4144 Pinehurst Valley Dr · Stonecrest, GA 30034

$285,000

3 bd · 3.5 ba · 2,080 sqft · SingleFamily public records · 4 Days on market

Built 1990 0.98 ac lot $137/sqft · 10% below area Est $318k · 10% under ↓ 11% 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).

• Cash flow +13.2/30.0
• ARV discount +12.2/15.0
• DSCR +4.0/10.0
• Rent growth +3.0/5.0
• 1% rule +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOVE IN READY! Welcome home - your wait is over! This beautiful 3-bedroom, 2.5-bath brick home offers the perfect blend of comfort, space, and charm. From the moment you arrive, you'll appreciate the home's timeless curb appeal featuring classic brick, a welcoming front porch, well-maintained landscaping, and a two-car garage with a coordinating accent door that complements the home's exterior color palette. Step inside to discover generous living spaces designed for both everyday living and entertaining, including a separate formal living and dining room, and a spacious family room perfect for gathering with family and friends. The kitchen features new stainless-steel appliances including a stove and vent hood, along with an eat-in kitchen area ideal for casual dining. The refrigerator also remains with the home for added convenience. One of the standout features of this home is the bright newly built sunroom, providing the perfect space to relax, unwind, or enjoy your morning coffee. Just outside, the newly built deck offers additional space for entertaining, outdoor dining, or spending time with family and guests. Nestled in an established community on a cul-de-sac, this home provides both charm and convenience. Upstairs, retreat to the oversized primary suite featuring a spacious walk-in closet and a spa-like bathroom complete with a jetted soaking tub, double vanity, and separate shower - the perfect place to relax after a long day. With plenty of living space, inviting indoor and outdoor areas, and thoughtful updates, this home is ready for its next owner to enjoy. Schedule your showing today and come see all that this wonderful home has to offer!

Key facts

• 0.98 acre lot
• 2 garage spots
• Built 1990

Property features AI

Finance

• HOA & community: Community features include street lights, proximity to schools, and nearby shopping

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; Underground utilities; Electricity available; Cable available
• Home design: Two levels; Fee simple ownership; Resale property; Raised foundation; Facing direction not specified
• Construction: Wood siding with brick front; Brick accents; Composition roof; Raised foundation; Built with typical resale construction materials
• Exterior features: Private yard; Screened, enclosed patio; Patio; Rain gutters; Asphalt road access

Interior

• Kitchen: Eat-in kitchen with breakfast area and pantry; Electric range; Range hood; Dishwasher; Refrigerator
• Bedrooms: Three upper-level bedrooms; Oversized master bedroom
• Flooring: Hardwood; Carpet; Luxury vinyl; Tile
• Bathrooms: Two full bathrooms; One half bathroom (main level); Master bath with double vanity, separate shower and tub, vaulted ceiling
• Heating & cooling: Central heating; Central air; Ceiling fans; Electric cooling
• Interior features: Tray ceilings and vaulted ceilings; High ceilings (10'+); Walk-in closets; Entrance foyer; Living space available; One fireplace with gas starter
• Laundry & utility: Upper-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-6 ($-70/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (25.2% below list).
• Recommended offer: $213k (25.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 5.1% in Stonecrest — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Dekalb County (suburban): math 19% / reading 28% proficiency, ranked #125 of 174 in GA (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Chapel Hill Elementary School (math 5% / reading 15%, grade F, #1,076 of 1,228 statewide, top 89%, 559 students, 100% FRL); Chapel Hill Middle School (math 12% / reading 27%, grade F, #356 of 470 statewide, top 78%, 692 students, 100% FRL); Southwest Dekalb High School (math 17% / reading 37%, grade F, #162 of 424 statewide, top 40%, 1,307 students, 100% FRL) — zoned schools average 100% FRL vs 68% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.2%/yr); 356 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• This rent runs 40% of the median local income ($64k/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 $9k of value loss. Plan a longer hold.
• DeKalb County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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, 24% 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 $213,276 (25.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.75% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.09%
• DSCR: 1.00
• GRM: 11.1

