4616 Garden Hills Dr · Pine Lake, GA 30083

$174,900

3 bd · 2.0 ba · 1,080 sqft · SingleFamily public records · 123 Days on market

Built 1982 7,405 sqft lot $162/sqft · 30% below area Est $248k · 30% 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 +15.0/15.0
• Cash flow +8.6/30.0
• 1% rule +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well-located split level home at 4616 Garden Hills Dr in Stone Mountain offers 3 bedrooms and 2 full baths with a comfortable, functional layout. On the main floor the spacious living room with fire place is located along with the laundry room.

Key facts

• 7,405 sq ft lot
• Garage
• Built 1982

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-150 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (15.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (13.4% below list).
• Recommended offer: $148k (15.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 67/100 on livability (#160 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B; Watch: amenities F, commute F, health & safety F.
• 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.
• Market conditions: Rents rising (+1.3%/yr); 257 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• This rent runs 33% of the median local income ($55k/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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 123 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $25k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,416 (15.1% 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 123 days. Have you received any prior offers? Is the seller open to a 15% 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
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: 0.87% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.67%
• DSCR: 0.84
• GRM: 9.6

CMA / ARV

• ARV (median comp): $248,211
• List price: $174,900
• Delta: -29.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4691 Garden Hills Ct	0.17mi	3/2.0	1,076 (-0%)	13mo	$230,000	$214	80
4630 Garden Hills Dr	0.04mi	4/3.0 (+1)	1,076 (-0%)	24mo	$270,000	$251	69
433 Pine Dr	0.46mi	2/1.0 (-1)	1,044 (-3%)	12mo	$225,000	$216	55
672 Rowland Rd	0.51mi	2/1.0 (-1)	1,080 (0%)	15mo	$105,000	$97	54
4611 Dogwood Rd	0.52mi	2/1.0 (-1)	1,100 (+2%)	11mo	$299,000	$272	54
573 Allgood Rd	0.53mi	3/1.0	1,240 (+15%)	4mo	$195,000	$157	43
4624 Park Dr	0.71mi	2/1.0 (-1)	1,140 (+6%)	12mo	$287,500	$252	38
520 Pine Dr	0.62mi	2/1.0 (-1)	963 (-11%)	13mo	$163,250	$170	33
520 Pine Dr	0.62mi	2/1.0 (-1)	963 (-11%)	13mo	$163,250	$170	33

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 · 1.31% rent growth · sell at horizon

5-year hold

• IRR: -24.5%
• Equity multiple: 0.18×
• Total profit: $-40,315
• Equity at exit: $26,078

10-year hold

• IRR: -26.5%
• Equity multiple: -0.16×
• Total profit: $-57,012
• Equity at exit: $15,122

Cash invested: $48,972 (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 30083

• Rents YoY: 1.3%
• Active inventory: 257
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,515 high
• Mortgage (P&I): −$917
• Tax from tax record: −$356 /mo · $4,278/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $-150

