498 Prince Of Wales · Pine Lake, GA 30083

$149,999

2 bd · 2.0 ba · 1,064 sqft · Townhouse public records · 195 Days on market

Built 1983 1,306 sqft lot $141/sqft · at area comps Est $152k · at est.

---

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 +13.1/30.0
• ARV discount +8.2/15.0
• 1% rule +4.5/10.0
• DSCR +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Two bedrooms, two full baths. Cozy townhouse. New roof, new paint, new kitchen counters, all new appliances. Convenient location to Marta. Sold As Is.

Key facts

• New paint
• New kitchen counters
• New appliances

Tags

• NEW ROOF
• NEW PAINT
• NEW KITCHEN COUNTERS
• NEW APPLIANCES
• CONVENIENT LOCATION TO MARTA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $-5 ($-57/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (4.9% below list).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 4.9% in Pine Lake — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 23 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 31% 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 $4k 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 195 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 12y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $23k; list at $150k implies a 552% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% 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 $131,999 (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 195 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 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: 0.95% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.14%
• DSCR: 0.99
• GRM: 8.8

CMA / ARV

• ARV (median comp): $152,444
• List price: $149,999
• Delta: -1.60%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
419 Prince OF Wales	0.08mi	2/2.5	1,092 (+3%)	6mo	$99,000	$91	85
400 Prince Of Wales	0.13mi	2/2.5	1,036 (-3%)	5mo	$100,000	$97	84
415 Prince OF Wales	0.08mi	2/1.5	1,050 (-1%)	24mo	$181,000	$172	72
426 Prince Of Wales	0.10mi	2/2.5	1,036 (-3%)	23mo	$180,000	$174	70
168 Walter Way	0.39mi	2/2.5	1,178 (+11%)	1mo	$177,900	$151	61
4711 Shumate Dr	0.34mi	2/2.5	1,178 (+11%)	6mo	$176,000	$149	59
4698 Shumate Dr	0.32mi	2/2.5	1,178 (+11%)	17mo	$179,000	$152	51
4667 Shumate Dr	0.27mi	2/2.5	1,178 (+11%)	22mo	$200,000	$170	50
199 Walter Way	0.36mi	2/2.5	1,178 (+11%)	23mo	$193,000	$164	44

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: -18.6%
• Equity multiple: 0.36×
• Total profit: $-26,915
• Equity at exit: $22,365

10-year hold

• IRR: -15.0%
• Equity multiple: 0.22×
• Total profit: $-32,966
• Equity at exit: $12,969

Cash invested: $42,000 (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 30083

• Rents YoY: 1.3%
• Active inventory: 257
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,427 high
• Mortgage (P&I): −$787
• Tax from tax record: −$283 /mo · $3,394/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $-5

Break-even live

Break-even rent $1,433

Max offer price $149,159

Occupancy floor 95%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 23 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	43d	1	0.03mi
421 Prince of Wales Stone Mountain, GA	2.0	2.5	1036	$1,250	$1.21	21d	1	0.04mi
4631 Garden Hills Dr Stone Mountain, GA	3.0	2.0	1382	$1,671	$1.21	16d	1	0.15mi
4625 High Collier Walk Stone Mountain, GA	3.0	2.0	1400	$1,000	$0.71	11d	1	0.17mi
436 Allgood Cir Stone Mountain, GA	3.0	2.5	1452	$1,875	$1.29	24d	1	0.46mi
488 Barclay Ct Stone Mountain, GA	3.0	2.5	1490	$2,160	$1.45	12d	1	0.48mi
481 Hambrick Rd Stone Mountain, GA	1.0–2.0	1.0	720	$1,150	$1.60	43d	5	0.68mi
5165 Fairforest Dr Stone Mountain, GA	3.0	2.0	1344	$1,695	$1.26	43d	1	0.83mi
500 Hambrick Sq Stone Mountain, GA	1.0–4.0	1.0–2.0	1238	$1,250	$1.01	5d	2	0.91mi
621 Windchase Ln Stone Mountain, GA	2.0	2.0	912	$1,200	$1.32	43d	1	0.91mi
594 Windchase Ln Rm B Stone Mountain, GA	3.0	2.0	1092	$750	$0.69	4d	1	0.93mi
4813 Hairston Pl Stone Mountain, GA	2.0	2.0	1204	$1,400	$1.16	43d	1	1.01mi
2700 Summit Creek Dr Stone Mountain, GA	2.0	1.0–2.0	926	$1,279	$1.38	1d	34	1.05mi
841 Arbor Ct Stone Mountain, GA	3.0	2.0	1448	$1,845	$1.27	21d	1	1.08mi
4899 Hairston Pl Stone Mountain, GA	3.0	2.5	1468	$1,981	$1.35	12d	1	1.15mi
869 Heritage Oaks Dr Stone Mountain, GA	3.0	2.5	1400	$1,289	$0.92	5d	1	1.27mi
827 San Miguel Dr Stone Mountain, GA	3.0	2.0	1272	$1,550	$1.22	16d	1	1.30mi
5035 Martins Crossing Rd Stone Mountain, GA	3.0	2.0	1288	$1,450	$1.13	3d	1	1.31mi
905 Hemingway Rd Stone Mountain, GA	3.0	2.0	1400	$1,625	$1.16	12d	1	1.33mi
6097 Memorial Dr Stone Mountain, GA	2.0–3.0	1.0–2.0	1123	$1,341	$1.19	3d	9	1.36mi
924 Lake Drive Ter Stone Mountain, GA	3.0	2.0	1380	$1,670	$1.21	43d	1	1.37mi
1038 S Hairston Rd Stone Mountain, GA	1.0–3.0	1.0–2.0	912	$1,092	$1.20	5d	1	1.47mi
5025 Brittany Dr Stone Mountain, GA	3.0	2.5	1484	$1,845	$1.24	12d	1	1.50mi

