2113 Pine Tree Trl · South Fulton, GA 30349

$175,000

3 bd · 2.5 ba · 1,466 sqft · Condo public records · 94 Days on market

Built 1990 $300/mo HOA · 16% 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).

• Cash flow +14.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Schools +4.5/10.0
• DSCR +4.4/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Renovated 3BR/2.5BA fee simple townhome in South Fulton! 1,466 sq ft corner unit at end of cul-de-sac with 1-car garage. New roof, HVAC, flooring, kitchen, baths & windows. Across from Creel Park with tennis, basketball, trails & playground. Bus stop at community entrance. $300/month HOA. No rental restrictions - investor friendly!

Key facts

• New kitchen
• New hvac
• New flooring

Tags

• FEE SIMPLE TOWNHOME
• CORNER UNIT
• NEW ROOF
• NEW HVAC
• NEW FLOORING
• NEW KITCHEN

Property features AI

Finance

• Other: Conventional or cash offers accepted; Listing marketed with agent/seller relationship
• HOA & community: Association present; annual fee $3,600; HOA covers insurance, structure maintenance, and grounds maintenance; Community clubhouse; Near public transport; Within walking distance to schools

Exterior

• Parking: Garage; Attached garage; Off-street parking; Kitchen-level parking; Garage door opener
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; High-speed internet available; Cable available; Sewer connected; Water available
• Home design: Residential condominium; Two levels; Updated/remodeled; Other structure type
• Construction: Built in 1990; Aluminum siding; Composition roof; Slab foundation
• Exterior features: Patio; Corner lot; Cul-de-sac; Level lot

Interior

• Kitchen: Trash compactor
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile bathrooms; Walk-in closet(s); Dining room and living room combo; Family room
• Laundry & utility: Laundry in hall on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $33 ($392/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $159k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 4.6% in South Fulton — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: Nolan Elementary School (math 24% / reading 22%, grade F, #796 of 1,228 statewide, top 65%, 710 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 23% at this address vs 51% district-wide (-28 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; 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

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.9% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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

• 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 $159,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.08% ✓
• Cap rate: 6.52%
• Cash-on-cash: 0.80%
• DSCR: 1.04
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 24.1%
• Equity multiple: 2.91×
• Total profit: $93,755
• Equity at exit: $157,654

10-year hold

• IRR: 20.8%
• Equity multiple: 6.46×
• Total profit: $267,701
• Equity at exit: $339,987

Cash invested: $49,000 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,889 high
• Mortgage (P&I): −$918
• Tax from tax record: −$169 /mo · $2,031/yr
• Insurance: −$73
• HOA: −$300
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $33

