1736 Williams Ave · East Point, GA 30344

$249,000

1 bd · 1.0 ba · 403 sqft · MultiFamily public records · 51 Days on market

Built 1940 6,664 sqft lot

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Why this score? — see what drove the F 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 +7.5/15.0
• Schools +4.5/10.0
• Livability +3.6/5.0
• Cash flow +3.0/30.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Calling all investors this is a prime opportunity to actually have a duplex and a one bedroom ADU. 3054 Church Street is a frame bungalow with brick trim. It presently is configured as a 3 bedroom, 2 bath w/kitchen but it has two front doors and three gas meter locations- turning 3054 Church St back to a duplex and a meter for the 1 bedroom, 1 bath, kitchen ADU. Yes there is work to be done but instead of two unit (which are now leased month to month and are occupied) you could have three income producing units. Since both are occupied we must give our tenants a 24 hour notice prior to showing. The transaction also must close with Karen Hairston with the Fryer Law Firm.

Key facts

• One bedroom adu
• Frame bungalow
• Brick trim

Tags

• ONE BEDROOM ADU
• FRAME BUNGALOW
• BRICK TRIM
• THREE GAS METER LOCATIONS
• INCOME PRODUCING UNITS

Property features AI

Finance

• Other: Property listed as having a carriage house/second residence; Directions: From 75/85 South take exit 166 to Main Street south, travel through downtown East Point and turn right on Williams Ave; property is on the corner of Church Street and Williams Ave.
• HOA & community: Community features: Near public transport, near shopping, park, playground, street lights

Exterior

• Parking: Other structures include carriage house (may provide additional parking)
• Utilities: Public water; Public sewer; 110-volt electric; Cable available; Electricity available; Natural gas available; Water and sewer available
• Home design: One-level home; Brick and frame construction; Fixer condition; Fee simple ownership
• Construction: Brick/mortar foundation; Composition/shingle roof
• Exterior features: Front porch; Carriage house / second residence on property; Asphalt road frontage on a state road; Near public transportation, shopping, park, playground and street lights

Interior

• Kitchen: Eat-in kitchen with stained cabinets; Gas range; Refrigerator
• Bedrooms: Three main-level bedrooms; Primary bedroom on the main level
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms; Master bathroom with tub/shower combo
• Heating & cooling: Central heating (natural gas); Cooling: Other
• Interior features: Two decorative fireplaces; Other interior features; No shared/common walls; Crawl space foundation
• Laundry & utility: Laundry located in hall; Gas water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath multifamily listed at $249k.

Deal economics

• At list price, monthly cash flow is $-808 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $106k (57.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (56.2% below list).
• Recommended offer: $106k (57.3% below list) — sets the bar for cash-flow.
• Cap rate 2.4% vs local median 5.1% in East Point — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 11,565 units permitted in Fulton County in 2024 (8,159 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 $7k 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 51 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $47k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $9k; list at $249k implies a 2698% gain — meaningful room to come down on a strong offer.

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 $106,273 (57.3% 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 51 days. Have you received any prior offers? Is the seller open to a 57% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — 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 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: 0.44% ✗
• Cap rate: 2.40%
• Cash-on-cash: -13.91%
• DSCR: 0.38
• GRM: 19.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -44.2%
• Equity multiple: -0.34×
• Total profit: $-93,604
• Equity at exit: $37,127

10-year hold

• IRR: -90.0%
• Equity multiple: -1.22×
• Total profit: $-154,902
• Equity at exit: $21,529

Cash invested: $69,720 (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: 19.0×

Monthly cashflow live

• Estimated rent: $1,091 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$260 /mo · $3,121/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $-808

Break-even live

Break-even rent $2,113

Max offer price $106,273

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-18
   days on market $249,000 Active 51 DOM
2. 2026-06-17
   days on market $249,000 Active 50 DOM
3. 2026-06-16
   days on market $249,000 Active 49 DOM
4. 2026-06-15
   days on market $249,000 Active 48 DOM
5. 2026-06-13
   days on market $249,000 Active 46 DOM
6. 2026-06-09
   days on market $249,000 Active 42 DOM
7. 2026-06-08
   days on market $249,000 Active 41 DOM
8. 2026-06-07
   days on market $249,000 Active 40 DOM
9. 2026-06-04
   days on market $249,000 Active 37 DOM
10. 2026-06-03
    pricedays on market $249,000 Active 36 DOM
11. 2026-06-01
    days on market $296,000 Active 34 DOM
12. 2026-05-31
    days on market $296,000 Active 33 DOM
13. 2026-05-22
    status Back On Market 678-char remark

