570 Pine Ridge Trl · Conyers, GA 30094

$219,000

3 bd · 2.5 ba · 1,700 sqft · SingleFamily public records · 130 Days on market

Built 1988 $129/sqft · 14% below area Est $262k · 16% under

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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).

• ARV discount +14.9/15.0
• Cash flow +11.8/30.0
• 1% rule +4.0/10.0
• DSCR +3.5/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT LOCATION! SOLD AS IS !CLOSE TO EVERYTHING! FIRESIDE FAMILY ROOM IS COZY & COMFORTABLE. QUIET TREE LINED STREET W/ PRIVATE BACKYARD. EXCELLENT SCHOOLS! SAFE & QUIET NEIGHBORHOOD! OPEN & SPACIOUS FLOORPLAN! A MUST SEE! CALL FOR DETAILS!

Key facts

• Excellent schools
• Private backyard
• Safe neighborhood

Tags

• PRIVATE BACKYARD
• EXCELLENT SCHOOLS
• SAFE NEIGHBORHOOD
• QUIET TREE LINED STREET

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $-62 ($-744/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (10.2% below list).
• Recommended offer: $193k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.0% vs local median 4.4% in Conyers — 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 67/100 on livability (#167 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, crime D, amenities D.
• Rockdale County (suburban): math 14% / reading 29% proficiency, ranked #136 of 174 in GA (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+4.2%/yr); 386 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 483 units permitted in Rockdale County in 2024 (0 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.
• Rockdale County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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.
• Current owner paid $55k; list at $219k implies a 298% 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 $192,720 (12.0% 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 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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 D-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 D 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: 0.90% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.21%
• DSCR: 0.95
• GRM: 9.3

CMA / ARV

• ARV (median comp): $261,835
• List price: $219,000
• Delta: -16.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
549 Greenview Ave SE	0.23mi	3/2.0	1,648 (-3%)	3mo	$210,000	$127	80
2805 SE Bridle Path	0.10mi	3/2.0	1,528 (-10%)	0mo	$243,000	$159	76
1511 Hillside Dr SE	0.19mi	3/2.5	1,840 (+8%)	4mo	$257,000	$140	75
2645 Laurel Woods Ln SE	0.18mi	4/2.0 (+1)	1,829 (+8%)	4mo	$325,000	$178	69
1507 Hillside Dr SE	0.20mi	4/2.5 (+1)	1,798 (+6%)	9mo	$250,000	$139	69
557 Greenview Ave SE	0.22mi	4/2.0 (+1)	1,764 (+4%)	9mo	$230,000	$130	69
3014 Lakeridge Dr SE	0.50mi	3/2.0	1,593 (-6%)	4mo	$219,000	$137	61
1920 Logan Ln SE	0.49mi	4/2.5 (+1)	1,829 (+8%)	4mo	$328,000	$179	56
224 Potts Rd SE	0.70mi	3/2.0	1,740 (+2%)	11mo	$225,000	$129	53
665 Huron Ct SE	0.35mi	3/2.0	1,456 (-14%)	6mo	$214,000	$147	52
3165 Goode Rd	0.71mi	3/2.0	1,524 (-10%)	4mo	$230,000	$151	45
2815 Highway 20 SE	0.65mi	3/2.0	1,470 (-14%)	12mo	$264,000	$180	35

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 · 4.16% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.40×
• Total profit: $-37,021
• Equity at exit: $32,654

10-year hold

• IRR: -6.6%
• Equity multiple: 0.56×
• Total profit: $-27,195
• Equity at exit: $18,935

Cash invested: $61,320 (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 30094

• Rents YoY: 4.2%
• Active inventory: 386
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,966 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$375 /mo · $4,502/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $-62