Listing history 50 events

1. 2026-06-18
   days on market $149,999 Active 195 DOM
2. 2026-06-17
   days on market $149,999 Active 194 DOM
3. 2026-06-16
   days on market $149,999 Active 193 DOM
4. 2026-06-15
   days on market $149,999 Active 192 DOM
5. 2026-06-13
   days on market $149,999 Active 190 DOM
6. 2026-06-09
   days on market $149,999 Active 186 DOM
7. 2026-06-08
   days on market $149,999 Active 185 DOM
8. 2026-06-07
   pricedays on market $149,999 Active 184 DOM
9. 2026-06-04
   days on market $155,000 Active 181 DOM
10. 2026-06-03
    days on market $155,000 Active 180 DOM
11. 2026-06-02
    days on market $155,000 Active 179 DOM
12. 2026-06-01
    days on market $155,000 Active 178 DOM
13. 2026-05-31
    days on market $155,000 Active 177 DOM
14. 2026-04-27
    status Back On Market 150-char remark

    Show marketing remark (150 chars)

    Two bedrooms, two full baths. Cozy townhouse. New roof, new paint, new kitchen counters, all new appliances. Convenient location to Marta. Sold As Is.

15. 2026-04-27
    status Active 150-char remark

    Show marketing remark (150 chars)

    Two bedrooms, two full baths. Cozy townhouse. New roof, new paint, new kitchen counters, all new appliances. Convenient location to Marta. Sold As Is.

16. 2026-03-31
    historical 150-char remark

    Show marketing remark (150 chars)

    Two bedrooms, two full baths. Cozy townhouse. New roof, new paint, new kitchen counters, all new appliances. Convenient location to Marta. Sold As Is.

17. 2026-03-31
    historical 150-char remark

    Show marketing remark (150 chars)

    Two bedrooms, two full baths. Cozy townhouse. New roof, new paint, new kitchen counters, all new appliances. Convenient location to Marta. Sold As Is.

18. 2026-02-12
    price $155,000 150-char remark

    Show marketing remark (150 chars)

    Two bedrooms, two full baths. Cozy townhouse. New roof, new paint, new kitchen counters, all new appliances. Convenient location to Marta. Sold As Is.

19. 2026-02-12
    price $155,000 150-char remark

    Show marketing remark (150 chars)

    Two bedrooms, two full baths. Cozy townhouse. New roof, new paint, new kitchen counters, all new appliances. Convenient location to Marta. Sold As Is.

20. 2026-02-05
    status Back On Market 150-char remark

    Show marketing remark (150 chars)

    Two bedrooms, two full baths. Cozy townhouse. New roof, new paint, new kitchen counters, all new appliances. Convenient location to Marta. Sold As Is.

21. 2026-02-05
    status Active 150-char remark

    Show marketing remark (150 chars)

    Two bedrooms, two full baths. Cozy townhouse. New roof, new paint, new kitchen counters, all new appliances. Convenient location to Marta. Sold As Is.

22. 2026-01-31
    historical 150-char remark

    Show marketing remark (150 chars)

    Two bedrooms, two full baths. Cozy townhouse. New roof, new paint, new kitchen counters, all new appliances. Convenient location to Marta. Sold As Is.

23. 2026-01-31
    historical 150-char remark

    Show marketing remark (150 chars)

    Two bedrooms, two full baths. Cozy townhouse. New roof, new paint, new kitchen counters, all new appliances. Convenient location to Marta. Sold As Is.

24. 2025-11-03
    listed $165,000 New 150-char remark

    Show marketing remark (150 chars)

    Two bedrooms, two full baths. Cozy townhouse. New roof, new paint, new kitchen counters, all new appliances. Convenient location to Marta. Sold As Is.

