9182 Bent Pine Ct NE · Covington, GA 30014

$174,900

3 bd · 2.0 ba · 1,107 sqft · SingleFamily public records · 54 Days on market

Built 1983 10,018 sqft lot $158/sqft · 18% below area Est $213k · 18% under

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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 +17.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.6/10.0
• Livability +3.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 9182 Bent Pine Ct, a charming 3 bed/1.5 bath ranch perfectly situated on a peaceful Covington cul-de-sac. This home features an inviting and functional floor plan designed to maximize every square inch, making it an ideal choice for first-time buyers or those looking to downsize. Outside, the private backyard and quiet, low-traffic location provide a serene suburban retreat. You'll enjoy unmatched convenience with Turner Lake Park and the Alcovy Conservation Center nearby for outdoor recreation, while Piedmont Newton Hospital is just two miles away. Plus, the historic Covington Square-famed for its preserved architecture and iconic filming locations-is only a short drive from your front door.

Key facts

• Private backyard
• Low traffic location
• 0.23 acre lot

Tags

• PRIVATE BACKYARD
• LOW TRAFFIC LOCATION
• TURNER LAKE PARK NEARBY

Property features AI

Exterior

• Parking: Carport (1 space); Driveway parking; Open parking available
• Utilities: Public water; Public sewer; Electricity available; Water available; Sewer available
• Home design: One-level home; Vinyl siding; Composition roof; Resale property
• Construction: Vinyl siding construction; Composition roof
• Exterior features: Private yard; Deck; Front porch

Interior

• Kitchen: White cabinets; Other kitchen features; Electric range; Refrigerator
• Bedrooms: Three main-level bedrooms; Other bedroom features
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom; One half bathroom (main level)
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Insulated windows; Living room fireplace; Other interior features
• Laundry & utility: Laundry located in the kitchen

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 $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (3.9% below list).
• Recommended offer: $168k (3.9% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 3.8% in Covington — 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 59/100 on livability (#396 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime F, amenities F, commute F.
• Newton County (suburban): math 17% / reading 26% proficiency, ranked #137 of 174 in GA (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Flint Hill Elementary (math 13% / reading 14%, grade F, #1,027 of 1,228 statewide, top 84%, 852 students, 85% FRL); Cousins Middle School (math 12% / reading 23%, grade F, #377 of 470 statewide, top 81%, 654 students, 85% FRL); Eastside High School (math 7% / reading 17%, grade F, #342 of 424 statewide, top 81%, 1,621 students, 46% FRL).
• Market conditions: Rents flat; 486 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 1,480 units permitted in Newton County in 2024 (702 in 5+ unit buildings).

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.
• Newton County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 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, 26% 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 $168,074 (3.9% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
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: 0.96% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.63%
• DSCR: 1.16
• GRM: 8.7

CMA / ARV

• ARV (median comp): $212,696
• List price: $174,900
• Delta: -17.77%
• 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
9129 Bent Pine Ct NE	0.10mi	3/2.0	1,145 (+3%)	4mo	$166,500	$145	86
10100 Broken Branch Ct NE	0.04mi	3/2.0	1,143 (+3%)	10mo	$245,000	$214	84
10116 Straphinge Trl	0.15mi	3/2.0	1,050 (-5%)	7mo	$215,000	$205	79
10312 Waterford Rd NE	0.33mi	3/2.0	1,107 (0%)	10mo	$210,000	$190	76
6171 Collins St	0.65mi	2/1.0 (-1)	1,108 (+0%)	3mo	$185,000	$167	58
6192 Collins St NE	0.66mi	2/1.0 (-1)	1,096 (-1%)	6mo	$225,000	$205	54
10157 Waterford Rd NE	0.16mi	3/1.5	1,225 (+11%)	23mo	$225,000	$184	54
6118 Newton Dr NE	0.74mi	2/2.0 (-1)	1,259 (+14%)	7mo	$345,000	$274	32
6140 E Baxter St E	0.66mi	3/2.0	1,246 (+13%)	23mo	$300,000	$241	29

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 · 0.52% rent growth · sell at horizon

5-year hold

• IRR: -13.4%
• Equity multiple: 0.53×
• Total profit: $-22,983
• Equity at exit: $26,078

10-year hold

• IRR: -8.8%
• Equity multiple: 0.51×
• Total profit: $-23,803
• 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 30014

• Home prices YoY: -19.2%
• Rents YoY: 0.5%
• Active inventory: 486
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,681 high
• Mortgage (P&I): −$917
• Tax from tax record: −$189 /mo · $2,273/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $148

Break-even live

Break-even rent $1,493

Max offer price $174,900

Occupancy floor 86%

Sensitivity live

Price	-10% $247	-5% $198	+0% $148	+5% $99	+10% $49
Rent	-10% $15	-5% $82	+0% $148	+5% $215	+10% $281
Rate	-1.0pp $236	-0.5pp $193	base $148	+0.5pp $103	+1.0pp $57

