1009 Pinetree Ct · Powder Springs, GA 30127

$214,900

3 bd · 2.0 ba · 1,248 sqft · SingleFamily public records · 12 Days on market

Built 1987 0.51 ac lot $172/sqft · at area comps Est $324k · 34% under

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Why this score? — see what drove the B- 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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +6.1/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention investors and rehabbers. Full renovation opportunity in Powder Springs on a cul de sac lot with strong upside potential. This split level property offers 3 bedrooms, 2 bathrooms, basement garage space, rear deck, and a large yard ready for improvement. Home is being sold as is and will require a complete rehab, making it best suited for cash or renovation minded buyers. Excellent opportunity for fix and flip, rental portfolio addition, or long term hold strategy. Convenient location with easy access to shopping, dining, and major routes. Serious investor opportunity with plenty of room to add value.

Key facts

• Large yard
• Convenient location
• Cul de sac lot

Tags

• CUL DE SAC LOT
• BASEMENT GARAGE SPACE
• REAR DECK
• LARGE YARD
• CONVENIENT LOCATION
• EASY ACCESS TO SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Cap rate 8.8% vs local median 3.7% in Powder Springs — 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 71/100 on livability (#79 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, employment B+; Watch: amenities F, commute F.
• Cobb County (suburban): math 39% / reading 45% proficiency, ranked #25 of 174 in GA (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 658 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,625 units permitted in Cobb County in 2024 (389 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 $6k of value loss. Plan a longer hold.
• Cobb County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 7y 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 $164k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk; moderate wind risk, 25% 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 $214,900

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.11% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.10%
• DSCR: 1.41
• GRM: 7.5

CMA / ARV

• ARV (median comp): $323,609
• List price: $214,900
• Delta: -33.59%
• 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
4321 Springdale Cir	0.16mi	3/1.5	1,172 (-6%)	5mo	$270,000	$230	76
4292 Pinetree Dr	0.17mi	3/1.5	1,200 (-4%)	15mo	$250,000	$208	71
3831 Dillard St	0.46mi	3/1.0	1,172 (-6%)	3mo	$275,000	$235	62
4344 Pineview Dr	0.27mi	2/1.0 (-1)	1,350 (+8%)	10mo	$220,000	$163	56
3950 Hubert Dr	0.72mi	3/1.5	1,170 (-6%)	1mo	$217,500	$186	53
4274 Pineview Dr	0.32mi	3/0.5	1,344 (+8%)	16mo	$215,000	$160	53
4519 Legend Hollow Ln	0.68mi	3/2.0	1,324 (+6%)	15mo	$315,000	$238	45
4739 Bradford Ln	0.68mi	3/2.0	1,344 (+8%)	13mo	$325,000	$242	45
3660 Debbie Ln	0.71mi	3/2.0	1,415 (+13%)	1mo	$379,000	$268	44
4121 Cedar Ridge Rd	0.47mi	3/2.0	1,395 (+12%)	18mo	$252,000	$181	44
4091 Macedonia Rd	0.74mi	3/2.0	1,114 (-11%)	16mo	$310,000	$278	34
4186 Atlanta St	0.69mi	2/1.0 (-1)	1,105 (-12%)	7mo	$176,000	$159	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 · 0.74% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.76×
• Total profit: $-14,540
• Equity at exit: $32,042

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-382
• Equity at exit: $18,581

Cash invested: $60,172 (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 30127

• Rents YoY: 0.7%
• Active inventory: 658
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,377 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$205 /mo · $2,457/yr
• Insurance: −$90
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $401

Break-even live

Break-even rent $1,869

Max offer price $214,900

Occupancy floor 78%

Sensitivity live

Price	-10% $523	-5% $462	+0% $401	+5% $340	+10% $279
Rent	-10% $213	-5% $307	+0% $401	+5% $495	+10% $589
Rate	-1.0pp $509	-0.5pp $456	base $401	+0.5pp $345	+1.0pp $289

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4490 Marietta St Powder Springs, GA	1.0–2.0	1.0–2.0	874	$2,179	$2.49	0d	28	0.46mi
4484 Marietta St Powder Springs, GA	2.0	2.0	1269	$2,638	$2.08	45d	1	0.49mi
4037 Compton Cir Powder Springs, GA	3.0	2.0	1395	$1,895	$1.36	45d	1	0.88mi
3590 Ponderosa Ln Powder Springs, GA	3.0	1.0	1025	$4,600	$4.49	45d	1	1.01mi
4170 Mistymorn Way Powder Springs, GA	3.0	3.0	1180	$2,049	$1.74	45d	1	1.21mi
3645 Sharon Dr Powder Springs, GA	3.0	2.0	1334	$2,250	$1.69	45d	1	1.40mi
4860 Country Cove Way Powder Springs, GA	3.0	2.0	1370	$1,999	$1.46	4d	1	1.44mi

