1401 Washington Rd · East Point, GA 30344

$189,000

3 bd · 1.0 ba · 1,450 sqft · SingleFamily public records · 97 Days on market

Built 1940 9,748 sqft lot Est $297k · 36% 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 +21.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• Schools +4.5/10.0
• 1% rule +4.4/10.0
• 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

Welcome to 1401 Washington Rd, nestled in the heart of Atlanta's dynamic 30344 area. Built in 1940 and resting on a uniquely generous lot, this single-story residence offers roughly 1,450 sq ft of living space with 3 bedrooms and 1 full bathroom, all ready for your renovation. Inside, you'll find a warm, inviting layout, hardwood floors and newer systems. The kitchen has nice cabinets from a previous remodel and three well-proportioned bedrooms provide flexible options for a home office, guest room or creative space. Outside, the oversized, level, fenced yard offers ample space for outdoor relaxation, gardening or future expansions to match your lifestyle. Situated in the vibrant East Point area, this home benefits from close proximity to convenient transit options, nearby shopping, minutes to Hartsfield Jackson Airport and the evolving energy of the rapidly transitioning area. Don't miss your chance - secure your general contractor and schedule a viewing today.

Key facts

• 9,748 sq ft lot
• Parking
• Built 1940

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (6.1% below list).
• Recommended offer: $172k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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+, 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: 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 18% 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); 293 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 31% 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 $1k of loan paydown is wiped out by about $6k 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 97 days — a 9% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 25% 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 $171,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 0.94% ✗
• Cap rate: 8.18%
• Cash-on-cash: 6.72%
• DSCR: 1.30
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $297,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1759 Thompson Ave	0.69mi	3/1.0	1,420 (-2%)	1mo	$306,000	$215	64
2926 Randall St	0.10mi	3/3.0	1,546 (+7%)	18mo	$283,000	$183	62
1251 Bell Ave	0.37mi	3/1.5	1,530 (+6%)	14mo	$135,000	$88	60
2669 Jefferson Terrace Ter	0.60mi	2/1.0 (-1)	1,456 (+0%)	12mo	$275,000	$189	57
1530 Vesta Ave	0.69mi	3/2.0	1,439 (-1%)	18mo	$449,900	$313	47
1325 East Forrest Ave	0.46mi	3/1.5	1,269 (-12%)	13mo	$260,500	$205	45
1291 Eubanks Ave	0.74mi	3/2.0	1,302 (-10%)	1mo	$345,000	$265	44
3028 E Point St	0.57mi	3/2.0	1,316 (-9%)	14mo	$285,000	$217	42
1041 Washington Rd	0.66mi	4/2.0 (+1)	1,484 (+2%)	19mo	$210,000	$142	40
2849 Blount St	0.68mi	4/2.0 (+1)	1,515 (+4%)	18mo	$185,000	$122	37
3045 Church St	0.70mi	2/1.0 (-1)	1,264 (-13%)	10mo	$105,000	$83	33
2665 Jefferson Ter	0.60mi	2/2.0 (-1)	1,280 (-12%)	13mo	$325,000	$254	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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-14,737
• Equity at exit: $28,181

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-416
• Equity at exit: $16,341

Cash invested: $52,920 (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: 293
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,775 high
• Mortgage (P&I): −$991
• Tax from tax record: −$36 /mo · $433/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $297

Break-even live

Break-even rent $1,400

Max offer price $189,000

Occupancy floor 78%

Sensitivity live

Price	-10% $404	-5% $350	+0% $297	+5% $243	+10% $190
Rent	-10% $156	-5% $226	+0% $297	+5% $367	+10% $437
Rate	-1.0pp $392	-0.5pp $345	base $297	+0.5pp $248	+1.0pp $198