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 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9167 Bent Pine Ct NE Covington, GA	2.0	1.0	768	$1,300	$1.69	25d	1	0.04mi
10100 Huntcliff Pl NE Unit 10100 Huntcliff Covington, GA	2.0	1.0	825	$1,100	$1.33	6d	1	0.10mi
9300 Delk Dr Covington, GA	1.0–3.0	1.0–2.0	1048	$2,580	$2.46	0d	17	0.77mi
10144 Henderson Dr Covington, GA	2.0	1.0–1.5	700	$1,560	$2.23	0d	8	0.81mi
10500 Callaway Dr Covington, GA	1.0–3.0	1.0–2.0	981	$2,627	$2.68	0d	66	1.22mi
12301 Town Ctr Blvd Covington, GA	3.0	1.0–2.5	1282	$2,878	$2.24	0d	20	1.36mi

Listing history 17 events

1. 2026-06-21
   days on market $174,900 Active 54 DOM
2. 2026-06-18
   days on market $174,900 Active 51 DOM
3. 2026-06-17
   days on market $174,900 Active 50 DOM
4. 2026-06-16
   days on market $174,900 Active 49 DOM
5. 2026-06-15
   days on market $174,900 Active 48 DOM
6. 2026-06-13
   days on market $174,900 Active 46 DOM
7. 2026-06-13
   days on market $174,900 Active 45 DOM
8. 2026-06-09
   days on market $174,900 Active 42 DOM
9. 2026-06-08
   days on market $174,900 Active 41 DOM
10. 2026-06-07
    days on market $174,900 Active 40 DOM
11. 2026-06-04
    days on market $174,900 Active 37 DOM
12. 2026-06-03
    days on market $174,900 Active 36 DOM
13. 2026-06-02
    days on market $174,900 Active 35 DOM
14. 2026-06-01
    days on market $174,900 Active 34 DOM
15. 2026-05-31
    days on market $174,900 Active 33 DOM
16. 2026-04-27
    listed $174,900 New 712-char remark

    Show marketing remark (712 chars)

    Welcome to 9182 Bent Pine Ct, a charming 3 bed/1.5 bath ranch perfectly situated on a peaceful Covington cul-de-sac. This home features an inviting and functional floor plan designed to maximize every square inch, making it an ideal choice for first-time buyers or those looking to downsize. Outside, the private backyard and quiet, low-traffic location provide a serene suburban retreat. You'll enjoy unmatched convenience with Turner Lake Park and the Alcovy Conservation Center nearby for outdoor recreation, while Piedmont Newton Hospital is just two miles away. Plus, the historic Covington Square-famed for its preserved architecture and iconic filming locations-is only a short drive from your front door.

17. 2026-04-27
    listed $174,900 Active 730-char remark

    Show marketing remark (712 chars)

    Welcome to 9182 Bent Pine Ct, a charming 3 bed/1.5 bath ranch perfectly situated on a peaceful Covington cul-de-sac. This home features an inviting and functional floor plan designed to maximize every square inch, making it an ideal choice for first-time buyers or those looking to downsize. Outside, the private backyard and quiet, low-traffic location provide a serene suburban retreat. You'll enjoy unmatched convenience with Turner Lake Park and the Alcovy Conservation Center nearby for outdoor recreation, while Piedmont Newton Hospital is just two miles away. Plus, the historic Covington Square-famed for its preserved architecture and iconic filming locations-is only a short drive from your front door.

ⓘ 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: $2,273 · $189/mo
• Projected year-2 tax: $2,273 · $189/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 ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,169
• − Mortgage interest: −$9,797
• − Property taxes: −$2,273
• − Insurance: −$874
• − Repairs & maintenance: −$1,614
• − Management: −$1,614
• − Depreciation: −$5,088
• Taxable loss: −$1,091
• Est. tax savings @ 24.0%: +$262
• After-tax cash flow: $2,041/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: Newton County
• NCES district ID: 1303930
• Math proficiency: 17% ▼ -13.00%
• Reading proficiency: 26% ▼ -8.00%
• Median HH income: $50,768
• Composite: 19.2/100
• National rank: #8816
• State rank: #137 of 174 in GA

Livability — Covington

• Score: 59/100
• State rank: #396
• US rank: #19602

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Covington, GA
• County: Newton County · 104,393 people
• City population: 104,393
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 41,425
• Household income: $72,254
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1934.0

Population outlook (Newton County) Hauer SSP2

• Today (2025): 118,372 people
• By 2030: 124,234 · +5.0%
• By 2040: 135,550 · +14.5%
• By 2050: 145,309 · +22.8%
• By 2075: 166,843 · +40.9%
• By 2100: 175,800 · +48.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 53% Black 35% Hispanic / Latino 7% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 2% Slovak 2% Serbian 1%
• Foreign-born: 7% · Canada
• Languages at home: 93% English-only · Spanish 5% Other Indo-European 1%

Political lean MEDSL · Newton

• 2024 margin: D (+15.1) · D 57.3% · R 42.2%
• 2008→2024 swing: +14.0pp toward D · 2008: 1.2pp · 2024: 15.1pp
• All cycles: 2024: D+15.1 2020: D+10.9 2016: D+2.4 2012: D+2.0 2008: D+1.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -64.50%
• Current HPI: 270.9868
• Rent YoY: ▲ 0.52%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-27 Listed $174,900 FMLS
• 2026-04-27 Listed $174,900 GAMLS

Property tax history

+4.6%/yr

Latest (2025): $2,273 · +10.4% YoY. Source: county tax records.