLS
• 2020-03-21 Contingent — FMLS
• 2020-02-19 Listed $249,900 GAMLS
• 2020-02-19 Listed $249,900 FMLS
• 2011-05-09 Sold (Public Records) $29,500 Public Records
• 2010-12-29 Price Changed $29,850 GAMLS
• 2010-10-20 Price Changed $48,500 GAMLS
• 2010-09-09 Price Changed $69,000 GAMLS
• 2003-10-17 Sold (Public Records) $175,000 Public Records
• 1997-08-12 Sold (Public Records) $55,000 Public Records
• 1978-09-12 Sold (Public Records) $32,500 Public Records

Property tax history

+3.2%/yr

Latest (2025): $3,044 · -15.4% YoY. Source: county tax records.