9052 Bayross Cir · East Point, GA 30344

$230,000

3 bd · 3.5 ba · 2,430 sqft · SingleFamily · 108 Days on market

Built 2008 Average condition 827 sqft lot $95/sqft · 35% below area Est $356k · 35% under $177/mo HOA · 8% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +14.9/30.0
• 1% rule +5.1/10.0
• DSCR +4.6/10.0
• Schools +4.5/10.0
• Livability +3.6/5.0
• Rent growth +2.8/5.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

(PRICE REDUCED $250,000). Townhome 3 Large bedrooms, 3.5 bathrooms, with full bathroom in each room. Perfectly located near major interstates and just minutes from the airport!. Spacious and beautifully updated home. The home also includes newly installed AC/Heating Unit system with active Warranty, Homeowner Appliances warranty also available. Supra Lockbox at the entrance door, feel free to show the house. TOTAL TAX APPRAISAL FOR 2025 IS $367,700, almost $100,000 more than Listed Price of $270,000.

Key facts

• New carpet
• Garage
• Community pool

Tags

• NEW LAMINATE FLOORING
• NEW CARPET
• HOMEOWNER APPLIANCES WARRANTY

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $230k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $67 ($800/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $230k).
• Recommended offer: $209k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 5.1% in East Point — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 41% 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 $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 108 days — a 9% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $50k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $230k implies a 228% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $209,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.01% ✓
• Cap rate: 6.64%
• Cash-on-cash: 1.24%
• DSCR: 1.06
• GRM: 8.3

CMA / ARV

• ARV (median comp): $356,440
• List price: $230,000
• Delta: -35.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1852 Laurel Green Way	0.10mi	4/2.5 (+1)	2,253 (-7%)	14mo	$340,000	$151	62
1528 Alder Ln SW	0.65mi	3/2.0	2,361 (-3%)	11mo	$350,000	$148	50
1766 Fort Valley Dr SW	0.34mi	3/2.0	2,699 (+11%)	19mo	$387,000	$143	44
1963 Shepherd Cir SW	0.38mi	4/3.0 (+1)	2,133 (-12%)	14mo	$365,000	$171	44
1712 Venetian Dr SW	0.64mi	4/2.0 (+1)	2,075 (-15%)	10mo	$320,000	$154	27

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: -16.3%
• Equity multiple: 0.43×
• Total profit: $-36,671
• Equity at exit: $34,294

10-year hold

• IRR: -11.5%
• Equity multiple: 0.36×
• Total profit: $-40,926
• Equity at exit: $19,886

Cash invested: $64,400 (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: 8.3×

Monthly cashflow live

• Estimated rent: $2,320 high
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$288 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$177
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $67

Break-even live

Break-even rent $2,236

Max offer price $230,000

Occupancy floor 92%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9051 Bayrose Cir East Point, GA	3.0	3.5	1620	$2,300	$1.42	44d	1	0.02mi
6035 Bayrose Cir East Point, GA	3.0	3.5	2100	$2,500	$1.19	24d	1	0.06mi
6035 Bayrose Cir East Point, GA	3.0	3.5	2100	$2,500	$1.19	44d	1	0.06mi
1220 Hawthorne Trl East Point, GA	3.0	2.5	1886	$2,250	$1.19	44d	1	0.16mi
2133 Pinehurst Dr Atlanta, GA	3.0	1.5	2401	$1,800	$0.75	44d	1	0.74mi
1452 Lockwood Dr SW Atlanta, GA	4.0	3.5	2910	$4,950	$1.70	24d	1	0.82mi
2036 McPherson Dr Atlanta, GA	2.0	1.0	1743	$1,590	$0.91	5d	1	0.90mi
1352 Elizabeth Ln Atlanta, GA	3.0	2.0	1654	$1,745	$1.06	10d	1	1.01mi
2287 Mulberry St Unit B Atlanta, GA	3.0	1.0	1700	$2,500	$1.47	24d	1	1.06mi
2340 Newnan St Atlanta, GA	4.0	2.0	1598	$775	$0.48	44d	1	1.08mi
1668 Laurelwood Dr SW Atlanta, GA	3.0	2.0	2019	$2,000	$0.99	21d	1	1.30mi
1005 Birch St SW Atlanta, GA	4.0	2.5	1740	$3,000	$1.72	18d	1	1.37mi
1029 Katherwood Dr SW Atlanta, GA	3.0	2.0	1870	$2,350	$1.26	8d	1	1.38mi
1369 Bryan Ave Atlanta, GA	2.0	2.5	2000	$3,250	$1.62	44d	1	1.41mi