Break-even live

Break-even rent $2,044

Max offer price $208,053

Occupancy floor 98%

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
661 Greenview Ave SE Conyers, GA	3.0	2.0	1393	$1,700	$1.22	24d	1	0.23mi
1419 Hillside Pl SE Conyers, GA	4.0	2.0	1536	$1,955	$1.27	5d	1	0.28mi
619 Lakeridge Cir SE Conyers, GA	3.0	2.0	1350	$1,545	$1.14	20d	1	0.38mi
595 Lakeridge Cir SE Conyers, GA	3.0	2.0	1304	$1,656	$1.27	5d	1	0.46mi
1510 Marshall Ln SE Conyers, GA	4.0	2.0	1525	$2,073	$1.36	43d	1	0.48mi
2641 Rolling Hills Way SE Conyers, GA	3.0	2.0	1452	$1,791	$1.23	12d	1	0.60mi
2856 Bay Leaf Dr SE Conyers, GA	3.0	2.0	1296	$2,400	$1.85	24d	1	0.61mi
1103 Sunset Rd SE , GA	3.0–4.0	2.5	1850	$2,040	$1.10	18d	24	0.64mi
3131 Goode Rd Conyers, GA	3.0	2.0	1824	$2,000	$1.10	20d	1	0.66mi
3144 Goode Rd Conyers, GA	3.0	1.5	1468	$1,500	$1.02	43d	1	0.70mi
411 Cindy Dr SE Conyers, GA	3.0	2.0	1424	$1,830	$1.29	2d	1	0.71mi
337 Windsor Walk SE Conyers, GA	3.0	2.0	1247	$1,695	$1.36	12d	1	0.72mi
359 Cindy Dr SE Conyers, GA	3.0	1.0	1265	$1,326	$1.05	43d	1	0.81mi
325 Morris Ct SE Conyers, GA	3.0	2.0	1256	$1,770	$1.41	43d	1	0.91mi
2133 Boxwood Cir Conyers, GA	4.0	2.5	2087	$2,250	$1.08	24d	1	1.00mi
2365 Highway 20 SE Conyers, GA	1.0–2.0	1.0–2.0	984	$1,730	$1.76	1d	7	1.02mi
288 Morris Dr SE Conyers, GA	3.0	2.0	1251	$1,731	$1.38	12d	1	1.05mi
2165 Boxwood Cir Conyers, GA	4.0	2.5	2091	$2,250	$1.08	43d	1	1.05mi
2120 Weatherstone Cir SE Conyers, GA	3.0	2.0	2076	$2,250	$1.08	24d	1	1.14mi
2511 Nugget Dr SW Conyers, GA	3.0	2.0	1311	$1,755	$1.34	22d	1	1.17mi
3438 Creekwood Dr SE Conyers, GA	3.0	2.0	1840	$1,845	$1.00	24d	1	1.21mi
1576 Cherry Hill Ct SW Conyers, GA	3.0	2.0	1392	$1,450	$1.04	20d	1	1.34mi
2146 Miller Chapel Rd SE Conyers, GA	3.0	2.5	1875	$2,265	$1.21	43d	2	1.39mi
1616 Cherry Hill Rd SW Conyers, GA	3.0	2.0	1250	$1,639	$1.31	2d	1	1.47mi

Listing history 22 events

1. 2026-06-18
   days on market $219,000 Active 130 DOM
2. 2026-06-17
   days on market $219,000 Active 129 DOM
3. 2026-06-16
   days on market $219,000 Active 128 DOM
4. 2026-06-15
   days on market $219,000 Active 127 DOM
5. 2026-06-13
   days on market $219,000 Active 125 DOM
6. 2026-06-09
   days on market $219,000 Active 121 DOM
7. 2026-06-08
   days on market $219,000 Active 120 DOM
8. 2026-06-07
   days on market $219,000 Active 119 DOM
9. 2026-06-04
   days on market $219,000 Active 116 DOM
10. 2026-06-03
    days on market $219,000 Active 115 DOM
11. 2026-06-02
    days on market $219,000 Active 114 DOM
12. 2026-06-01
    days on market $219,000 Active 113 DOM
13. 2026-05-31
    days on market $219,000 Active 112 DOM
14. 2026-04-27
    price $219,000 252-char remark

    Show marketing remark (252 chars)

    GREAT LOCATION! SOLD AS IS !CLOSE TO EVERYTHING! FIRESIDE FAMILY ROOM IS COZY & COMFORTABLE. QUIET TREE LINED STREET W/ PRIVATE BACKYARD. EXCELLENT SCHOOLS! SAFE & QUIET NEIGHBORHOOD! OPEN & SPACIOUS FLOORPLAN! A MUST SEE! CALL FOR DETAILS!

15. 2026-02-08
    listed $229,000 Active 252-char remark

    Show marketing remark (252 chars)

    GREAT LOCATION! SOLD AS IS !CLOSE TO EVERYTHING! FIRESIDE FAMILY ROOM IS COZY & COMFORTABLE. QUIET TREE LINED STREET W/ PRIVATE BACKYARD. EXCELLENT SCHOOLS! SAFE & QUIET NEIGHBORHOOD! OPEN & SPACIOUS FLOORPLAN! A MUST SEE! CALL FOR DETAILS!

