3877 Donetta Dr · East Point, GA 30349

$394,990

4 bd · 2.5 ba · 1,991 sqft · SingleFamily · 55 Days on market

Built 2026 $50/mo HOA · 2% of rent ↓ 1% since listing

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Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +4.7/30.0
• Schools +4.5/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to 3877 Donetta Drive in the Creekview of Atlanta, GA. This homesite offers one of our most popular floorplans- the Belhaven. The Belhaven floorplan is well designed with 4 bedrooms and 2.5 bathrooms in the 1,991 square feet. From the quaint front porch, the front foyer opens directly to a flex room that can be used as an office space or dining room to gather with family and friends. As you make your way through the front hallway, you will pass a powder room directly across from the staircase. Relax and unwind in the large, open concept great room. The great room flows easily into the beautiful kitchen that boasts granite countertops, stainless-steel appliances, and finely crafted cabinets with soft-close doors. Luxury vinyl flooring is found throughout the main level, which is perfect for an active household. Up the stairs you'll run directly into the laundry room. To the right is the spacious primary suite bedroom where homeowners can rest and relax. The luxury en suite features a dual vanity with granite countertops and a large walk-in closet. 3 additional bedrooms and a dual vanity bathroom make up the rest of the second floor. does 3877 Donetta Drive sound like your dream home? Then contact our team today to schedule a tour of this wonderful home in Atlanta, GA's Creekview community!

Key facts

• Front porch
• Flex room
• Granite countertops

Tags

• FRONT PORCH
• FLEX ROOM
• OPEN CONCEPT GREAT ROOM
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• FINELY CRAFTED CABINETS

Property features AI

Finance

• Other: Directions: GPS 3875 Jailette Rd SW, Atlanta, GA 30349; County: Fulton, GA
• HOA & community: Annual association fee of $595; Has homeowners association

Exterior

• Parking: Two total parking spaces; Two-car garage; Driveway parking available; Open parking available
• Utilities: Public water; Public sewer; Electric service with 110V and 220V; Cable available; Phone available; Underground utilities
• Home design: Two-level home; New construction; Fee simple ownership; Slab foundation; Composition/shingle roof
• Construction: Construction materials: Other; Built as new construction; Slab foundation; Composition/shingle roof
• Exterior features: Front porch; Patio; Near shopping, sidewalks, and street lights; Asphalt/paved road access

Interior

• Kitchen: Breakfast bar; Eat-in kitchen; Kitchen island; Walk-in pantry; Open view to family room; Cabinets (other); Electric oven; Gas range; Microwave; Dishwasher
• Bedrooms: Four upper-level bedrooms; Oversized master bedroom
• Flooring: Carpet; Hardwood; Luxury vinyl
• Bathrooms: Two full bathrooms; One half bathroom (main level); Master bath with double vanity, separate his-and-hers areas, and separate tub and shower
• Heating & cooling: Zoned electric heating; Zoned electric cooling
• Interior features: Coffered ceilings; Crown molding; Disappearing attic stairs; 9-ft+ high ceilings on main level; Recessed lighting; Double-pane insulated windows with shutters; No shared/common walls
• Laundry & utility: Laundry closet located on upper level; 220V in laundry

🏗️ New construction. The $394,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $402,698.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $395k.

Deal economics

• At list price, monthly cash flow is $-997 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (34.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (41.2% below list).
• Recommended offer: $232k (41.2% below list) — sets the bar for 1% rule.
• Cap rate 3.3% 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: Lee Elementary School (math 32% / reading 42%, grade F, #485 of 1,228 statewide, top 41%, 481 students, 100% FRL); Camp Creek Middle School (math 17% / reading 32%, grade F, #301 of 470 statewide, top 66%, 644 students, 100% FRL); Langston Hughes High School (math 8% / reading 17%, grade F, #336 of 424 statewide, top 80%, 1,964 students, 65% FRL) — zoned schools average 88% FRL vs 41% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 51% district-wide (-26 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 flat; 651 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 42% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $43k of equity ($3k loan paydown + $40k appreciation (10.0% local appreciation)).
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$69k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($383k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $232,442 (41.2% 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 55 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 0.58% ✗
• Cap rate: 3.32%
• Cash-on-cash: -10.61%
• DSCR: 0.53
• GRM: 14.4

CMA / ARV

• ARV (median comp): $402,698
• List price: $394,990
• Delta: -1.91%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3875 Donetta Dr	0.02mi	4/2.0	1,863 (-6%)	3mo	$389,990	$209	84
3861 Donetta Dr	0.08mi	4/2.0	1,862 (-6%)	1mo	$390,990	$210	82
3948 Lake Manor Way	0.31mi	3/2.5 (-1)	1,816 (-9%)	7mo	$317,044	$175	60
150 Old Fairburn Close SW	0.59mi	3/3.5 (-1)	2,050 (+3%)	1mo	$335,000	$163	57
3630 High Point Ln SW	0.56mi	5/4.0 (+1)	1,832 (-8%)	9mo	$265,000	$145	42
4018 Lake Manor Way	0.49mi	3/2.5 (-1)	2,226 (+12%)	22mo	$362,000	$163	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.95% rent growth · sell at horizon