CMA / ARV

• ARV (median comp): $318,091
• List price: $285,000
• Delta: -7.26%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4001 Kingsbrook Blvd	0.25mi	4/3.5 (+1)	2,186 (+5%)	4mo	$378,250	$173	71
4045 Wintersweet Dr	0.10mi	4/2.5 (+1)	2,364 (+14%)	4mo	$322,000	$136	60
3652 Platina Park Ct	0.59mi	3/2.5	1,911 (-8%)	4mo	$260,000	$136	51
3797 Flakes Mill Rd	0.66mi	4/2.5 (+1)	2,180 (+5%)	3mo	$220,000	$101	49
3691 Sapphire Ct	0.46mi	3/2.5	2,390 (+15%)	2mo	$227,000	$95	48
4158 Marist Ct	0.74mi	4/2.5 (+1)	1,961 (-6%)	2mo	$320,000	$163	45
3868 Brookview Pt	0.72mi	3/2.5	1,860 (-11%)	1mo	$325,000	$175	44
3604 Spring Trce	0.62mi	3/2.5	1,806 (-13%)	2mo	$157,500	$87	43
4139 Casa Loma Dr	0.63mi	4/2.5 (+1)	2,294 (+10%)	2mo	$130,000	$57	43
3749 Valpariso Cir	0.66mi	3/2.0	1,813 (-13%)	2mo	$265,000	$146	41
3900 Artist Vw	0.59mi	4/2.0 (+1)	1,800 (-14%)	4mo	$223,000	$124	36
3428 Chapel Park Dr	0.72mi	4/2.5 (+1)	1,816 (-13%)	2mo	$289,000	$159	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 · 2.18% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.39×
• Total profit: $-48,439
• Equity at exit: $42,494

10-year hold

• IRR: -10.8%
• Equity multiple: 0.37×
• Total profit: $-50,269
• Equity at exit: $24,642

Cash invested: $79,800 (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 30034

• Home prices YoY: -27.4%
• Rents YoY: 2.2%
• Active inventory: 356
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,133 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$77 /mo · $929/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $-6

Break-even live

Break-even rent $2,140

Max offer price $283,969

Occupancy floor 95%

Sensitivity live

Price	-10% $155	-5% $75	+0% $-6	+5% $-87	+10% $-167
Rent	-10% $-174	-5% $-90	+0% $-6	+5% $78	+10% $163
Rate	-1.0pp $138	-0.5pp $67	base $-6	+0.5pp $-80	+1.0pp $-155

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3577 Brycewood Dr Decatur, GA	3.0	2.5	1501	$1,950	$1.30	45d	1	0.28mi
3583 Brycewood Dr Decatur, GA	3.0	2.5	1461	$2,150	$1.47	45d	1	0.29mi
3601 Brycewood Dr Decatur, GA	3.0	2.5	1515	$2,150	$1.42	45d	1	0.32mi
3601 Brycewood Dr Decatur, GA	3.0	2.5	1500	$2,150	$1.43	26d	1	0.32mi
3605 Brycewood Dr Decatur, GA	3.0	2.5	1500	$2,150	$1.43	26d	1	0.33mi
3605 Brycewood Dr Decatur, GA	3.0	3.0	1515	$2,150	$1.42	45d	1	0.33mi
3607 Brycewood Dr Decatur, GA	3.0	2.5	1500	$2,150	$1.43	26d	1	0.34mi
3607 Brycewood Dr Decatur, GA	3.0	3.0	1515	$2,150	$1.42	45d	1	0.34mi
3667 Manhattan Dr Decatur, GA	4.0	2.5	1596	$1,981	$1.24	1d	1	0.48mi
3604 Spring Trce Decatur, GA	3.0	2.5	1806	$1,595	$0.88	45d	1	0.62mi
100 Woodberry Pl Decatur, GA	1.0–3.0	1.0–2.0	1106	$1,743	$1.58	0d	18	0.67mi
3693 Belmont Abbey Dr Decatur, GA	4.0	2.5	2454	$2,531	$1.03	14d	1	0.74mi
3170 Sherwood Oaks Ct Decatur, GA	4.0	2.5	2987	$3,200	$1.07	1d	1	0.80mi
3856 Radcliffe Blvd Decatur, GA	4.0	3.0	1968	$1,995	$1.01	45d	1	0.90mi
4060 Waldrop Hills Dr Decatur, GA	3.0	2.5	1696	$1,920	$1.13	17d	1	1.17mi
3688 Seton Hall Dr Decatur, GA	4.0	2.5	2308	$2,300	$1.00	7d	1	1.18mi
3166 Big Springs Ct Decatur, GA	3.0	2.0	1493	$1,900	$1.27	45d	1	1.18mi
3518 Moonlight Ct Decatur, GA	4.0	3.0	2022	$2,400	$1.19	14d	1	1.22mi
3460 Boring Rd Decatur, GA	3.0	2.0	1855	$1,900	$1.02	26d	1	1.33mi
4068 Day Trl S Ellenwood, GA	4.0	2.0	1836	$2,100	$1.14	6d	1	1.38mi
4061 Faron Ct Ellenwood, GA	4.0	2.0	2184	$2,174	$1.00	1d	1	1.43mi
3009 Donavan Way Decatur, GA	3.0	2.5	2025	$1,850	$0.91	26d	1	1.45mi
3651 Columbia Pkwy Decatur, GA	3.0	2.0	1958	$1,920	$0.98	45d	1	1.47mi
3725 Patti Pkwy Decatur, GA	4.0	2.0	1914	$2,220	$1.16	45d	1	1.48mi