Break-even live

Break-even rent $1,848

Max offer price $175,000

Occupancy floor 93%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3206 Pine Tree Trl Unit 15C Atlanta, GA	3.0	2.5	1466	$1,950	$1.33	4d	1	0.07mi
2550 Hallie Mill Rd Atlanta, GA	3.0	2.0	1372	$1,600	$1.17	12d	1	0.25mi
110 Fruitwood Trce Unit A Riverdale, GA	3.0	2.0	1100	$1,800	$1.64	20d	1	0.29mi
7060 Kimberly Mill Rd Atlanta, GA	3.0	1.0	1056	$1,425	$1.35	5d	1	0.36mi
7025 Brentwood Ct Riverdale, GA	2.0	1.5	1124	$1,425	$1.27	43d	1	0.37mi
2529 Wood Bend Ln Riverdale, GA	3.0	2.5	1508	$1,945	$1.29	43d	1	0.37mi
2590 South Hills Riverdale, GA	3.0	2.5	1850	$2,005	$1.08	12d	1	0.39mi
2722 South Hills Riverdale, GA	3.0	2.5	1722	$2,200	$1.28	5d	1	0.40mi
145 W Village Ct Riverdale, GA	3.0	2.5	1284	$1,865	$1.45	5d	1	0.41mi
2820 Greenbower Ct Atlanta, GA	3.0	2.0	1338	$1,730	$1.29	3d	1	0.52mi
7045 Birling Dr Atlanta, GA	4.0	3.0	1488	$1,765	$1.19	43d	1	0.53mi
2405 Wood Bend Ln Riverdale, GA	3.0	2.5	1396	$1,800	$1.29	43d	1	0.56mi
6450 Peppermill Ln Atlanta, GA	4.0	2.0	1188	$1,531	$1.29	24d	1	0.89mi
3105 Garnet Way Atlanta, GA	3.0	2.0	1470	$1,660	$1.13	12d	1	1.01mi
2667 Rocky Ct Atlanta, GA	3.0	2.5	1432	$2,200	$1.54	43d	1	1.06mi
3500 Keels Ln Atlanta, GA	3.0	2.0	1272	$1,755	$1.38	1d	1	1.07mi
6345 Peppermill Ln Atlanta, GA	3.0	2.5	1224	$1,800	$1.47	43d	1	1.08mi
2592 Rocky Ct Atlanta, GA	2.0	2.5	1424	$2,000	$1.40	43d	1	1.09mi
2373 Bigwood Trl Atlanta, GA	3.0	2.5	1566	$1,845	$1.18	24d	1	1.11mi
6575 Smoke Ridge Dr Atlanta, GA	4.0	2.0	1808	$1,815	$1.00	43d	1	1.13mi
2184 Olmadison Vw Atlanta, GA	2.0	2.0	1236	$1,985	$1.61	18d	1	1.13mi
2285 Bigwood Trl Atlanta, GA	3.0	2.5	1580	$1,740	$1.10	1d	1	1.14mi
6500 Connell Rd Atlanta, GA	3.0	2.0	1483	$1,650	$1.11	24d	1	1.16mi
855 Old Rocky Rd Atlanta, GA	3.0	2.0	1310	$1,710	$1.31	24d	1	1.17mi
2310 Bigwood Trl Atlanta, GA	3.0	2.5	1580	$2,600	$1.65	24d	1	1.18mi
6368 Olmadison Pl Atlanta, GA	3.0	2.5	1428	$1,656	$1.16	11d	1	1.20mi
6370 Olmadison Pl Atlanta, GA	3.0	2.5	1440	$1,795	$1.25	43d	1	1.20mi
6278 Rockaway Rd Atlanta, GA	3.0	2.5	1524	$2,000	$1.31	43d	1	1.22mi
6440 Connell Rd Atlanta, GA	3.0	2.0	1391	$1,695	$1.22	24d	1	1.23mi
6445 Connell Rd Atlanta, GA	3.0	2.0	1357	$1,856	$1.37	43d	1	1.25mi
6560 Emerald Pointe Cir Atlanta, GA	3.0	2.0	1309	$1,500	$1.15	22d	1	1.27mi
325 Pointer Ct Atlanta, GA	3.0	2.0	1474	$1,620	$1.10	5d	1	1.28mi
7495 Royale Ct Riverdale, GA	4.0	3.0	1284	$2,150	$1.67	1d	1	1.32mi
6684 Judy Ln Riverdale, GA	3.0	2.0	1356	$1,705	$1.26	43d	1	1.35mi
2560 Foxlair Trl Atlanta, GA	4.0	2.0	1485	$1,795	$1.21	24d	1	1.38mi
1973 Bethsaida Rd Riverdale, GA	2.0	2.0	1000	$2,650	$2.65	1d	1	1.38mi
3800 Leisure Ln Atlanta, GA	3.0	2.0	1198	$2,350	$1.96	22d	1	1.39mi
6090 Emerald Pointe Cir Atlanta, GA	3.0	2.0	1200	$1,875	$1.56	18d	1	1.39mi
320 Emerald Green Ct Atlanta, GA	3.0	2.0	1575	$2,050	$1.30	43d	1	1.40mi
7301 Fern Ct Riverdale, GA	3.0	3.0	1325	$1,909	$1.44	4d	1	1.41mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-18
   days on market $175,000 Active 94 DOM
2. 2026-06-17
   days on market $175,000 Active 93 DOM
3. 2026-06-16
   days on market $175,000 Active 92 DOM
4. 2026-06-15
   days on market $175,000 Active 91 DOM
5. 2026-06-13
   days on market $175,000 Active 89 DOM
6. 2026-06-09
   days on market $175,000 Active 85 DOM
7. 2026-06-08
   days on market $175,000 Active 84 DOM
8. 2026-06-07
   days on market $175,000 Active 83 DOM
9. 2026-06-04
   days on market $175,000 Active 80 DOM
10. 2026-06-03
    days on market $175,000 Active 79 DOM
11. 2026-06-01
    days on market $175,000 Active 77 DOM
12. 2026-05-31
    days on market $175,000 Active 76 DOM
13. 2026-05-18
    status Back On Market
14. 2026-04-24
    status Under Contract
15. 2026-02-19
    listed $175,000 New
16. 2025-08-14
    historical
17. 2025-06-12
    price $160,000
18. 2025-03-13
    listed $175,000 Active
19. 2025-03-12
    historical
20. 2025-01-31
    historical
21. 2024-09-21
    listed $195,000 Active
22. 2022-12-20
    soldstatus $175,000
23. 2022-06-03
    soldstatus $75,000
24. 2022-05-31
    soldstatus $75,000 Closed
25. 2022-05-31
    soldstatus $75,000 Sold
26. 2022-05-10
    historical Active Under Contract
27. 2022-05-09
    status Under Contract
28. 2022-04-21
    price $54,900
29. 2022-04-08
    listed $59,900 Active
30. 2022-04-08
    listed $59,900 New
31. 2002-10-15
    soldstatus $70,000
32. 1990-07-24
    soldstatus $31,300

