2720 Randall St · East Point, GA 30344

$169,900

4 bd · 2.0 ba · 1,093 sqft · SingleFamily public records · 278 Days on market

Built 1940 8,947 sqft lot $155/sqft · 31% below area Est $314k · 46% under

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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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.2/10.0
• Schools +4.5/10.0
• 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

Calling All Investors! Income Producing Property. Whether you want to Hold and Rent or Renovate/ Flip, this 3(Possibly 4)/2 is the perfect property. Original Hardwood Floors throughout. New Water Heater, New Furnace, New Gutters Multiple Windows replaced. Close to Downtown East Point, I85 and More. Investor Owned No Seller's Property Disclosure, buyer has right to inspect. East Point Housing Authority Tenant In Place and Month to Month paying $1242 a month.

Key facts

• New furnace
• New water heater
• New gutters

Tags

• ORIGINAL HARDWOOD FLOORS
• NEW WATER HEATER
• NEW FURNACE
• NEW GUTTERS
• MULTIPLE WINDOWS REPLACED
• CLOSE TO DOWNTOWN EAST POINT

🏷️ Possibly a rental listed for sale. The $169,900 price doesn't fit this home's estimated sale value (~$313,937) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $400 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 33% 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 $5k 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 278 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y ago; this cycle's ask has dropped $55k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $149,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 278 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.12% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.09%
• DSCR: 1.45
• GRM: 7.5

CMA / ARV

• ARV (median comp): $313,937
• List price: $169,900
• Delta: -45.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2463 Jewel St	0.65mi	3/1.0 (-1)	1,014 (-7%)	0mo	$274,900	$271	48
1357 Holcomb Ave	0.48mi	4/2.0	1,204 (+10%)	20mo	$210,000	$174	44
1244 Calhoun Ave	0.58mi	3/1.5 (-1)	1,072 (-2%)	24mo	$230,000	$215	43
1020 Cedar Ave	0.65mi	3/1.5 (-1)	1,104 (+1%)	23mo	$225,000	$204	42
2877 Blount St	0.69mi	3/1.0 (-1)	1,164 (+6%)	9mo	$105,000	$90	40
2331 Newnan St	0.74mi	3/1.0 (-1)	1,007 (-8%)	16mo	$245,000	$243	30

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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-5,158
• Equity at exit: $25,333

10-year hold

• IRR: 4.9%
• Equity multiple: 1.34×
• Total profit: $15,964
• Equity at exit: $14,690

Cash invested: $47,572 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,895 high
• Mortgage (P&I): −$891
• Tax from tax record: −$135 /mo · $1,621/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $400

Break-even live

Break-even rent $1,388

Max offer price $169,900

Occupancy floor 74%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1377 Pine Ave Atlanta, GA	3.0	2.0	1100	$1,675	$1.52	22d	1	0.17mi
1344 Winburn Dr Atlanta, GA	3.0	2.0	1388	$2,100	$1.51	24d	1	0.18mi
1354 Winburn Dr Atlanta, GA	3.0	1.0	1000	$1,850	$1.85	5d	1	0.18mi
2710 Winburn Ter Atlanta, GA	3.0	2.0	1500	$1,800	$1.20	43d	1	0.20mi
2894 Randall St Atlanta, GA	4.0	2.0	1225	$1,850	$1.51	43d	1	0.33mi
1100 Washington Cir Atlanta, GA	1.0–4.0	1.0–1.5	1000	$1,900	$1.90	3d	1	0.47mi
2627 N Church St East Point, GA	2.0–3.0	1.0–2.0	1020	$1,375	$1.35	22d	2	0.50mi
2663 Blount St Atlanta, GA	3.0	2.0	1168	$1,650	$1.41	17d	1	0.54mi
2748 Blount St Atlanta, GA	3.0	1.0	1068	$1,850	$1.73	43d	1	0.57mi
1244 Calhoun Ave Atlanta, GA	3.0	1.5	1072	$1,673	$1.56	43d	1	0.57mi
2636 Acadia St Atlanta, GA	3.0	2.0	1300	$1,800	$1.38	24d	1	0.64mi
2874 Blount St Atlanta, GA	3.0	1.0	1190	$1,750	$1.47	5d	1	0.69mi
2801 Palm Dr Atlanta, GA	3.0	1.0	1064	$1,550	$1.46	12d	1	0.77mi
2952 Palm Dr Atlanta, GA	3.0	2.0	1120	$1,875	$1.67	5d	1	0.89mi
2481 Semmes St Atlanta, GA	3.0	1.0	1500	$1,850	$1.23	43d	1	0.96mi
3276 Elm St Atlanta, GA	3.0	1.0	1250	$1,685	$1.35	1d	1	1.04mi
1932 Montrose Dr Atlanta, GA	3.0	1.0	1200	$1,750	$1.46	18d	1	1.10mi
3296 Myrtle St Atlanta, GA	4.0	2.0	1452	$2,275	$1.57	43d	1	1.13mi
1863 Phillips Ave Atlanta, GA	3.0	2.5	1470	$2,115	$1.44	11d	1	1.22mi
1827 Dunlap Ave Atlanta, GA	3.0	2.0	1250	$3,200	$2.56	43d	1	1.22mi
1361 McClelland Ave Atlanta, GA	3.0	1.0	1468	$1,500	$1.02	24d	1	1.23mi
1903 Chattahoochee Pl Atlanta, GA	3.0	2.0	1333	$1,850	$1.39	12d	1	1.23mi
751 Yale Pl SW Atlanta, GA	3.0	2.0	1230	$1,499	$1.22	24d	1	1.35mi
745 Yale Pl SW Atlanta, GA	3.0	1.0	1048	$2,200	$2.10	24d	1	1.36mi
3100 Larose St Atlanta, GA	3.0	1.0	1121	$1,600	$1.43	43d	1	1.41mi
3162 Oakdale Rd Atlanta, GA	3.0	1.0	1040	$3,200	$3.08	43d	1	1.44mi
1060 Regent St SW Atlanta, GA	3.0	2.0	1390	$2,500	$1.80	24d	1	1.45mi

