760 Pine Needle Rd · Lovejoy, GA 30228

$199,000

4 bd · 3.0 ba · 1,864 sqft · SingleFamily public records · 2 Days on market

Built 1983 1.49 ac lot Est $257k · 23% 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 +26.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +7.4/10.0
• Rent growth +3.1/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked away on a private wooded lot in the heart of Hampton, 760 Pine Needle Rd offers the perfect blend of space, privacy, and potential. This all-brick ranch features a spacious living area, beautiful hardwood floors, a massive sunroom, and an impressive FOUR-car garage - a rare find at this price point. Built in 1983, the home sits in an established area making this an incredible opportunity for a savvy homeowner or investor looking to add value. Conveniently located near shopping, dining, schools, and just minutes from Hartsfield-Jackson Atlanta International Airport, this property delivers the peace of country-style living with easy access to Metro Atlanta. Endless possibilities await.

Key facts

• Established area
• Near dining
• Near shopping

Tags

• PRIVATE WOODED LOT
• MASSIVE SUNROOM
• FOUR-CAR GARAGE
• ESTABLISHED AREA
• NEAR SHOPPING
• NEAR DINING

Property features AI

Exterior

• Parking: Attached side-facing 2-car garage; Driveway parking; Open parking available; Garage access at kitchen level
• Utilities: Public water; Public sewer; 110-volt electric; Cable available; Electricity available; Natural gas available
• Home design: Single-level (one story); Resale property
• Construction: Brick construction; Composition roof; Slab foundation; Crawl space basement
• Exterior features: Private yard; City street and other road frontage; Asphalt, concrete, and paved road surfaces; GPS-friendly directions

Interior

• Kitchen: Cabinets (stain finish); Laminate countertops; Pantry; Dishwasher; Electric cooktop; Electric oven; Refrigerator
• Bedrooms: Three main-level bedrooms; Split bedroom floor plan
• Flooring: Brick; Carpet; Hardwood; Tile
• Bathrooms: Two full bathrooms; One half bathroom; Master bathroom with double vanity; Two full bathrooms and one half bath located on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Entrance foyer; Recessed lighting; No shared/common walls; Stone fireplace in living room
• Laundry & utility: Main-level laundry in a laundry closet; Common area laundry available

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $501 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Cap rate 9.3% vs local median 4.4% in Lovejoy — 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 62/100 on livability (#317 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Clayton County (suburban): math 11% / reading 20% proficiency, ranked #155 of 174 in GA (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Eddie White Middle School (math 8% / reading 22%, grade F, #399 of 470 statewide, top 86%, 1,438 students, 90% FRL); Lovejoy High School (math 7% / reading 8%, grade F, #378 of 424 statewide, top 91%, 2,136 students, 90% FRL).
• Market conditions: Rents rising (+2.2%/yr); 560 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).
• This rent runs 36% of the median local income ($83k/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 $6k of value loss. Plan a longer hold.
• Clayton County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 2 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.
• Current owner paid $173k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $199,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 1.24% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.78%
• DSCR: 1.48
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $257,232
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
886 Pine Needle Rd	0.18mi	4/3.0	1,920 (+3%)	7mo	$265,000	$138	81
764 New Hope Dr	0.25mi	4/2.5	1,803 (-3%)	15mo	$235,000	$130	68
11846 Pine Needle Ln	0.11mi	3/2.5 (-1)	2,142 (+15%)	3mo	$320,000	$149	61
12012 Turner Rd	0.43mi	3/2.5 (-1)	1,730 (-7%)	3mo	$316,000	$183	58
862 New Hope Dr	0.29mi	3/2.5 (-1)	2,058 (+10%)	7mo	$315,000	$153	56
11800 Pine Needle Ln	0.15mi	3/2.0 (-1)	1,629 (-13%)	14mo	$220,000	$135	51
11689 New Hope Rd	0.34mi	3/2.0 (-1)	2,056 (+10%)	21mo	$230,000	$112	41

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 · 2.2% rent growth · sell at horizon

5-year hold

• IRR: -1.1%
• Equity multiple: 0.96×
• Total profit: $-2,242
• Equity at exit: $29,672

10-year hold

• IRR: 7.7%
• Equity multiple: 1.57×
• Total profit: $31,493
• Equity at exit: $17,206

Cash invested: $55,720 (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 30228

• Home prices YoY: -24.3%
• Rents YoY: 2.2%
• Active inventory: 560
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,468 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$322 /mo · $3,865/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $501

Break-even live

Break-even rent $1,834

Max offer price $199,000

Occupancy floor 75%

Sensitivity live

Price	-10% $613	-5% $557	+0% $501	+5% $444	+10% $388
Rent	-10% $306	-5% $403	+0% $501	+5% $598	+10% $696
Rate	-1.0pp $601	-0.5pp $551	base $501	+0.5pp $449	+1.0pp $397