5-year hold

• IRR: 16.4%
• Equity multiple: 2.34×
• Total profit: $151,210
• Equity at exit: $362,782

10-year hold

• IRR: 15.4%
• Equity multiple: 5.32×
• Total profit: $486,579
• Equity at exit: $782,354

Cash invested: $112,756 (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 30349

• Home prices YoY: 4.6%
• Rents YoY: 0.9%
• Active inventory: 651
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $2,324 high
• Mortgage (P&I): −$2,112
• Tax est. 1.5%: −$503 /mo · $6,040/yr
• Insurance: −$168
• HOA: −$50
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $-997

Break-even live

Break-even rent $3,586

Max offer price $258,480

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: $100,675
• Closing costs: $12,081
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3920 Lake Manor Way Atlanta, GA	4.0	2.5	2302	$2,479	$1.08	5d	1	0.26mi
3920 Lake Manor Way Atlanta, GA	4.0	2.5	2302	$2,479	$1.08	17d	1	0.26mi
3910 Lake Manor Way Atlanta, GA	4.0	2.5	2459	$1,560	$0.63	4d	1	0.28mi
4001 Virginia Ln Atlanta, GA	3.0–4.0	2.0–2.5	1380	$2,285	$1.66	1d	9	0.42mi
4057 Princeton Lakes Way SW Atlanta, GA	3.0	2.5	2088	$2,628	$1.26	24d	1	1.06mi
3934 Princeton Lakes Pass SW Atlanta, GA	3.0	2.5	1974	$2,500	$1.27	3d	1	1.18mi
3289 Wellington Walk SW Atlanta, GA	4.0	2.5	2000	$2,650	$1.32	5d	1	1.20mi
4687 Camp Creek Pkwy SW Atlanta, GA	1.0–3.0	1.0–2.0	1235	$1,958	$1.59	1d	18	1.30mi
4595 Blazing Trl Atlanta, GA	4.0	2.5	2248	$2,650	$1.18	44d	1	1.32mi
3261 Saville St SW Atlanta, GA	3.0	2.5	1376	$2,100	$1.53	2d	1	1.36mi
4561 Parkway Cir Atlanta, GA	3.0	2.5	1773	$1,950	$1.10	5d	1	1.37mi
4569 Parkway Cir Atlanta, GA	3.0	2.5	1622	$2,150	$1.33	44d	1	1.40mi
3641 Ramsey Cir SW Atlanta, GA	4.0	2.5	2292	$2,850	$1.24	24d	1	1.49mi
4925 Brookwood Pl Atlanta, GA	3.0	2.0	1248	$1,950	$1.56	5d	1	1.50mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 15 events

1. 2026-06-18
   days on market $394,990 Active 55 DOM
2. 2026-06-17
   days on market $394,990 Active 54 DOM
3. 2026-06-16
   days on market $394,990 Active 53 DOM
4. 2026-06-15
   days on market $394,990 Active 52 DOM
5. 2026-06-13
   days on market $394,990 Active 50 DOM
6. 2026-06-09
   days on market $394,990 Active 46 DOM
7. 2026-06-08
   pricedays on market $394,990 Active 45 DOM

   Show marketing remark (1320 chars)

   Welcome to 3877 Donetta Drive in the Creekview of Atlanta, GA. This homesite offers one of our most popular floorplans- the Belhaven. The Belhaven floorplan is well designed with 4 bedrooms and 2.5 bathrooms in the 1,991 square feet. From the quaint front porch, the front foyer opens directly to a flex room that can be used as an office space or dining room to gather with family and friends. As you make your way through the front hallway, you will pass a powder room directly across from the staircase. Relax and unwind in the large, open concept great room. The great room flows easily into the beautiful kitchen that boasts granite countertops, stainless-steel appliances, and finely crafted cabinets with soft-close doors. Luxury vinyl flooring is found throughout the main level, which is perfect for an active household. Up the stairs you'll run directly into the laundry room. To the right is the spacious primary suite bedroom where homeowners can rest and relax. The luxury en suite features a dual vanity with granite countertops and a large walk-in closet. 3 additional bedrooms and a dual vanity bathroom make up the rest of the second floor. does 3877 Donetta Drive sound like your dream home? Then contact our team today to schedule a tour of this wonderful home in Atlanta, GA's Creekview community!

