2641 Sylvan Rd · East Point, GA 30344

$133,000

2 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 14 Days on market

Built 1945 0.83 ac lot Est $173k · 23% under

---

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 +22.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +6.8/10.0
• 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

2641 Sylvan Rd is located in a convenient Atlanta area with easy access to major highways, shopping, and public transit options. The home offers a functional layout with a comfortable main living area, a practical kitchen space, and well-sized bedrooms that provide flexibility for everyday use. The property will need some updates, giving buyers an opportunity to improve and personalize the space to their needs. Situated on a residential street with nearby neighborhood amenities, this location also provides quick access to Hartsfield-Jackson Atlanta International Airport and downtown Atlanta.

Key facts

• Well-sized bedrooms
• Residential street
• Functional layout

Tags

• EASY ACCESS TO MAJOR HIGHWAYS
• PUBLIC TRANSIT OPTIONS
• FUNCTIONAL LAYOUT
• PRACTICAL KITCHEN SPACE
• WELL-SIZED BEDROOMS
• RESIDENTIAL STREET

Property features AI

Exterior

• Parking: Driveway parking; Open parking available
• Utilities: Water: Other; Sewer: Other; Electric: Other; Other utilities listed
• Home design: One-level home; Resale property; Slab foundation; Wood siding; Composition roof
• Construction: Wood siding construction; Composition shingle roof; Slab foundation
• Exterior features: Asphalt road frontage on a city street

Interior

• Kitchen: Electric range; Refrigerator; Stain-finished cabinets; Eat-in kitchen; Solid surface counters; Open view to the family room
• Bedrooms: Two main-level bedrooms; Bedroom features: Other
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom with tub/shower combo (main level)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Bookcases; Finished basement; One fireplace located in the family room; No shared/common walls
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $133k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $133k).
• Cap rate 8.4% 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; 40 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $920 of loan paydown is wiped out by about $4k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 15y ago 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 1945 — 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 $133,000

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.18% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.49%
• DSCR: 1.33
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $173,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
732 Quaker St SW	0.41mi	2/1.5	1,048 (+3%)	3mo	$235,000	$224	72
2463 Jewel St	0.50mi	3/1.0 (+1)	1,014 (-1%)	0mo	$274,900	$271	70
804 Brookdale Dr SW	0.29mi	3/1.0 (+1)	1,107 (+8%)	3mo	$188,000	$170	65
2484 Sylvan Ter	0.28mi	2/1.0	1,166 (+14%)	2mo	$133,000	$114	61
2931 Diana Dr SW	0.69mi	3/1.5 (+1)	1,000 (-2%)	1mo	$220,000	$220	57
682 Steve Dr SW	0.66mi	2/1.5	975 (-4%)	5mo	$90,000	$92	55
2928 Diana Dr SW	0.70mi	3/1.0 (+1)	1,000 (-2%)	5mo	$87,000	$87	55
1000 Poplar St	0.68mi	3/2.0 (+1)	1,024 (+0%)	9mo	$131,770	$129	52
721 Yale Pl SW	0.71mi	3/1.0 (+1)	1,048 (+3%)	10mo	$162,000	$155	49
1222 E Forrest Ave	0.56mi	2/2.0	1,160 (+14%)	3mo	$225,000	$194	44
2877 Blount St	0.49mi	3/1.0 (+1)	1,164 (+14%)	9mo	$105,000	$90	41
2938 Palm Dr	0.57mi	3/2.0 (+1)	1,150 (+13%)	3mo	$209,900	$183	41

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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-9,237
• Equity at exit: $19,831

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $1,143
• Equity at exit: $11,499

Cash invested: $37,240 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,574 high
• Mortgage (P&I): −$697
• Tax from tax record: −$258 /mo · $3,097/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $232