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2894 Randall St Atlanta, GA	4.0	2.0	1225	$1,850	$1.51	44d	1	0.10mi
1347 Washington Rd Unit A East Point, GA	2.0	1.0	1250	$1,049	$0.84	44d	1	0.12mi
1329 Washington Rd Atlanta, GA	4.0	2.0	1600	$2,250	$1.41	44d	1	0.15mi
1377 Pine Ave Atlanta, GA	3.0	2.0	1100	$1,675	$1.52	23d	1	0.19mi
1493 Ashley Way Atlanta, GA	3.0	2.5	1646	$1,900	$1.15	44d	1	0.30mi
1244 Calhoun Ave Atlanta, GA	3.0	1.5	1072	$1,673	$1.56	44d	1	0.37mi
1100 Washington Cir Atlanta, GA	1.0–4.0	1.0–1.5	1000	$1,617	$1.62	4d	1	0.39mi
2710 Winburn Ter Atlanta, GA	3.0	2.0	1500	$1,800	$1.20	44d	1	0.48mi
1354 Winburn Dr Atlanta, GA	2.0	1.0	1089	$1,750	$1.61	25d	1	0.54mi
1354 Winburn Dr Atlanta, GA	3.0	1.0	1000	$1,850	$1.85	6d	1	0.54mi
1344 Winburn Dr Atlanta, GA	3.0	2.0	1388	$2,100	$1.51	25d	1	0.54mi
1656 Ware Ave Atlanta, GA	3.0	2.0	1866	$2,150	$1.15	44d	1	0.63mi
2627 N Church St East Point, GA	2.0–3.0	1.0–2.0	1020	$1,375	$1.35	23d	2	0.64mi
2874 Cheney St Atlanta, GA	2.0	1.0	900	$1,300	$1.44	44d	1	0.64mi
3276 Elm St Atlanta, GA	3.0	1.0	1250	$1,685	$1.35	3d	1	0.68mi
1366 Bryan Ave Unit A Atlanta, GA	2.0	1.5	1181	$1,600	$1.35	44d	1	0.73mi
2748 Blount St Atlanta, GA	3.0	1.0	1068	$1,850	$1.73	44d	1	0.74mi
2874 Blount St Atlanta, GA	3.0	1.0	1190	$1,750	$1.47	6d	1	0.74mi
3296 Myrtle St Atlanta, GA	4.0	2.0	1452	$2,275	$1.57	44d	1	0.77mi
2663 Blount St Atlanta, GA	3.0	2.0	1168	$1,650	$1.41	0d	1	0.79mi
2663 Blount St Atlanta, GA	3.0	2.0	1168	$1,650	$1.41	18d	1	0.79mi
3045 Semmes St Atlanta, GA	2.0	1.5	1000	$1,400	$1.40	44d	3	0.79mi
1455 Bryan Ave Unit B Atlanta, GA	2.0	1.0	1482	$1,300	$0.88	25d	1	0.80mi
1742 Ware Ave Atlanta, GA	2.0	1.0	916	$1,300	$1.42	25d	1	0.80mi
2626 Blount St Atlanta, GA	2.0	1.0	1314	$1,460	$1.11	25d	1	0.87mi
3181 Church St Unit A Atlanta, GA	2.0	2.0	1646	$1,750	$1.06	0d	1	0.87mi
3181 Church St Unit A Atlanta, GA	2.0	2.0	1646	$1,750	$1.06	23d	1	0.87mi
2636 Acadia St Atlanta, GA	3.0	2.0	1300	$1,800	$1.38	25d	1	0.89mi
2801 Palm Dr Atlanta, GA	3.0	1.0	1064	$1,550	$1.46	13d	1	0.89mi
2952 Palm Dr Atlanta, GA	3.0	2.0	1120	$1,875	$1.67	6d	1	0.89mi
2932 Palm Dr Atlanta, GA	3.0	2.5	1589	$3,200	$2.01	5d	1	0.89mi
2730 Pearl St Unit 1 East Point, GA	2.0	1.0	910	$1,175	$1.29	44d	1	0.91mi
1827 Dunlap Ave Atlanta, GA	3.0	2.0	1250	$3,200	$2.56	44d	1	0.92mi
1809 Vesta Ave Atlanta, GA	2.0	1.0	1768	$2,900	$1.64	44d	1	0.93mi
1863 Phillips Ave Atlanta, GA	3.0	2.5	1470	$2,115	$1.44	12d	1	0.94mi
1836 Dunlap Ave Apt 90 Atlanta, GA	2.0	1.5	1030	$1,150	$1.12	25d	1	0.95mi
3241 Turner St Unit 1 East Point, GA	2.0	1.5	1200	$1,295	$1.08	44d	1	0.97mi
1845 Vesta Ave Atlanta, GA	3.0	2.0	1581	$2,128	$1.35	25d	1	0.99mi
1818 Vesta Ave Atlanta, GA	1.0–2.0	1.0	811	$1,450	$1.79	44d	5	1.00mi
1875 Dunlap Ave Atlanta, GA	2.0	1.0	1650	$1,875	$1.14	44d	1	1.00mi

Listing history 4 events

1. 2026-02-16
   status Pending

   Show marketing remark (983 chars)