ⓘ 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: $2,031 · $169/mo
• Projected year-2 tax: $2,031 · $169/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 3/10 Moderate
• 🌡 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: $22,672
• − Mortgage interest: −$9,803
• − Property taxes: −$2,031
• − Insurance: −$875
• − Repairs & maintenance: −$1,814
• − Management: −$1,814
• − HOA: −$3,600
• − Depreciation: −$5,091
• Taxable loss: −$2,355
• Est. tax savings @ 24.0%: +$565
• After-tax cash flow: $958/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 — South Fulton

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: South Fulton, GA
• County: Fulton County · 1,094,430 people
• City population: 127,674
• 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

+459.1% since first listed

20 events — show timeline

• 2026-05-18 Relisted — GAMLS
• 2026-04-24 Pending — GAMLS
• 2026-02-19 Listed $175,000 GAMLS
• 2025-08-14 Listing Removed — FMLS
• 2025-06-12 Price Changed $160,000 FMLS
• 2025-03-13 Listed $175,000 FMLS
• 2025-03-12 Coming Soon — FMLS
• 2025-01-31 Listing Removed — FMLS
• 2024-09-21 Listed $195,000 FMLS
• 2022-12-20 Sold (Public Records) $175,000 Public Records
• 2022-06-03 Sold (Public Records) $75,000 Public Records
• 2022-05-31 Sold (MLS) $75,000 GAMLS
• 2022-05-31 Sold (MLS) $75,000 FMLS
• 2022-05-10 Contingent — FMLS
• 2022-05-09 Pending — GAMLS
• 2022-04-21 Price Changed $54,900 GAMLS
• 2022-04-08 Listed $59,900 GAMLS
• 2022-04-08 Listed $59,900 FMLS
• 2002-10-15 Sold (Public Records) $70,000 Public Records
• 1990-07-24 Sold (Public Records) $31,300 Public Records

Property tax history

+8.8%/yr

Latest (2025): $2,031 · -6.1% YoY. Source: county tax records.