Break-even live

Break-even rent $1,280

Max offer price $133,000

Occupancy floor 80%

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: $33,250
• Closing costs: $3,990
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2636 Acadia St Atlanta, GA	3.0	2.0	1300	$1,800	$1.38	24d	1	0.19mi
2626 Blount St Atlanta, GA	2.0	1.0	1314	$1,460	$1.11	24d	1	0.23mi
2744 Miles Cir Unit 2746 Atlanta, GA	2.0	1.0	800	$1,295	$1.62	1d	1	0.26mi
2663 Blount St Atlanta, GA	3.0	2.0	1168	$1,650	$1.41	16d	1	0.28mi
2718 Miles Cir Unit 1 Atlanta, GA	2.0	1.0	750	$1,300	$1.73	15d	1	0.29mi
2801 Palm Dr Atlanta, GA	3.0	1.0	1064	$1,550	$1.46	12d	1	0.30mi
2748 Blount St Atlanta, GA	3.0	1.0	1068	$1,850	$1.73	43d	1	0.31mi
2456 Harwood Dr Atlanta, GA	2.0	2.0	1176	$1,995	$1.70	43d	1	0.35mi
2874 Blount St Atlanta, GA	3.0	1.0	1190	$1,750	$1.47	5d	1	0.47mi
2952 Palm Dr Atlanta, GA	3.0	2.0	1120	$1,875	$1.67	5d	1	0.59mi
2710 Winburn Ter Atlanta, GA	3.0	2.0	1500	$1,800	$1.20	43d	1	0.62mi
751 Yale Pl SW Atlanta, GA	3.0	2.0	1230	$1,499	$1.22	24d	1	0.69mi
745 Yale Pl SW Atlanta, GA	3.0	1.0	1048	$2,200	$2.10	24d	1	0.69mi
1255 Pine Ave Unit 2 East Point, GA	2.0	1.0	700	$1,400	$2.00	43d	1	0.69mi
532 Cleveland Ave SW Atlanta, GA	2.0	1.0	836	$950	$1.14	14d	1	0.73mi
532 Cleveland Ave SW Atlanta, GA	2.0	1.0	836	$925	$1.11	22d	1	0.73mi
1100 Washington Cir Atlanta, GA	1.0–4.0	1.0–1.5	1000	$1,333	$1.33	2d	1	0.75mi
1344 Winburn Dr Atlanta, GA	3.0	2.0	1388	$2,100	$1.51	24d	1	0.80mi
1354 Winburn Dr Atlanta, GA	2.0	1.0	1089	$1,750	$1.61	24d	1	0.82mi
1354 Winburn Dr Atlanta, GA	3.0	1.0	1000	$1,850	$1.85	5d	1	0.82mi
488 Pomona Cir SW Atlanta, GA	3.0	1.0	1000	$1,800	$1.80	24d	1	0.83mi
1366 Bryan Ave Unit A Atlanta, GA	2.0	1.5	1181	$1,600	$1.35	43d	1	0.87mi
1377 Pine Ave Atlanta, GA	3.0	2.0	1100	$1,675	$1.52	22d	1	0.91mi
1244 Calhoun Ave Atlanta, GA	3.0	1.5	1072	$1,673	$1.56	43d	1	0.91mi
1347 Washington Rd Unit A East Point, GA	2.0	1.0	1250	$1,049	$0.84	43d	1	0.94mi
3028 Grand Ave SW Atlanta, GA	1.0	1.0	1048	$900	$0.86	5d	1	0.96mi
3018 Grand Ave SW Atlanta, GA	2.0	1.0	825	$1,400	$1.70	4d	1	0.97mi
2875 3rd Ave SW Unit A Atlanta, GA	2.0	1.0	900	$1,245	$1.38	1d	1	0.97mi
1408 Lyle Ave Unit A Atlanta, GA	2.0	1.0	842	$1,350	$1.60	24d	1	1.02mi
643 Langston Dr SW Atlanta, GA	3.0	2.0	1180	$2,000	$1.69	24d	1	1.03mi
3162 Oakdale Rd Atlanta, GA	3.0	1.0	1040	$3,200	$3.08	43d	1	1.05mi
1455 Bryan Ave Unit B Atlanta, GA	2.0	1.0	1482	$1,300	$0.88	24d	1	1.05mi
1305 Clermont Ave Atlanta, GA	2.0	2.0	1000	$1,750	$1.75	24d	1	1.10mi
735 Oak Dr Hapeville, GA	2.0	1.0	1053	$1,550	$1.47	22d	1	1.12mi
3116 Jackson St Atlanta, GA	2.0	2.0	1016	$1,900	$1.87	43d	1	1.19mi
278 Moreland Way Atlanta, GA	3.0	2.0	1000	$1,945	$1.95	24d	1	1.19mi
2021 Brewer Blvd SW Atlanta, GA	3.0	2.0	1178	$1,795	$1.52	7d	1	1.20mi
2952 Holland Ct Atlanta, GA	1.0	1.0	1400	$675	$0.48	1d	1	1.21mi
1060 Regent St SW Atlanta, GA	3.0	2.0	1390	$2,500	$1.80	24d	1	1.23mi
2627 N Church St East Point, GA	2.0–3.0	1.0–2.0	1020	$1,289	$1.26	22d	2	1.27mi

Listing history 9 events

1. 2026-06-18
   days on market $133,000 Active 14 DOM
2. 2026-06-17
   days on market $133,000 Active 13 DOM
3. 2026-06-16
   days on market $133,000 Active 12 DOM
4. 2026-06-15
   days on market $133,000 Active 11 DOM
5. 2026-06-13
   days on market $133,000 Active 9 DOM
6. 2026-06-09
   days on market $133,000 Active 5 DOM
7. 2026-06-08
   days on market $133,000 Active 4 DOM
8. 2026-06-07
   remarks 598-char remark
9. 2026-06-07
   listed $133,000 Active 3 DOM

ⓘ 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: $3,097 · $258/mo
• Projected year-2 tax: $3,097 · $258/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 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: $18,887
• − Mortgage interest: −$7,450
• − Property taxes: −$3,097
• − Insurance: −$665
• − Repairs & maintenance: −$1,511
• − Management: −$1,511
• − Depreciation: −$3,869
• Taxable income: $784
• Est. tax owed @ 24.0%: −$188
• After-tax cash flow: $2,601/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

+174.2% since first listed

20 events — show timeline

• 2026-06-04 Listed $133,000 FMLS
• 2026-06-04 Listed $133,000 GAMLS
• 2021-06-16 Sold (Public Records) $19,113,200 Public Records
• 2015-10-27 Price Changed $27,500 GAMLS
• 2013-10-07 Sold (Public Records) $27,500 Public Records
• 2013-10-02 Price Changed $27,500 FMLS
• 2013-10-02 Listing Removed — FMLS
• 2013-09-27 Sold (MLS) $27,500 GAMLS
• 2013-09-27 Price Changed $40,000 FMLS
• 2013-09-27 Sold (MLS) $27,500 FMLS
• 2013-09-20 Pending — GAMLS
• 2013-09-20 Pending — FMLS
• 2013-09-20 Price Changed $40,000 GAMLS
• 2013-07-20 Price Changed $40,000 GAMLS
• 2013-07-20 Price Changed $40,000 FMLS
• 2013-04-28 Listed $45,000 GAMLS
• 2013-04-22 Listed $45,000 FMLS
• 2012-02-29 Listing Removed — GAMLS
• 2011-09-02 Listed $36,000 GAMLS
• 1990-03-20 Sold (Public Records) $48,500 Public Records

Property tax history

+7.4%/yr

Latest (2025): $3,097 · -0.0% YoY. Source: county tax records.