Listing history 33 events

1. 2026-05-31
   days on market $169,900 Active 278 DOM
2. 2026-02-20
   price $169,900 461-char remark

   Show marketing remark (461 chars)

   Calling All Investors! Income Producing Property. Whether you want to Hold and Rent or Renovate/ Flip, this 3(Possibly 4)/2 is the perfect property. Original Hardwood Floors throughout. New Water Heater, New Furnace, New Gutters Multiple Windows replaced. Close to Downtown East Point, I85 and More. Investor Owned No Seller's Property Disclosure, buyer has right to inspect. East Point Housing Authority Tenant In Place and Month to Month paying $1242 a month.

3. 2026-02-20
   price $169,900 461-char remark

   Show marketing remark (461 chars)

   Calling All Investors! Income Producing Property. Whether you want to Hold and Rent or Renovate/ Flip, this 3(Possibly 4)/2 is the perfect property. Original Hardwood Floors throughout. New Water Heater, New Furnace, New Gutters Multiple Windows replaced. Close to Downtown East Point, I85 and More. Investor Owned No Seller's Property Disclosure, buyer has right to inspect. East Point Housing Authority Tenant In Place and Month to Month paying $1242 a month.

4. 2025-10-17
   price $179,900 461-char remark

   Show marketing remark (461 chars)

   Calling All Investors! Income Producing Property. Whether you want to Hold and Rent or Renovate/ Flip, this 3(Possibly 4)/2 is the perfect property. Original Hardwood Floors throughout. New Water Heater, New Furnace, New Gutters Multiple Windows replaced. Close to Downtown East Point, I85 and More. Investor Owned No Seller's Property Disclosure, buyer has right to inspect. East Point Housing Authority Tenant In Place and Month to Month paying $1242 a month.

5. 2025-10-17
   price $179,900 461-char remark

   Show marketing remark (461 chars)

   Calling All Investors! Income Producing Property. Whether you want to Hold and Rent or Renovate/ Flip, this 3(Possibly 4)/2 is the perfect property. Original Hardwood Floors throughout. New Water Heater, New Furnace, New Gutters Multiple Windows replaced. Close to Downtown East Point, I85 and More. Investor Owned No Seller's Property Disclosure, buyer has right to inspect. East Point Housing Authority Tenant In Place and Month to Month paying $1242 a month.

6. 2025-09-18
   price $195,000 461-char remark

   Show marketing remark (461 chars)

   Calling All Investors! Income Producing Property. Whether you want to Hold and Rent or Renovate/ Flip, this 3(Possibly 4)/2 is the perfect property. Original Hardwood Floors throughout. New Water Heater, New Furnace, New Gutters Multiple Windows replaced. Close to Downtown East Point, I85 and More. Investor Owned No Seller's Property Disclosure, buyer has right to inspect. East Point Housing Authority Tenant In Place and Month to Month paying $1242 a month.

7. 2025-09-18
   price $195,000 461-char remark

   Show marketing remark (461 chars)

   Calling All Investors! Income Producing Property. Whether you want to Hold and Rent or Renovate/ Flip, this 3(Possibly 4)/2 is the perfect property. Original Hardwood Floors throughout. New Water Heater, New Furnace, New Gutters Multiple Windows replaced. Close to Downtown East Point, I85 and More. Investor Owned No Seller's Property Disclosure, buyer has right to inspect. East Point Housing Authority Tenant In Place and Month to Month paying $1242 a month.