Listing history 15 events

1. 2026-06-21
   statusdays on market $285,000 Pending 4 DOM
2. 2026-06-18
   days on market $285,000 Active 2 DOM
3. 2026-06-16
   pricedays on marketlisting id $285,000 Active 1 DOM

   Show marketing remark (1681 chars)

   MOVE IN READY! Welcome home - your wait is over! This beautiful 3-bedroom, 2.5-bath brick home offers the perfect blend of comfort, space, and charm. From the moment you arrive, you'll appreciate the home's timeless curb appeal featuring classic brick, a welcoming front porch, well-maintained landscaping, and a two-car garage with a coordinating accent door that complements the home's exterior color palette. Step inside to discover generous living spaces designed for both everyday living and entertaining, including a separate formal living and dining room, and a spacious family room perfect for gathering with family and friends. The kitchen features new stainless-steel appliances including a stove and vent hood, along with an eat-in kitchen area ideal for casual dining. The refrigerator also remains with the home for added convenience. One of the standout features of this home is the bright newly built sunroom, providing the perfect space to relax, unwind, or enjoy your morning coffee. Just outside, the newly built deck offers additional space for entertaining, outdoor dining, or spending time with family and guests. Nestled in an established community on a cul-de-sac, this home provides both charm and convenience. Upstairs, retreat to the oversized primary suite featuring a spacious walk-in closet and a spa-like bathroom complete with a jetted soaking tub, double vanity, and separate shower - the perfect place to relax after a long day. With plenty of living space, inviting indoor and outdoor areas, and thoughtful updates, this home is ready for its next owner to enjoy. Schedule your showing today and come see all that this wonderful home has to offer!

4. 2026-06-15
   days on market $295,000 Active 99 DOM
5. 2026-06-13
   days on market $295,000 Active 97 DOM
6. 2026-06-09
   days on market $295,000 Active 93 DOM
7. 2026-06-08
   days on market $295,000 Active 92 DOM
8. 2026-06-07
   days on market $295,000 Active 91 DOM
9. 2026-06-04
   days on market $295,000 Active 88 DOM
10. 2026-06-03
    days on market $295,000 Active 87 DOM
11. 2026-06-02
    days on market $295,000 Active 86 DOM
12. 2026-06-01
    days on market $295,000 Active 85 DOM
13. 2026-05-31
    statusdays on market $295,000 Active 84 DOM
14. 2026-03-31
    price $308,000 1681-char remark

    Show marketing remark (1681 chars)

    MOVE IN READY! Welcome home - your wait is over! This beautiful 3-bedroom, 2.5-bath brick home offers the perfect blend of comfort, space, and charm. From the moment you arrive, you'll appreciate the home's timeless curb appeal featuring classic brick, a welcoming front porch, well-maintained landscaping, and a two-car garage with a coordinating accent door that complements the home's exterior color palette. Step inside to discover generous living spaces designed for both everyday living and entertaining, including a separate formal living and dining room, and a spacious family room perfect for gathering with family and friends. The kitchen features new stainless-steel appliances including a stove and vent hood, along with an eat-in kitchen area ideal for casual dining. The refrigerator also remains with the home for added convenience. One of the standout features of this home is the bright newly built sunroom, providing the perfect space to relax, unwind, or enjoy your morning coffee. Just outside, the newly built deck offers additional space for entertaining, outdoor dining, or spending time with family and guests. Nestled in an established community on a cul-de-sac, this home provides both charm and convenience. Upstairs, retreat to the oversized primary suite featuring a spacious walk-in closet and a spa-like bathroom complete with a jetted soaking tub, double vanity, and separate shower - the perfect place to relax after a long day. With plenty of living space, inviting indoor and outdoor areas, and thoughtful updates, this home is ready for its next owner to enjoy. Schedule your showing today and come see all that this wonderful home has to offer!