   Welcome to 1401 Washington Rd, nestled in the heart of Atlanta's dynamic 30344 area. Built in 1940 and resting on a uniquely generous lot, this single-story residence offers roughly 1,450 sq ft of living space with 3 bedrooms and 1 full bathroom, all ready for your renovation. Inside, you'll find a warm, inviting layout, hardwood floors and newer systems. The kitchen has nice cabinets from a previous remodel and three well-proportioned bedrooms provide flexible options for a home office, guest room or creative space. Outside, the oversized, level, fenced yard offers ample space for outdoor relaxation, gardening or future expansions to match your lifestyle. Situated in the vibrant East Point area, this home benefits from close proximity to convenient transit options, nearby shopping, minutes to Hartsfield Jackson Airport and the evolving energy of the rapidly transitioning area. Don't miss your chance - secure your general contractor and schedule a viewing today.

2. 2026-02-16
   status Under Contract 983-char remark

   Show marketing remark (983 chars)

   Welcome to 1401 Washington Rd, nestled in the heart of Atlanta's dynamic 30344 area. Built in 1940 and resting on a uniquely generous lot, this single-story residence offers roughly 1,450 sq ft of living space with 3 bedrooms and 1 full bathroom, all ready for your renovation. Inside, you'll find a warm, inviting layout, hardwood floors and newer systems. The kitchen has nice cabinets from a previous remodel and three well-proportioned bedrooms provide flexible options for a home office, guest room or creative space. Outside, the oversized, level, fenced yard offers ample space for outdoor relaxation, gardening or future expansions to match your lifestyle. Situated in the vibrant East Point area, this home benefits from close proximity to convenient transit options, nearby shopping, minutes to Hartsfield Jackson Airport and the evolving energy of the rapidly transitioning area. Don't miss your chance - secure your general contractor and schedule a viewing today.

3. 2025-11-11
   listed $189,000 Active

   Show marketing remark (983 chars)

   Welcome to 1401 Washington Rd, nestled in the heart of Atlanta's dynamic 30344 area. Built in 1940 and resting on a uniquely generous lot, this single-story residence offers roughly 1,450 sq ft of living space with 3 bedrooms and 1 full bathroom, all ready for your renovation. Inside, you'll find a warm, inviting layout, hardwood floors and newer systems. The kitchen has nice cabinets from a previous remodel and three well-proportioned bedrooms provide flexible options for a home office, guest room or creative space. Outside, the oversized, level, fenced yard offers ample space for outdoor relaxation, gardening or future expansions to match your lifestyle. Situated in the vibrant East Point area, this home benefits from close proximity to convenient transit options, nearby shopping, minutes to Hartsfield Jackson Airport and the evolving energy of the rapidly transitioning area. Don't miss your chance - secure your general contractor and schedule a viewing today.

4. 2025-11-11
   listed $189,000 New 983-char remark

   Show marketing remark (983 chars)

   Welcome to 1401 Washington Rd, nestled in the heart of Atlanta's dynamic 30344 area. Built in 1940 and resting on a uniquely generous lot, this single-story residence offers roughly 1,450 sq ft of living space with 3 bedrooms and 1 full bathroom, all ready for your renovation. Inside, you'll find a warm, inviting layout, hardwood floors and newer systems. The kitchen has nice cabinets from a previous remodel and three well-proportioned bedrooms provide flexible options for a home office, guest room or creative space. Outside, the oversized, level, fenced yard offers ample space for outdoor relaxation, gardening or future expansions to match your lifestyle. Situated in the vibrant East Point area, this home benefits from close proximity to convenient transit options, nearby shopping, minutes to Hartsfield Jackson Airport and the evolving energy of the rapidly transitioning area. Don't miss your chance - secure your general contractor and schedule a viewing today.

ⓘ 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: $433 · $36/mo
• Projected year-2 tax: $1,739 · $145/mo
• Expected delta: +$1,306/yr (+$109/mo · 301.7%)

ⓘ 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 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $21,303
• − Mortgage interest: −$10,587
• − Property taxes: −$433
• − Insurance: −$945
• − Repairs & maintenance: −$1,704
• − Management: −$1,704
• − Depreciation: −$5,498
• Taxable income: $432
• Est. tax owed @ 24.0%: −$104
• After-tax cash flow: $3,455/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

+0.0% since first listed

4 events — show timeline

• 2026-02-16 Pending — FMLS
• 2026-02-16 Pending — GAMLS
• 2025-11-11 Listed $189,000 GAMLS
• 2025-11-11 Listed $189,000 FMLS

Property tax history

-5.1%/yr

Latest (2025): $433 · +3.9% YoY. Source: county tax records.