25. 2025-11-03
    listed $165,000 Active 150-char remark

    Show marketing remark (150 chars)

    Two bedrooms, two full baths. Cozy townhouse. New roof, new paint, new kitchen counters, all new appliances. Convenient location to Marta. Sold As Is.

26. 2025-06-20
    historical
27. 2025-06-19
    historical
28. 2025-05-29
    price $167,000
29. 2025-05-29
    price $167,000
30. 2025-04-28
    price $172,000
31. 2025-04-28
    price $172,000
32. 2025-03-07
    listed $182,000 New
33. 2025-03-07
    listed $182,000 Active
34. 2024-12-01
    historical
35. 2024-12-01
    historical
36. 2024-10-10
    price $180,000
37. 2024-10-10
    price $180,000
38. 2024-09-19
    listed $190,000 New
39. 2024-09-19
    listed $190,000 Active
40. 2020-09-01
    historical
41. 2020-05-04
    status Back on Market
42. 2020-04-14
    historical
43. 2020-03-13
    price $85,000
44. 2020-01-16
    listed $90,000 New
45. 2014-11-02
    price $23,000
46. 2014-10-18
    historical
47. 2014-10-17
    soldstatus $23,000 Sold
48. 2014-09-02
    status Under Contract
49. 2014-08-25
    historical
50. 2014-08-25
    price $28,000

ⓘ 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: $3,394 · $283/mo
• Projected year-2 tax: $3,394 · $283/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 · 18 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: $17,122
• − Mortgage interest: −$8,402
• − Property taxes: −$3,394
• − Insurance: −$750
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$4,364
• Taxable loss: −$2,528
• Est. tax savings @ 24.0%: +$607
• After-tax cash flow: $550/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

+176.8% since first listed

52 events — show timeline

• 2026-04-27 Relisted — GAMLS
• 2026-04-27 Relisted — FMLS
• 2026-03-31 Listing Removed — FMLS
• 2026-03-31 Listing Removed — GAMLS
• 2026-02-12 Price Changed $155,000 FMLS
• 2026-02-12 Price Changed $155,000 GAMLS
• 2026-02-05 Relisted — GAMLS
• 2026-02-05 Relisted — FMLS
• 2026-01-31 Listing Removed — FMLS
• 2026-01-31 Listing Removed — GAMLS
• 2025-11-03 Listed $165,000 FMLS
• 2025-11-03 Listed $165,000 GAMLS
• 2025-06-20 Listing Removed — GAMLS
• 2025-06-19 Listing Removed — FMLS
• 2025-05-29 Price Changed $167,000 GAMLS
• 2025-05-29 Price Changed $167,000 FMLS
• 2025-04-28 Price Changed $172,000 GAMLS
• 2025-04-28 Price Changed $172,000 FMLS
• 2025-03-07 Listed $182,000 FMLS
• 2025-03-07 Listed $182,000 GAMLS
• 2024-12-01 Listing Removed — FMLS
• 2024-12-01 Listing Removed — GAMLS
• 2024-10-10 Price Changed $180,000 FMLS
• 2024-10-10 Price Changed $180,000 GAMLS
• 2024-09-19 Listed $190,000 FMLS
• 2024-09-19 Listed $190,000 GAMLS
• 2020-09-01 Listing Removed — GAMLS
• 2020-05-04 Relisted — GAMLS
• 2020-04-14 Listing Removed — GAMLS
• 2020-03-13 Price Changed $85,000 GAMLS
• 2020-01-16 Listed $90,000 GAMLS
• 2014-11-02 Price Changed $23,000 GAMLS
• 2014-10-18 Listing Removed — GAMLS
• 2014-10-17 Sold (MLS) $23,000 GAMLS
• 2014-09-02 Pending — GAMLS
• 2014-08-25 Listing Removed — GAMLS
• 2014-08-25 Price Changed $28,000 GAMLS
• 2014-08-14 Listing Removed — GAMLS
• 2014-08-12 Listed $28,000 GAMLS
• 2014-08-12 Relisted — GAMLS
• 2014-06-20 Pending — GAMLS
• 2014-05-14 Contingent — GAMLS
• 2014-05-07 Relisted — GAMLS
• 2014-03-21 Pending — GAMLS
• 2014-03-05 Contingent — GAMLS
• 2014-01-16 Pending — GAMLS
• 2014-01-10 Listing Removed — GAMLS
• 2014-01-10 Listed — GAMLS
• 2014-01-07 Contingent — GAMLS
• 2014-01-02 Listed $28,000 GAMLS
• 1999-11-16 Sold (Public Records) $63,000 Public Records
• 1989-07-24 Sold (Public Records) $56,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $3,394 · +4.6% YoY. Source: county tax records.