HOA detail

• Monthly dues: $177 · $2,124/yr

Listing history 23 events

1. 2026-06-18
   statusdays on market $230,000 Active 108 DOM
2. 2026-06-17
   days on market $230,000 Price Change 107 DOM
3. 2026-06-16
   pricestatusdays on market $230,000 Price Change 106 DOM
4. 2026-06-15
   days on market $240,000 Active 105 DOM
5. 2026-06-13
   days on market $240,000 Active 103 DOM
6. 2026-06-09
   days on market $240,000 Active 99 DOM
7. 2026-06-08
   days on market $240,000 Active 98 DOM
8. 2026-06-07
   days on market $240,000 Active 97 DOM
9. 2026-06-04
   statusdays on market $240,000 Active 94 DOM
10. 2026-06-03
    days on market $240,000 Price Change 93 DOM
11. 2026-06-01
    remarks 460-char remark
12. 2026-06-01
    pricestatusdays on market $240,000 Price Change 91 DOM
13. 2026-05-31
    days on market $250,000 Active 90 DOM
14. 2026-04-29
    status Back On Market 506-char remark

    Show marketing remark (506 chars)

    (PRICE REDUCED $250,000). Townhome 3 Large bedrooms, 3.5 bathrooms, with full bathroom in each room. Perfectly located near major interstates and just minutes from the airport!. Spacious and beautifully updated home. The home also includes newly installed AC/Heating Unit system with active Warranty, Homeowner Appliances warranty also available. Supra Lockbox at the entrance door, feel free to show the house. TOTAL TAX APPRAISAL FOR 2025 IS $367,700, almost $100,000 more than Listed Price of $270,000.

15. 2026-03-15
    status Under Contract 506-char remark

    Show marketing remark (506 chars)

    (PRICE REDUCED $250,000). Townhome 3 Large bedrooms, 3.5 bathrooms, with full bathroom in each room. Perfectly located near major interstates and just minutes from the airport!. Spacious and beautifully updated home. The home also includes newly installed AC/Heating Unit system with active Warranty, Homeowner Appliances warranty also available. Supra Lockbox at the entrance door, feel free to show the house. TOTAL TAX APPRAISAL FOR 2025 IS $367,700, almost $100,000 more than Listed Price of $270,000.

16. 2026-03-05
    price $250,000 506-char remark

    Show marketing remark (506 chars)

    (PRICE REDUCED $250,000). Townhome 3 Large bedrooms, 3.5 bathrooms, with full bathroom in each room. Perfectly located near major interstates and just minutes from the airport!. Spacious and beautifully updated home. The home also includes newly installed AC/Heating Unit system with active Warranty, Homeowner Appliances warranty also available. Supra Lockbox at the entrance door, feel free to show the house. TOTAL TAX APPRAISAL FOR 2025 IS $367,700, almost $100,000 more than Listed Price of $270,000.

17. 2026-01-21
    price $270,000 506-char remark

    Show marketing remark (506 chars)

    (PRICE REDUCED $250,000). Townhome 3 Large bedrooms, 3.5 bathrooms, with full bathroom in each room. Perfectly located near major interstates and just minutes from the airport!. Spacious and beautifully updated home. The home also includes newly installed AC/Heating Unit system with active Warranty, Homeowner Appliances warranty also available. Supra Lockbox at the entrance door, feel free to show the house. TOTAL TAX APPRAISAL FOR 2025 IS $367,700, almost $100,000 more than Listed Price of $270,000.