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1059 Olive Dr Hampton, GA	3.0	2.0	1803	$1,990	$1.10	45d	1	0.66mi
12172 Flannery Ln Hampton, GA	4.0	3.0	2378	$2,500	$1.05	45d	1	1.05mi
11949 Fairway Overlook Fayetteville, GA	4.0	3.0	2166	$2,450	$1.13	25d	1	1.23mi
11964 Red Ivy Ln Fayetteville, GA	4.0	2.0	2128	$2,295	$1.08	12d	1	1.25mi
12012 Red Ivy Ln Fayetteville, GA	3.0	2.0	1745	$2,000	$1.15	45d	1	1.28mi
11993 Red Ivy Ln Fayetteville, GA	4.0	2.5	2116	$2,700	$1.28	45d	1	1.29mi
865 McDonough Rd Hampton, GA	4.0	3.0	1910	$2,275	$1.19	25d	1	1.39mi
65 Waters Edge Way Fayetteville, GA	4.0	3.0	1863	$2,200	$1.18	0d	1	1.48mi

Listing history 4 events

1. 2026-06-18
   status $199,000 Pending 2 DOM
2. 2026-06-17
   days on market $199,000 Active 2 DOM
3. 2026-06-15
   remarks 693-char remark

   Show marketing remark (699 chars)

   Tucked away on a private wooded lot in the heart of Hampton, 760 Pine Needle Rd offers the perfect blend of space, privacy, and potential. This all-brick ranch features a spacious living area, beautiful hardwood floors, a massive sunroom, and an impressive FOUR-car garage - a rare find at this price point. Built in 1983, the home sits in an established area making this an incredible opportunity for a savvy homeowner or investor looking to add value. Conveniently located near shopping, dining, schools, and just minutes from Hartsfield-Jackson Atlanta International Airport, this property delivers the peace of country-style living with easy access to Metro Atlanta. Endless possibilities await.

4. 2026-06-15
   listed $199,000 Active 1 DOM

   Show marketing remark (699 chars)

   Tucked away on a private wooded lot in the heart of Hampton, 760 Pine Needle Rd offers the perfect blend of space, privacy, and potential. This all-brick ranch features a spacious living area, beautiful hardwood floors, a massive sunroom, and an impressive FOUR-car garage - a rare find at this price point. Built in 1983, the home sits in an established area making this an incredible opportunity for a savvy homeowner or investor looking to add value. Conveniently located near shopping, dining, schools, and just minutes from Hartsfield-Jackson Atlanta International Airport, this property delivers the peace of country-style living with easy access to Metro Atlanta. Endless possibilities await.

ⓘ 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: $3,865 · $322/mo
• Projected year-2 tax: $3,865 · $322/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 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,610
• − Mortgage interest: −$11,147
• − Property taxes: −$3,865
• − Insurance: −$995
• − Repairs & maintenance: −$2,369
• − Management: −$2,369
• − Depreciation: −$5,789
• Taxable income: $3,076
• Est. tax owed @ 24.0%: −$738
• After-tax cash flow: $5,271/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: Clayton County
• NCES district ID: 1301230
• Math proficiency: 11% ▼ -13.00%
• Reading proficiency: 20% ▼ -9.00%
• Median HH income: $42,266
• Composite: 13.41/100
• National rank: #9527
• State rank: #155 of 174 in GA

Livability — Lovejoy

• Score: 62/100
• State rank: #317
• US rank: #17071

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Henry County · 316,359 people
• City population: 606
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 52,402
• Household income: $82,619
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 1285.0

Population outlook (Clayton County) Hauer SSP2

• Today (2025): 310,777 people
• By 2030: 329,762 · +6.1%
• By 2040: 368,052 · +18.4%
• By 2050: 401,196 · +29.1%
• By 2075: 472,488 · +52.0%
• By 2100: 500,446 · +61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (63%)
• Race & ethnicity: Black 63% White 23% Hispanic / Latino 8% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Hispanic 4% Lithuanian 1% Italian 1%
• Foreign-born: 9% · Canada, Vietnam, Jamaica
• Languages at home: 89% English-only · Spanish 6% French/Haitian/Cajun 2% Vietnamese 1%

Political lean MEDSL · Clayton

• 2024 margin: Solid D (+69.2) · D 84.3% · R 15.1%
• 2008→2024 swing: +2.8pp toward D · 2008: 66.4pp · 2024: 69.2pp
• All cycles: 2024: D+69.2 2020: D+70.9 2016: D+71.9 2012: D+70.1 2008: D+66.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.11%
• Current HPI: 222.0357
• Rent YoY: ▲ 2.20%
• 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

+15.3% since first listed

3 events — show timeline

• 2026-06-15 Listed $199,000 GAMLS
• 2026-06-15 Listed $199,000 FMLS
• 2001-06-13 Sold (Public Records) $172,600 Public Records

Property tax history

+5.3%/yr

Latest (2025): $3,865 · -3.0% YoY. Source: county tax records.