Listing history 11 events

1. 2026-05-31
   days on marketlisting id $214,900 Active 12 DOM
2. 2026-04-14
   listed $214,900 New 616-char remark

   Show marketing remark (616 chars)

   Attention investors and rehabbers. Full renovation opportunity in Powder Springs on a cul de sac lot with strong upside potential. This split level property offers 3 bedrooms, 2 bathrooms, basement garage space, rear deck, and a large yard ready for improvement. Home is being sold as is and will require a complete rehab, making it best suited for cash or renovation minded buyers. Excellent opportunity for fix and flip, rental portfolio addition, or long term hold strategy. Convenient location with easy access to shopping, dining, and major routes. Serious investor opportunity with plenty of room to add value.

3. 2026-04-14
   listed $214,900 Active

   Show marketing remark (616 chars)

   Attention investors and rehabbers. Full renovation opportunity in Powder Springs on a cul de sac lot with strong upside potential. This split level property offers 3 bedrooms, 2 bathrooms, basement garage space, rear deck, and a large yard ready for improvement. Home is being sold as is and will require a complete rehab, making it best suited for cash or renovation minded buyers. Excellent opportunity for fix and flip, rental portfolio addition, or long term hold strategy. Convenient location with easy access to shopping, dining, and major routes. Serious investor opportunity with plenty of room to add value.

4. 2019-05-30
   soldstatus $164,000 Closed
5. 2019-05-30
   soldstatus $164,000 Sold
6. 2019-05-30
   soldstatus $164,000
7. 2019-05-10
   status Under Contract
8. 2019-05-07
   status Pending
9. 2019-05-05
   listed $159,999 Active
10. 2019-05-05
    listed $159,999 New
11. 1998-05-01
    soldstatus $94,900

ⓘ 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: $2,457 · $205/mo
• Projected year-2 tax: $2,457 · $205/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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $28,522
• − Mortgage interest: −$12,038
• − Property taxes: −$2,457
• − Insurance: −$1,741
• − Repairs & maintenance: −$2,282
• − Management: −$2,282
• − Depreciation: −$6,252
• Taxable income: $1,472
• Est. tax owed @ 24.0%: −$353
• After-tax cash flow: $4,458/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: Cobb County
• NCES district ID: 1301290
• Math proficiency: 39% ▼ -15.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $68,845
• Composite: 37.93/100
• National rank: #4308
• State rank: #25 of 174 in GA

Livability — Powder Springs

• Score: 71/100
• State rank: #79
• US rank: #6846

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Powder Springs, GA
• County: Cobb County · 777,758 people
• City population: 71,626
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 71,626
• Household income: $110,904
• Rent vs Own: 14.6% rent · 85.4% own
• Severe rent burden: 912.0

Population outlook (Cobb County) Hauer SSP2

• Today (2025): 868,385 people
• By 2030: 929,614 · +7.1%
• By 2040: 1,047,533 · +20.6%
• By 2050: 1,155,537 · +33.1%
• By 2075: 1,405,030 · +61.8%
• By 2100: 1,555,058 · +79.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Black 45% White 37% Hispanic / Latino 11% Two or more races 7% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Hispanic 2% Italian 1% Lithuanian 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 8% French/Haitian/Cajun 2% Other Indo-European 1%

Political lean MEDSL · Cobb

• 2024 margin: D (+14.9) · D 56.9% · R 42.0% · Other 1.1%
• 2008→2024 swing: +24.3pp toward D · 2008: -9.4pp · 2024: 14.9pp
• All cycles: 2024: D+14.9 2020: D+14.3 2016: D+2.1 2012: R+12.6 2008: R+9.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -161.28%
• Current HPI: 222.6123
• Rent YoY: ▲ 0.74%
• 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

+126.4% since first listed

10 events — show timeline

• 2026-04-14 Listed $214,900 FMLS
• 2026-04-14 Listed $214,900 GAMLS
• 2019-05-30 Sold (Public Records) $164,000 Public Records
• 2019-05-30 Sold (MLS) $164,000 GAMLS
• 2019-05-30 Sold (MLS) $164,000 FMLS
• 2019-05-10 Pending — GAMLS
• 2019-05-07 Pending — FMLS
• 2019-05-05 Listed $159,999 GAMLS
• 2019-05-05 Listed $159,999 FMLS
• 1998-05-01 Sold (Public Records) $94,900 Public Records

Property tax history

+3.2%/yr

Latest (2025): $2,457 · +9.4% YoY. Source: county tax records.