8. 2025-08-26
   listed $225,000 New 461-char remark

   Show marketing remark (461 chars)

   Calling All Investors! Income Producing Property. Whether you want to Hold and Rent or Renovate/ Flip, this 3(Possibly 4)/2 is the perfect property. Original Hardwood Floors throughout. New Water Heater, New Furnace, New Gutters Multiple Windows replaced. Close to Downtown East Point, I85 and More. Investor Owned No Seller's Property Disclosure, buyer has right to inspect. East Point Housing Authority Tenant In Place and Month to Month paying $1242 a month.

9. 2025-08-26
   listed $225,000 Active 461-char remark

   Show marketing remark (461 chars)

   Calling All Investors! Income Producing Property. Whether you want to Hold and Rent or Renovate/ Flip, this 3(Possibly 4)/2 is the perfect property. Original Hardwood Floors throughout. New Water Heater, New Furnace, New Gutters Multiple Windows replaced. Close to Downtown East Point, I85 and More. Investor Owned No Seller's Property Disclosure, buyer has right to inspect. East Point Housing Authority Tenant In Place and Month to Month paying $1242 a month.

10. 2022-07-13
    soldstatus $162,500
11. 2022-07-08
    soldstatus $162,500 Sold
12. 2022-07-08
    soldstatus $162,500 Closed
13. 2022-06-24
    status Pending
14. 2022-06-23
    status Under Contract
15. 2022-06-23
    status Pending
16. 2022-06-09
    listed $175,000 New
17. 2022-06-09
    listed $175,000 Active
18. 2016-12-02
    historical
19. 2016-12-02
    historical
20. 2016-07-19
    price $119,000
21. 2016-07-19
    price $119,000
22. 2016-07-05
    price $105,000
23. 2016-07-05
    price $105,000
24. 2016-04-26
    price $119,000
25. 2016-04-26
    price $119,000
26. 2016-02-23
    listed $98,500 Active
27. 2016-02-19
    listed $98,500 New
28. 2008-09-05
    soldstatus $47,900
29. 2008-03-27
    listed $47,900
30. 2007-04-19
    soldstatus $152,000
31. 2003-10-20
    soldstatus $125,000
32. 1998-09-01
    soldstatus $9,200
33. 1991-10-12
    soldstatus $22,600

ⓘ 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: $1,621 · $135/mo
• Projected year-2 tax: $1,621 · $135/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) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 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: $22,740
• − Mortgage interest: −$9,517
• − Property taxes: −$1,621
• − Insurance: −$850
• − Repairs & maintenance: −$1,819
• − Management: −$1,819
• − Depreciation: −$4,943
• Taxable income: $2,171
• Est. tax owed @ 24.0%: −$521
• After-tax cash flow: $4,281/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

+651.8% since first listed

32 events — show timeline

• 2026-02-20 Price Changed $169,900 FMLS
• 2026-02-20 Price Changed $169,900 GAMLS
• 2025-10-17 Price Changed $179,900 FMLS
• 2025-10-17 Price Changed $179,900 GAMLS
• 2025-09-18 Price Changed $195,000 GAMLS
• 2025-09-18 Price Changed $195,000 FMLS
• 2025-08-26 Listed $225,000 FMLS
• 2025-08-26 Listed $225,000 GAMLS
• 2022-07-13 Sold (Public Records) $162,500 Public Records
• 2022-07-08 Sold (MLS) $162,500 FMLS
• 2022-07-08 Sold (MLS) $162,500 GAMLS
• 2022-06-24 Pending — FMLS
• 2022-06-23 Pending — GAMLS
• 2022-06-23 Pending — FMLS
• 2022-06-09 Listed $175,000 FMLS
• 2022-06-09 Listed $175,000 GAMLS
• 2016-12-02 Listing Removed — GAMLS
• 2016-12-02 Listing Removed — FMLS
• 2016-07-19 Price Changed $119,000 GAMLS
• 2016-07-19 Price Changed $119,000 FMLS
• 2016-07-05 Price Changed $105,000 GAMLS
• 2016-07-05 Price Changed $105,000 FMLS
• 2016-04-26 Price Changed $119,000 FMLS
• 2016-04-26 Price Changed $119,000 GAMLS
• 2016-02-23 Listed $98,500 FMLS
• 2016-02-19 Listed $98,500 GAMLS
• 2008-09-05 Sold (MLS) $47,900 FMLS
• 2008-03-27 Listed $47,900 FMLS
• 2007-04-19 Sold (Public Records) $152,000 Public Records
• 2003-10-20 Sold (Public Records) $125,000 Public Records
• 1998-09-01 Sold (Public Records) $9,200 Public Records
• 1991-10-12 Sold (Public Records) $22,600 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,621 · +5.6% YoY. Source: county tax records.