Break-even live

Break-even rent $1,705

Max offer price $148,416

Occupancy floor —

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
478 Prince of Wales Stone Mountain, GA	2.0	2.0	1064	$1,475	$1.39	44d	1	0.07mi
4631 Garden Hills Dr Stone Mountain, GA	3.0	2.0	1382	$1,671	$1.21	17d	1	0.07mi
4625 High Collier Walk Stone Mountain, GA	3.0	2.0	1400	$1,000	$0.71	12d	1	0.08mi
421 Prince of Wales Stone Mountain, GA	2.0	2.5	1036	$1,250	$1.21	22d	1	0.10mi
488 Barclay Ct Stone Mountain, GA	3.0	2.5	1490	$2,160	$1.45	13d	1	0.52mi
436 Allgood Cir Stone Mountain, GA	3.0	2.5	1452	$1,875	$1.29	24d	1	0.53mi
5165 Fairforest Dr Stone Mountain, GA	3.0	2.0	1344	$1,695	$1.26	44d	1	0.74mi
481 Hambrick Rd Stone Mountain, GA	1.0–2.0	1.0	720	$1,150	$1.60	44d	5	0.76mi
4813 Hairston Pl Stone Mountain, GA	2.0	2.0	1204	$1,400	$1.16	44d	1	0.92mi
4204 Cheryl Ann Ct Stone Mountain, GA	4.0	2.0	1391	$2,086	$1.50	11d	1	0.99mi
500 Hambrick Sq Stone Mountain, GA	1.0–4.0	1.0–2.0	1238	$1,425	$1.15	5d	2	0.99mi
841 Arbor Ct Stone Mountain, GA	3.0	2.0	1448	$1,845	$1.27	22d	1	1.00mi
621 Windchase Ln Stone Mountain, GA	2.0	2.0	912	$1,200	$1.32	44d	1	1.00mi
594 Windchase Ln Rm B Stone Mountain, GA	3.0	2.0	1092	$750	$0.69	5d	1	1.02mi
4899 Hairston Pl Stone Mountain, GA	3.0	2.5	1468	$1,981	$1.35	13d	1	1.06mi
2700 Summit Creek Dr Stone Mountain, GA	2.0	1.0–2.0	926	$1,279	$1.38	2d	34	1.12mi
869 Heritage Oaks Dr Stone Mountain, GA	3.0	2.5	1400	$1,289	$0.92	5d	1	1.18mi
5035 Martins Crossing Rd Stone Mountain, GA	3.0	2.0	1288	$1,450	$1.13	4d	1	1.23mi
905 Hemingway Rd Stone Mountain, GA	3.0	2.0	1400	$1,625	$1.16	13d	1	1.24mi
827 San Miguel Dr Stone Mountain, GA	3.0	2.0	1272	$1,550	$1.22	17d	1	1.28mi
924 Lake Drive Ter Stone Mountain, GA	3.0	2.0	1380	$1,670	$1.21	44d	1	1.29mi
6097 Memorial Dr Stone Mountain, GA	2.0–3.0	1.0–2.0	1123	$1,671	$1.49	4d	9	1.39mi
1038 S Hairston Rd Stone Mountain, GA	1.0–3.0	1.0–2.0	912	$1,285	$1.41	5d	1	1.39mi
5482 Martins Crossing Rd Stone Mountain, GA	3.0	2.0	1482	$1,575	$1.06	13d	1	1.49mi

Listing history 25 events

1. 2026-05-14
   price $174,900 249-char remark

   Show marketing remark (249 chars)

   This well-located split level home at 4616 Garden Hills Dr in Stone Mountain offers 3 bedrooms and 2 full baths with a comfortable, functional layout. On the main floor the spacious living room with fire place is located along with the laundry room.

2. 2026-04-06
   status Back On Market 249-char remark

   Show marketing remark (249 chars)

   This well-located split level home at 4616 Garden Hills Dr in Stone Mountain offers 3 bedrooms and 2 full baths with a comfortable, functional layout. On the main floor the spacious living room with fire place is located along with the laundry room.

3. 2026-03-31
   status Under Contract 249-char remark

   Show marketing remark (249 chars)

   This well-located split level home at 4616 Garden Hills Dr in Stone Mountain offers 3 bedrooms and 2 full baths with a comfortable, functional layout. On the main floor the spacious living room with fire place is located along with the laundry room.

4. 2026-03-12
   price $184,900 249-char remark

   Show marketing remark (249 chars)

   This well-located split level home at 4616 Garden Hills Dr in Stone Mountain offers 3 bedrooms and 2 full baths with a comfortable, functional layout. On the main floor the spacious living room with fire place is located along with the laundry room.

5. 2026-02-25
   price $189,900 249-char remark

   Show marketing remark (249 chars)

   This well-located split level home at 4616 Garden Hills Dr in Stone Mountain offers 3 bedrooms and 2 full baths with a comfortable, functional layout. On the main floor the spacious living room with fire place is located along with the laundry room.

6. 2026-01-30
   price $194,900 249-char remark

   Show marketing remark (249 chars)

   This well-located split level home at 4616 Garden Hills Dr in Stone Mountain offers 3 bedrooms and 2 full baths with a comfortable, functional layout. On the main floor the spacious living room with fire place is located along with the laundry room.