18. 2026-01-12
    listed $280,000 New 506-char remark

    Show marketing remark (506 chars)

    (PRICE REDUCED $250,000). Townhome 3 Large bedrooms, 3.5 bathrooms, with full bathroom in each room. Perfectly located near major interstates and just minutes from the airport!. Spacious and beautifully updated home. The home also includes newly installed AC/Heating Unit system with active Warranty, Homeowner Appliances warranty also available. Supra Lockbox at the entrance door, feel free to show the house. TOTAL TAX APPRAISAL FOR 2025 IS $367,700, almost $100,000 more than Listed Price of $270,000.

19. 2017-02-08
    price $65,000 325-char remark

    Show marketing remark (325 chars)

    Must see townhome built on full finished basement! Two large bedroom suites upstairs, and an additional bed and bath in the basement. Hardwood flooring throughout the main level. So many great features and amenities that go along with this property. Don't miss out, place your bids now! Financing type is IN. Case #105-617725

20. 2014-06-20
    soldstatus $70,100 Sold 325-char remark

    Show marketing remark (325 chars)

    Must see townhome built on full finished basement! Two large bedroom suites upstairs, and an additional bed and bath in the basement. Hardwood flooring throughout the main level. So many great features and amenities that go along with this property. Don't miss out, place your bids now! Financing type is IN. Case #105-617725

21. 2014-04-29
    status Under Contract 325-char remark

    Show marketing remark (325 chars)

    Must see townhome built on full finished basement! Two large bedroom suites upstairs, and an additional bed and bath in the basement. Hardwood flooring throughout the main level. So many great features and amenities that go along with this property. Don't miss out, place your bids now! Financing type is IN. Case #105-617725

22. 2014-04-29
    price $70,100 325-char remark

    Show marketing remark (325 chars)

    Must see townhome built on full finished basement! Two large bedroom suites upstairs, and an additional bed and bath in the basement. Hardwood flooring throughout the main level. So many great features and amenities that go along with this property. Don't miss out, place your bids now! Financing type is IN. Case #105-617725

23. 2014-04-17
    listed $65,000 New 325-char remark

    Show marketing remark (325 chars)

    Must see townhome built on full finished basement! Two large bedroom suites upstairs, and an additional bed and bath in the basement. Hardwood flooring throughout the main level. So many great features and amenities that go along with this property. Don't miss out, place your bids now! Financing type is IN. Case #105-617725

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 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: $27,845
• − Mortgage interest: −$12,884
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,228
• − Management: −$2,228
• − HOA: −$2,124
• − Depreciation: −$6,691
• Taxable loss: −$2,909
• Est. tax savings @ 24.0%: +$698
• After-tax cash flow: $1,498/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.

Condition & rehab AI · 12 photos

Average 55/100 Cosmetic rehab

This townhome is in average condition with some cosmetic updates needed. It has a good HVAC system and is located near major interstates and the airport.

Repairs flagged

• Minor Light fixture in hallway — Worn-out light fixture

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace light fixture in hallway — Modern light fixture improves functionality and aesthetics
• Both Landscaping improvements — Enhanced landscaping increases curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Light fixture in hallway · Worn-out light fixture	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace light fixture in hallway — Modern light fixture improves functionality and aesthetics ↑
• Both Landscaping improvements — Enhanced landscaping increases curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+284.6% since first listed

10 events — show timeline

• 2026-04-29 Relisted — GAMLS
• 2026-03-15 Pending — GAMLS
• 2026-03-05 Price Changed $250,000 GAMLS
• 2026-01-21 Price Changed $270,000 GAMLS
• 2026-01-12 Listed $280,000 GAMLS
• 2017-02-08 Price Changed $65,000 GAMLS
• 2014-06-20 Sold (MLS) $70,100 GAMLS
• 2014-04-29 Pending — GAMLS
• 2014-04-29 Price Changed $70,100 GAMLS
• 2014-04-17 Listed $65,000 GAMLS