16. 2010-06-10
    historical 240-char remark

    Show marketing remark (240 chars)

    GREAT LOCATION! CLOSE TO EVERYTHING! FIRESIDE FAMILY ROOM IS COZY & COMFORTABLE. QUIET TREE LINED STREET W/ PRIVATE BACKYARD. EXCELLENT SCHOOLS! SAFE & QUIET NEIGHBORHOOD! OPEN & SPACIOUS FLOORPLAN! A MUST SEE! CALL FOR DETAILS!

17. 2010-04-08
    soldstatus $55,000 Sold 240-char remark

    Show marketing remark (240 chars)

    GREAT LOCATION! CLOSE TO EVERYTHING! FIRESIDE FAMILY ROOM IS COZY & COMFORTABLE. QUIET TREE LINED STREET W/ PRIVATE BACKYARD. EXCELLENT SCHOOLS! SAFE & QUIET NEIGHBORHOOD! OPEN & SPACIOUS FLOORPLAN! A MUST SEE! CALL FOR DETAILS!

18. 2010-03-23
    status Pending 240-char remark

    Show marketing remark (240 chars)

    GREAT LOCATION! CLOSE TO EVERYTHING! FIRESIDE FAMILY ROOM IS COZY & COMFORTABLE. QUIET TREE LINED STREET W/ PRIVATE BACKYARD. EXCELLENT SCHOOLS! SAFE & QUIET NEIGHBORHOOD! OPEN & SPACIOUS FLOORPLAN! A MUST SEE! CALL FOR DETAILS!

19. 2010-03-09
    listed $55,000 Active 240-char remark

    Show marketing remark (240 chars)

    GREAT LOCATION! CLOSE TO EVERYTHING! FIRESIDE FAMILY ROOM IS COZY & COMFORTABLE. QUIET TREE LINED STREET W/ PRIVATE BACKYARD. EXCELLENT SCHOOLS! SAFE & QUIET NEIGHBORHOOD! OPEN & SPACIOUS FLOORPLAN! A MUST SEE! CALL FOR DETAILS!

20. 2010-02-05
    price $55,000 Extended
21. 2003-12-30
    soldstatus $126,100
22. 1989-10-04
    soldstatus $79,900

ⓘ 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: $4,502 · $375/mo
• Projected year-2 tax: $4,502 · $375/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 ≥105°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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,589
• − Mortgage interest: −$12,267
• − Property taxes: −$4,502
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,887
• − Management: −$1,887
• − Depreciation: −$6,371
• Taxable loss: −$4,421
• Est. tax savings @ 24.0%: +$1,061
• After-tax cash flow: $317/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: Rockdale County
• NCES district ID: 1304410
• Math proficiency: 14% ▼ -17.00%
• Reading proficiency: 29% ▼ -11.00%
• Median HH income: $53,325
• Composite: 19.42/100
• National rank: #8776
• State rank: #136 of 174 in GA

Livability — Conyers

• Score: 67/100
• State rank: #167
• US rank: #10533

Category grades

Amenities D Commute F Cost of living A+ Crime D Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Rockdale County · 96,534 people
• City population: 96,534
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 33,731
• Household income: $88,530
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 549.0

Population outlook (Rockdale County) Hauer SSP2

• Today (2025): 99,145 people
• By 2030: 104,558 · +5.5%
• By 2040: 116,100 · +17.1%
• By 2050: 127,827 · +28.9%
• By 2075: 159,113 · +60.5%
• By 2100: 181,178 · +82.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 56% White 29% Two or more races 9% Hispanic / Latino 7% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Hispanic 1% Serbian 1% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 5% French/Haitian/Cajun 1%

Political lean MEDSL · Rockdale

• 2024 margin: Solid D (+47.5) · D 73.4% · R 25.9%
• 2008→2024 swing: +37.9pp toward D · 2008: 9.6pp · 2024: 47.5pp
• All cycles: 2024: D+47.5 2020: D+40.8 2016: D+25.9 2012: D+16.4 2008: D+9.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -168.06%
• Current HPI: 205.627
• Rent YoY: ▲ 4.16%
• 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

+174.1% since first listed

9 events — show timeline

• 2026-04-27 Price Changed $219,000 FMLS
• 2026-02-08 Listed $229,000 FMLS
• 2010-06-10 Listing Removed — FMLS
• 2010-04-08 Sold (MLS) $55,000 FMLS
• 2010-03-23 Pending — FMLS
• 2010-03-09 Listed $55,000 FMLS
• 2010-02-05 Price Changed $55,000 GAMLS
• 2003-12-30 Sold (Public Records) $126,100 Public Records
• 1989-10-04 Sold (Public Records) $79,900 Public Records

Property tax history

+5.6%/yr

Latest (2025): $4,502 · +5.4% YoY. Source: county tax records.