    Show marketing remark (678 chars)

    Calling all investors this is a prime opportunity to actually have a duplex and a one bedroom ADU. 3054 Church Street is a frame bungalow with brick trim. It presently is configured as a 3 bedroom, 2 bath w/kitchen but it has two front doors and three gas meter locations- turning 3054 Church St back to a duplex and a meter for the 1 bedroom, 1 bath, kitchen ADU. Yes there is work to be done but instead of two unit (which are now leased month to month and are occupied) you could have three income producing units. Since both are occupied we must give our tenants a 24 hour notice prior to showing. The transaction also must close with Karen Hairston with the Fryer Law Firm.

14. 2026-05-22
    status Active

    Show marketing remark (678 chars)

    Calling all investors this is a prime opportunity to actually have a duplex and a one bedroom ADU. 3054 Church Street is a frame bungalow with brick trim. It presently is configured as a 3 bedroom, 2 bath w/kitchen but it has two front doors and three gas meter locations- turning 3054 Church St back to a duplex and a meter for the 1 bedroom, 1 bath, kitchen ADU. Yes there is work to be done but instead of two unit (which are now leased month to month and are occupied) you could have three income producing units. Since both are occupied we must give our tenants a 24 hour notice prior to showing. The transaction also must close with Karen Hairston with the Fryer Law Firm.

15. 2025-12-11
    status Under Contract 678-char remark

    Show marketing remark (678 chars)

    Calling all investors this is a prime opportunity to actually have a duplex and a one bedroom ADU. 3054 Church Street is a frame bungalow with brick trim. It presently is configured as a 3 bedroom, 2 bath w/kitchen but it has two front doors and three gas meter locations- turning 3054 Church St back to a duplex and a meter for the 1 bedroom, 1 bath, kitchen ADU. Yes there is work to be done but instead of two unit (which are now leased month to month and are occupied) you could have three income producing units. Since both are occupied we must give our tenants a 24 hour notice prior to showing. The transaction also must close with Karen Hairston with the Fryer Law Firm.

16. 2025-12-11
    status Pending

    Show marketing remark (678 chars)

    Calling all investors this is a prime opportunity to actually have a duplex and a one bedroom ADU. 3054 Church Street is a frame bungalow with brick trim. It presently is configured as a 3 bedroom, 2 bath w/kitchen but it has two front doors and three gas meter locations- turning 3054 Church St back to a duplex and a meter for the 1 bedroom, 1 bath, kitchen ADU. Yes there is work to be done but instead of two unit (which are now leased month to month and are occupied) you could have three income producing units. Since both are occupied we must give our tenants a 24 hour notice prior to showing. The transaction also must close with Karen Hairston with the Fryer Law Firm.

17. 2025-11-17
    listed $296,000 New 678-char remark

    Show marketing remark (678 chars)

    Calling all investors this is a prime opportunity to actually have a duplex and a one bedroom ADU. 3054 Church Street is a frame bungalow with brick trim. It presently is configured as a 3 bedroom, 2 bath w/kitchen but it has two front doors and three gas meter locations- turning 3054 Church St back to a duplex and a meter for the 1 bedroom, 1 bath, kitchen ADU. Yes there is work to be done but instead of two unit (which are now leased month to month and are occupied) you could have three income producing units. Since both are occupied we must give our tenants a 24 hour notice prior to showing. The transaction also must close with Karen Hairston with the Fryer Law Firm.

18. 2025-11-17
    listed $296,000 Active

    Show marketing remark (678 chars)

    Calling all investors this is a prime opportunity to actually have a duplex and a one bedroom ADU. 3054 Church Street is a frame bungalow with brick trim. It presently is configured as a 3 bedroom, 2 bath w/kitchen but it has two front doors and three gas meter locations- turning 3054 Church St back to a duplex and a meter for the 1 bedroom, 1 bath, kitchen ADU. Yes there is work to be done but instead of two unit (which are now leased month to month and are occupied) you could have three income producing units. Since both are occupied we must give our tenants a 24 hour notice prior to showing. The transaction also must close with Karen Hairston with the Fryer Law Firm.

19. 2024-04-26
    historical $1,000
20. 2024-04-07
    listed $1,000
21. 2024-04-07
    historical $1,000
22. 2024-04-07
    listed $1,000
23. 2010-06-10
    historical 126-char remark

    Show marketing remark (126 chars)

    COZY HOME! GREAT FOR FIRST TIME HOME BUYER - MAKE IT YOUR OWN! HARDWOOD FLOORS! LESS THAN 10 MINUTES FROM DOWNTOWN ATLANTA.

