255 Pine Tree Ln · McDonough, GA 30252

$275,000

3 bd · 2.0 ba · 1,490 sqft · SingleFamily public records · 3 Days on market

Built 1990 Est $304k · 10% 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).

• Cash flow +15.0/30.0
• ARV discount +11.8/15.0
• DSCR +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• 1% rule +2.8/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Single-level living at its finest in the Ola School District! This 3-bedroom, 2-bathroom ranch sits on a sprawling, level lot of nearly an acre. The interior features a spacious formal dining room, perfect for hosting, and a 2-car garage for convenience. Enjoy the outdoors year-round on the large covered back patio overlooking the private, flat backyard-ideal for a pool, garden, or workshop. Exceptional space and a functional layout make this a must-see. Schedule your showing today!

Key facts

• Garage
• Built 1990
• Listed 3 days

Property features AI

Finance

• Other: Property subtype: Single Family Residence; Other structures include sheds; Located in Pine Tree Plantation subdivision
• HOA & community: No homeowners association

Exterior

• Parking: Attached garage with garage door opener (2 parking spaces total)
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Septic tank sewer; 220 Volt electric service; Cable available, high-speed internet available, natural gas available, phone available
• Home design: Single-family house; One story; Resale property
• Construction: Built in 1990; Vinyl siding and concrete construction; Slab foundation; Composition roof
• Exterior features: Front porch; Level yard with grass; Fenced yard with wood, chain link and other sections; Shed(s) on property

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Ice maker; Country kitchen with breakfast area
• Bedrooms: Three bedrooms on the main level
• Flooring: Laminate; Tile
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central heating (natural gas); Central electric air conditioning; Ceiling fans
• Interior features: High ceilings; Open living area with gas-log masonry fireplace (living room)
• Laundry & utility: Laundry area (mud room style); Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/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 $215k (22.0% below list).
• Recommended offer: $215k (22.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.9% in McDonough — 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 63/100 on livability (#279 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: crime D, amenities F, commute F.
• Henry County (rural): math 24% / reading 33% proficiency, ranked #89 of 174 in GA (top 51%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: New Hope Elementary (math 34% / reading 37%, grade F, #519 of 1,228 statewide, top 42%, 632 students, 38% FRL); Ola Middle School (math 35% / reading 46%, grade F, #140 of 470 statewide, top 30%, 1,163 students, 32% FRL); Ola High School (math 22% / reading 34%, grade F, #151 of 424 statewide, top 36%, 1,764 students, 26% FRL).
• Market conditions: Rents rising (+1.5%/yr); 582 active listings in the ZIP; solid renter incomes; 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Henry County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

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 $214,515 (22.0% below list)

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 D-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. Crime grade is D 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?
4. 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?
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: 0.78% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.30%
• DSCR: 1.06
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $303,960
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 Pine Tree Ln	0.11mi	3/2.0	1,434 (-4%)	6mo	$275,000	$192	84
135 Pine Tree Ln	0.14mi	3/2.0	1,548 (+4%)	5mo	$325,000	$210	83
45 Pine Tree Dr	0.17mi	3/2.0	1,520 (+2%)	13mo	$310,000	$204	78
185 Pine Tree Ln	0.08mi	3/2.0	1,514 (+2%)	19mo	$249,000	$164	77
85 Pine Tree Dr	0.08mi	3/2.0	1,426 (-4%)	20mo	$299,000	$210	73
124 Laura Ashlyn Ct	0.59mi	3/2.0	1,519 (+2%)	8mo	$275,000	$181	63
106 Laura Ashlyn Ct	0.57mi	3/2.0	1,549 (+4%)	14mo	$294,900	$190	55
137 Plantation Rd	0.47mi	3/2.0	1,308 (-12%)	15mo	$298,000	$228	46
28 Eskew Rd	0.50mi	3/2.0	1,344 (-10%)	23mo	$280,000	$208	41
143 Plantation Rd	0.51mi	3/2.0	1,291 (-13%)	17mo	$310,000	$240	40
281 New Hope Rd	0.37mi	3/1.0	1,267 (-15%)	23mo	$188,000	$148	35

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 · 1.52% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.45×
• Total profit: $-42,522
• Equity at exit: $41,003

10-year hold

• IRR: -9.7%
• Equity multiple: 0.44×
• Total profit: $-43,291
• Equity at exit: $23,777

Cash invested: $77,000 (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 30252

• Home prices YoY: -31.4%
• Rents YoY: 1.5%
• Active inventory: 582
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,145 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$54 /mo · $651/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $84

Break-even live

Break-even rent $2,039

Max offer price $275,000

Occupancy floor 91%

Sensitivity live

Price	-10% $239	-5% $162	+0% $84	+5% $6	+10% $-72
Rent	-10% $-86	-5% $-1	+0% $84	+5% $168	+10% $253
Rate	-1.0pp $222	-0.5pp $154	base $84	+0.5pp $12	+1.0pp $-60

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-01
   status Under Contract
2. 2026-04-28
   listed $275,000 New
3. 2026-04-16
   historical $275,000

ⓘ 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: $651 · $54/mo
• Projected year-2 tax: $2,530 · $211/mo
• Expected delta: +$1,879/yr (+$157/mo · 288.8%)

ⓘ 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 ≥107°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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,742
• − Mortgage interest: −$15,404
• − Property taxes: −$651
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,059
• − Management: −$2,059
• − Depreciation: −$8,000
• Taxable loss: −$3,807
• Est. tax savings @ 24.0%: +$914
• After-tax cash flow: $1,918/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: Henry County
• NCES district ID: 1302820
• Math proficiency: 24% ▼ -9.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $62,594
• Composite: 26.13/100
• National rank: #7279
• State rank: #89 of 174 in GA

Livability — McDonough

• Score: 63/100
• State rank: #279
• US rank: #14962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Henry County · 316,359 people
• City population: 114,333
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 49,554
• Household income: $100,770
• Rent vs Own: 10.5% rent · 89.5% own
• Severe rent burden: 343.0

Population outlook (Henry County) Hauer SSP2

• Today (2025): 249,041 people
• By 2030: 264,369 · +6.2%
• By 2040: 294,459 · +18.2%
• By 2050: 322,249 · +29.4%
• By 2075: 392,310 · +57.5%
• By 2100: 437,836 · +75.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 48% Black 36% Two or more races 11% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Hispanic 2% Slovak 1% Italian 1%
• Foreign-born: 7% · Canada, Vietnam, South Korea
• Languages at home: 91% English-only · Spanish 4% French/Haitian/Cajun 2% Vietnamese 1%

Political lean MEDSL · Henry

• 2024 margin: Strong D (+29.7) · D 64.5% · R 34.9%
• 2008→2024 swing: +37.1pp toward D · 2008: -7.5pp · 2024: 29.7pp
• All cycles: 2024: D+29.7 2020: D+20.5 2016: D+4.3 2012: R+3.2 2008: R+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -94.97%
• Current HPI: 207.2801
• Rent YoY: ▲ 1.52%
• 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

3 events — show timeline

• 2026-05-01 Pending — GAMLS
• 2026-04-28 Listed $275,000 GAMLS
• 2026-04-16 Coming Soon $275,000 GAMLS

Property tax history

+1.3%/yr

Latest (2025): $651 · -1.1% YoY. Source: county tax records.