15. 2026-03-08
    listed $320,000 New 1681-char remark

    Show marketing remark (1681 chars)

    MOVE IN READY! Welcome home - your wait is over! This beautiful 3-bedroom, 2.5-bath brick home offers the perfect blend of comfort, space, and charm. From the moment you arrive, you'll appreciate the home's timeless curb appeal featuring classic brick, a welcoming front porch, well-maintained landscaping, and a two-car garage with a coordinating accent door that complements the home's exterior color palette. Step inside to discover generous living spaces designed for both everyday living and entertaining, including a separate formal living and dining room, and a spacious family room perfect for gathering with family and friends. The kitchen features new stainless-steel appliances including a stove and vent hood, along with an eat-in kitchen area ideal for casual dining. The refrigerator also remains with the home for added convenience. One of the standout features of this home is the bright newly built sunroom, providing the perfect space to relax, unwind, or enjoy your morning coffee. Just outside, the newly built deck offers additional space for entertaining, outdoor dining, or spending time with family and guests. Nestled in an established community on a cul-de-sac, this home provides both charm and convenience. Upstairs, retreat to the oversized primary suite featuring a spacious walk-in closet and a spa-like bathroom complete with a jetted soaking tub, double vanity, and separate shower - the perfect place to relax after a long day. With plenty of living space, inviting indoor and outdoor areas, and thoughtful updates, this home is ready for its next owner to enjoy. Schedule your showing today and come see all that this wonderful home has to offer!

ⓘ 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: $929 · $77/mo
• Projected year-2 tax: $2,622 · $218/mo
• Expected delta: +$1,693/yr (+$141/mo · 182.3%)

ⓘ 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 ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,593
• − Mortgage interest: −$15,964
• − Property taxes: −$929
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,047
• − Management: −$2,047
• − Depreciation: −$8,291
• Taxable loss: −$5,111
• Est. tax savings @ 24.0%: +$1,227
• After-tax cash flow: $1,157/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: Dekalb County
• NCES district ID: 1301740
• Math proficiency: 19% ▼ -12.00%
• Reading proficiency: 28% ▼ -7.00%
• Median HH income: $51,448
• Composite: 20.92/100
• National rank: #8482
• State rank: #125 of 174 in GA

Livability — Stonecrest

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

Census & demographics

• County: Dekalb County · 782,738 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 41,847
• Household income: $63,517
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 1659.0

Population outlook (DeKalb County) Hauer SSP2

• Today (2025): 839,977 people
• By 2030: 891,768 · +6.2%
• By 2040: 988,894 · +17.7%
• By 2050: 1,074,583 · +27.9%
• By 2075: 1,245,026 · +48.2%
• By 2100: 1,303,135 · +55.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (90%)
• Race & ethnicity: Black 90% White 4% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Hispanic 1% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 93% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · DeKalb

• 2024 margin: Solid D (+64.8) · D 81.9% · R 17.1% · Other 1.0%
• 2008→2024 swing: +6.1pp toward D · 2008: 58.6pp · 2024: 64.8pp
• All cycles: 2024: D+64.8 2020: D+67.4 2016: D+64.8 2012: D+56.8 2008: D+58.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.92%
• Current HPI: 209.5638
• Rent YoY: ▲ 2.18%
• 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

-10.9% since first listed

8 events — show timeline

• 2026-06-20 Pending — FMLS
• 2026-06-20 Pending — GAMLS
• 2026-06-16 Price Changed $285,000 FMLS
• 2026-06-16 Price Changed $285,000 GAMLS
• 2026-06-03 Listed $295,000 FMLS
• 2026-05-28 Price Changed $295,000 GAMLS
• 2026-03-31 Price Changed $308,000 GAMLS
• 2026-03-08 Listed $320,000 GAMLS

Property tax history

-6.2%/yr

Latest (2025): $929 · -7.1% YoY. Source: county tax records.