7. 2026-01-20
   listed $199,900 New 249-char remark

   Show marketing remark (249 chars)

   This well-located split level home at 4616 Garden Hills Dr in Stone Mountain offers 3 bedrooms and 2 full baths with a comfortable, functional layout. On the main floor the spacious living room with fire place is located along with the laundry room.

8. 2025-12-26
   historical
9. 2025-12-26
   historical
10. 2025-12-04
    price $199,900
11. 2025-12-04
    price $199,900
12. 2025-11-17
    price $204,900
13. 2025-11-17
    price $204,900
14. 2025-10-02
    price $210,900
15. 2025-10-02
    price $210,900
16. 2025-09-23
    price $217,900
17. 2025-09-23
    price $217,900
18. 2025-09-04
    historical
19. 2025-08-26
    listed $229,900 New
20. 2025-08-26
    listed $229,900 Active
21. 2025-08-26
    listed $229,900 New
22. 2017-06-01
    soldstatus $11,569,148
23. 2001-11-19
    soldstatus $95,200
24. 1988-11-22
    soldstatus $67,500
25. 1982-12-01
    soldstatus $52,790

ⓘ 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: $4,278 · $356/mo
• Projected year-2 tax: $4,278 · $356/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 5/10 Major 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,177
• − Mortgage interest: −$9,797
• − Property taxes: −$4,278
• − Insurance: −$874
• − Repairs & maintenance: −$1,454
• − Management: −$1,454
• − Depreciation: −$5,088
• Taxable loss: −$4,769
• Est. tax savings @ 24.0%: +$1,145
• After-tax cash flow: $-655/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 — Pine Lake

• Score: 67/100
• State rank: #160
• US rank: #10193

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dekalb County · 782,738 people
• City population: 853
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 62,724
• Household income: $55,307
• Rent vs Own: 48.9% rent · 51.1% own
• Severe rent burden: 3574.0

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 (75%)
• Race & ethnicity: Black 75% White 8% Asian 8% Hispanic / Latino 5% Two or more races 5%
• Common ancestry: Arab 1%
• Foreign-born: 24% · Canada, Vietnam, India
• Languages at home: 71% English-only · Spanish 4% Other Indo-European 4% Vietnamese 2%

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: ▼ -213.61%
• Current HPI: 216.2527
• Rent YoY: ▲ 1.31%
• 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

+231.3% since first listed

25 events — show timeline

• 2026-05-14 Price Changed $174,900 GAMLS
• 2026-04-06 Relisted — GAMLS
• 2026-03-31 Pending — GAMLS
• 2026-03-12 Price Changed $184,900 GAMLS
• 2026-02-25 Price Changed $189,900 GAMLS
• 2026-01-30 Price Changed $194,900 GAMLS
• 2026-01-20 Listed $199,900 GAMLS
• 2025-12-26 Listing Removed — FMLS
• 2025-12-26 Listing Removed — GAMLS
• 2025-12-04 Price Changed $199,900 FMLS
• 2025-12-04 Price Changed $199,900 GAMLS
• 2025-11-17 Price Changed $204,900 GAMLS
• 2025-11-17 Price Changed $204,900 FMLS
• 2025-10-02 Price Changed $210,900 FMLS
• 2025-10-02 Price Changed $210,900 GAMLS
• 2025-09-23 Price Changed $217,900 FMLS
• 2025-09-23 Price Changed $217,900 GAMLS
• 2025-09-04 Listing Removed — GAMLS
• 2025-08-26 Listed $229,900 GAMLS
• 2025-08-26 Listed $229,900 FMLS
• 2025-08-26 Listed $229,900 GAMLS
• 2017-06-01 Sold (Public Records) $11,569,148 Public Records
• 2001-11-19 Sold (Public Records) $95,200 Public Records
• 1988-11-22 Sold (Public Records) $67,500 Public Records
• 1982-12-01 Sold (Public Records) $52,790 Public Records

Property tax history

+7.9%/yr

Latest (2025): $4,278 · +32.8% YoY. Source: county tax records.