24. 2010-04-05
    soldstatus $8,900
25. 2010-03-26
    soldstatus $8,900 Sold 126-char remark

    Show marketing remark (126 chars)

    COZY HOME! GREAT FOR FIRST TIME HOME BUYER - MAKE IT YOUR OWN! HARDWOOD FLOORS! LESS THAN 10 MINUTES FROM DOWNTOWN ATLANTA.

26. 2010-02-22
    status Pending 126-char remark

    Show marketing remark (126 chars)

    COZY HOME! GREAT FOR FIRST TIME HOME BUYER - MAKE IT YOUR OWN! HARDWOOD FLOORS! LESS THAN 10 MINUTES FROM DOWNTOWN ATLANTA.

27. 2010-02-12
    price $8,900
28. 2010-02-11
    price $8,900 126-char remark

    Show marketing remark (126 chars)

    COZY HOME! GREAT FOR FIRST TIME HOME BUYER - MAKE IT YOUR OWN! HARDWOOD FLOORS! LESS THAN 10 MINUTES FROM DOWNTOWN ATLANTA.

29. 2010-01-26
    price $11,900 Extended
30. 2010-01-24
    price $11,900 126-char remark

    Show marketing remark (126 chars)

    COZY HOME! GREAT FOR FIRST TIME HOME BUYER - MAKE IT YOUR OWN! HARDWOOD FLOORS! LESS THAN 10 MINUTES FROM DOWNTOWN ATLANTA.

31. 2010-01-05
    price $12,900
32. 2010-01-04
    price $12,900 126-char remark

    Show marketing remark (126 chars)

    COZY HOME! GREAT FOR FIRST TIME HOME BUYER - MAKE IT YOUR OWN! HARDWOOD FLOORS! LESS THAN 10 MINUTES FROM DOWNTOWN ATLANTA.

33. 2009-12-22
    price $13,900
34. 2009-12-21
    price $13,900 126-char remark

    Show marketing remark (126 chars)

    COZY HOME! GREAT FOR FIRST TIME HOME BUYER - MAKE IT YOUR OWN! HARDWOOD FLOORS! LESS THAN 10 MINUTES FROM DOWNTOWN ATLANTA.

35. 2005-05-05
    soldstatus $178,000
36. 2001-04-05
    soldstatus $135,000
37. 1996-12-11
    soldstatus $52,000

ⓘ 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: $3,121 · $260/mo
• Projected year-2 tax: $3,121 · $260/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 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 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: $13,088
• − Mortgage interest: −$13,948
• − Property taxes: −$3,121
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,047
• − Management: −$1,047
• − Depreciation: −$7,244
• Taxable loss: −$14,563
• Est. tax savings @ 24.0%: +$3,495
• After-tax cash flow: $-6,200/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

+469.2% since first listed

25 events — show timeline

• 2026-05-22 Relisted — GAMLS
• 2026-05-22 Relisted — FMLS
• 2025-12-11 Pending — GAMLS
• 2025-12-11 Pending — FMLS
• 2025-11-17 Listed $296,000 FMLS
• 2025-11-17 Listed $296,000 GAMLS
• 2024-04-26 Rental Removed $1,000 FMLS
• 2024-04-07 Listed for Rent $1,000 FMLS
• 2024-04-07 Rental Removed $1,000 GAMLS
• 2024-04-07 Listed for Rent $1,000 GAMLS
• 2010-06-10 Listing Removed — FMLS
• 2010-04-05 Sold (Public Records) $8,900 Public Records
• 2010-03-26 Sold (MLS) $8,900 FMLS
• 2010-02-22 Pending — FMLS
• 2010-02-12 Price Changed $8,900 GAMLS
• 2010-02-11 Price Changed $8,900 FMLS
• 2010-01-26 Price Changed $11,900 GAMLS
• 2010-01-24 Price Changed $11,900 FMLS
• 2010-01-05 Price Changed $12,900 GAMLS
• 2010-01-04 Price Changed $12,900 FMLS
• 2009-12-22 Price Changed $13,900 GAMLS
• 2009-12-21 Price Changed $13,900 FMLS
• 2005-05-05 Sold (Public Records) $178,000 Public Records
• 2001-04-05 Sold (Public Records) $135,000 Public Records
• 1996-12-11 Sold (Public Records) $52,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $3,121 · -20.5% YoY. Source: county tax records.