8. 2026-06-07
   days on market $400,490 Active 44 DOM
9. 2026-06-04
   days on market $400,490 Active 41 DOM
10. 2026-06-03
    days on market $400,490 Active 40 DOM
11. 2026-06-01
    days on market $400,490 Active 38 DOM
12. 2026-05-31
    days on market $400,490 Active 37 DOM
13. 2026-04-25
    listed $400,490 Active 1317-char remark

    Show marketing remark (1317 chars)

    Welcome to 3877 Donetta Drive in the Creekview of Atlanta, GA. This homesite offers one of our most popular floorplans- the Belhaven. The Belhaven floorplan is well designed with 4 bedrooms and 2.5 bathrooms in the 1,991 square feet. From the quaint front porch, the front foyer opens directly to a flex room that can be used as an office space or dining room to gather with family and friends. As you make your way through the front hallway, you will pass a powder room directly across from the staircase. Relax and unwind in the large, open concept great room. The great room flows easily into the beautiful kitchen that boasts granite countertops, stainless-steel appliances, and finely crafted cabinets with soft-close doors. Luxury vinyl flooring is found throughout the main level, which is perfect for an active household. Up the stairs you'll run directly into the laundry room. To the right is the spacious primary suite bedroom where homeowners can rest and relax. The luxury en suite features a dual vanity with granite countertops and a large walk-in closet. 3 additional bedrooms and a dual vanity bathroom make up the rest of the second floor. does 3877 Donetta Drive sound like your dream home? Then contact our team today to schedule a tour of this wonderful home in Atlanta, GA's Creekview community!

14. 2026-04-23
    listed $400,490 New 1320-char remark

    Show marketing remark (1320 chars)

    Welcome to 3877 Donetta Drive in the Creekview of Atlanta, GA. This homesite offers one of our most popular floorplans- the Belhaven. The Belhaven floorplan is well designed with 4 bedrooms and 2.5 bathrooms in the 1,991 square feet. From the quaint front porch, the front foyer opens directly to a flex room that can be used as an office space or dining room to gather with family and friends. As you make your way through the front hallway, you will pass a powder room directly across from the staircase. Relax and unwind in the large, open concept great room. The great room flows easily into the beautiful kitchen that boasts granite countertops, stainless-steel appliances, and finely crafted cabinets with soft-close doors. Luxury vinyl flooring is found throughout the main level, which is perfect for an active household. Up the stairs you'll run directly into the laundry room. To the right is the spacious primary suite bedroom where homeowners can rest and relax. The luxury en suite features a dual vanity with granite countertops and a large walk-in closet. 3 additional bedrooms and a dual vanity bathroom make up the rest of the second floor. does 3877 Donetta Drive sound like your dream home? Then contact our team today to schedule a tour of this wonderful home in Atlanta, GA's Creekview community!

15. 2026-04-23
    listed $400,490 Active

    Show marketing remark (1320 chars)

    Welcome to 3877 Donetta Drive in the Creekview of Atlanta, GA. This homesite offers one of our most popular floorplans- the Belhaven. The Belhaven floorplan is well designed with 4 bedrooms and 2.5 bathrooms in the 1,991 square feet. From the quaint front porch, the front foyer opens directly to a flex room that can be used as an office space or dining room to gather with family and friends. As you make your way through the front hallway, you will pass a powder room directly across from the staircase. Relax and unwind in the large, open concept great room. The great room flows easily into the beautiful kitchen that boasts granite countertops, stainless-steel appliances, and finely crafted cabinets with soft-close doors. Luxury vinyl flooring is found throughout the main level, which is perfect for an active household. Up the stairs you'll run directly into the laundry room. To the right is the spacious primary suite bedroom where homeowners can rest and relax. The luxury en suite features a dual vanity with granite countertops and a large walk-in closet. 3 additional bedrooms and a dual vanity bathroom make up the rest of the second floor. does 3877 Donetta Drive sound like your dream home? Then contact our team today to schedule a tour of this wonderful home in Atlanta, GA's Creekview community!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 6 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,893
• − Mortgage interest: −$22,557
• − Property taxes: −$6,040
• − Insurance: −$2,013
• − Repairs & maintenance: −$2,231
• − Management: −$2,231
• − HOA: −$600
• − Depreciation: −$11,715
• Taxable loss: −$19,496
• Est. tax savings @ 24.0%: +$4,679
• After-tax cash flow: $-7,281/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): 79,872
• Household income: $67,023
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 4258.0

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 (89%)
• Race & ethnicity: Black 89% Hispanic / Latino 5% Two or more races 4% White 3%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 6% French/Haitian/Cajun 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: ▲ 18.01%
• Current HPI: 407.99
• Rent YoY: ▲ 0.95%
• 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

-1.4% since first listed

6 events — show timeline

• 2026-06-08 Price Changed $394,990 GAMLS
• 2026-06-08 Price Changed $394,990 FMLS
• 2026-06-06 Price Changed $394,990 Zillow
• 2026-04-25 Listed $400,490 Zillow
• 2026-04-23 Listed $400,490 FMLS
• 2026-04-23 Listed $400,490 GAMLS