701 Pine Tree Trl Unit 10E · South Fulton, GA 30349

$185,000

3 bd · 2.5 ba · 1,567 sqft · Townhouse public records · 214 Days on market

Built 1989 1,306 sqft lot $118/sqft · 12% above area Est $125k · 48% over $300/mo HOA · 16% of rent

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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 +12.5/30.0
• Appreciation +10.0/10.0
• 1% rule +5.3/10.0
• Schools +4.5/10.0
• DSCR +3.7/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Completely remodeled townhouse!! New floors, bathrooms, kitchen, AC, Water heater, absolutely everything has been changed. Located minutes from Atlanta airport, shopping and entertainment. Great for those who are looking for adding to their rental profolio or first time homebuyer.

Key facts

• New floors
• New kitchen
• Remodeled townhouse

Tags

• REMODELED TOWNHOUSE
• NEW FLOORS
• NEW BATHROOMS
• NEW KITCHEN
• MINUTES FROM ATLANTA AIRPORT
• SHOPPING AND ENTERTAINMENT

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $185k.

Deal economics

• At list price, monthly cash flow is $-27 ($-326/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (2.6% below list).
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% vs local median 4.6% in South Fulton — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Fulton County (suburban): math 49% / reading 53% proficiency, ranked #12 of 174 in GA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 651 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 34% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.9% rent growth), your $52k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 214 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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 $110k; list at $185k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,800 (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 214 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.03% ✓
• Cap rate: 6.12%
• Cash-on-cash: -0.63%
• DSCR: 0.97
• GRM: 8.1

CMA / ARV

• ARV (median comp): $124,855
• List price: $185,000
• Delta: 48.17%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7005 Livia Pt	0.10mi	3/2.5	1,568 (+0%)	13mo	$255,000	$163	84
1206 Creel Ln	0.13mi	3/2.5	1,652 (+5%)	2mo	$240,000	$145	83
1103 Pine Tree Trl	0.07mi	3/2.5	1,466 (-6%)	4mo	$75,000	$51	83
1901 Creel Ln	0.18mi	3/2.5	1,642 (+5%)	3mo	$240,000	$146	81
3008 Pine Tree Trl Unit 16D	0.06mi	3/2.5	1,466 (-6%)	12mo	$126,000	$86	77
1109 Pinetree Trl	0.07mi	3/2.5	1,466 (-6%)	14mo	$105,100	$72	75
2784 Haligan Pt	0.16mi	3/2.5	1,380 (-12%)	1mo	$214,000	$155	72
7002 Galloway Pt	0.25mi	3/2.5	1,428 (-9%)	19mo	$225,000	$158	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.95% rent growth · sell at horizon

5-year hold

• IRR: 23.1%
• Equity multiple: 2.84×
• Total profit: $95,369
• Equity at exit: $166,663

10-year hold

• IRR: 20.0%
• Equity multiple: 6.32×
• Total profit: $275,408
• Equity at exit: $359,414

Cash invested: $51,800 (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 30349

• Home prices YoY: 4.6%
• Rents YoY: 0.9%
• Active inventory: 651
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,900 high
• Mortgage (P&I): −$970
• Tax from tax record: −$181 /mo · $2,171/yr
• Insurance: −$77
• HOA: −$300
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-27

Break-even live

Break-even rent $1,934

Max offer price $180,205

Occupancy floor 96%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3206 Pine Tree Trl Unit 15C Atlanta, GA	3.0	2.5	1466	$1,950	$1.33	4d	1	0.05mi
2550 Hallie Mill Rd Atlanta, GA	3.0	2.0	1372	$1,600	$1.17	12d	1	0.31mi
7060 Kimberly Mill Rd Atlanta, GA	3.0	1.0	1056	$1,425	$1.35	5d	1	0.32mi
110 Fruitwood Trce Unit A Riverdale, GA	3.0	2.0	1100	$1,800	$1.64	20d	1	0.38mi
7156 Tanger Blvd Riverdale, GA	4.0	2.5	1984	$2,229	$1.12	2d	1	0.40mi
2820 Greenbower Ct Atlanta, GA	3.0	2.0	1338	$1,730	$1.29	3d	1	0.44mi
7025 Brentwood Ct Riverdale, GA	2.0	1.5	1124	$1,425	$1.27	43d	1	0.45mi
2529 Wood Bend Ln Riverdale, GA	3.0	2.5	1508	$1,945	$1.29	43d	1	0.46mi
2722 South Hills Riverdale, GA	3.0	2.5	1722	$2,200	$1.28	5d	1	0.48mi
2590 South Hills Riverdale, GA	3.0	2.5	1850	$2,005	$1.08	12d	1	0.48mi
145 W Village Ct Riverdale, GA	3.0	2.5	1284	$1,865	$1.45	5d	1	0.48mi
7045 Birling Dr Atlanta, GA	4.0	3.0	1488	$1,765	$1.19	43d	1	0.49mi
6870 Old Bethsaida Way Riverdale, GA	4.0	2.5	1916	$1,973	$1.03	43d	1	0.51mi
2625 Carolina Rdg Riverdale, GA	4.0	2.5	1936	$2,125	$1.10	20d	1	0.52mi
336 Rocky Springs Ct Atlanta, GA	4.0	2.0	1900	$1,450	$0.76	24d	1	0.64mi
2405 Wood Bend Ln Riverdale, GA	3.0	2.5	1396	$1,800	$1.29	43d	1	0.65mi
6450 Peppermill Ln Atlanta, GA	4.0	2.0	1188	$1,531	$1.29	24d	1	0.81mi
3105 Garnet Way Atlanta, GA	3.0	2.0	1470	$1,660	$1.13	12d	1	0.94mi
2328 Creel Rd Atlanta, GA	4.0	3.0	2100	$1,895	$0.90	43d	1	0.96mi
3325 Valley Bend Rd Atlanta, GA	4.0	2.0	2000	$1,995	$1.00	5d	1	0.97mi
3325 Valley Bend Rd Atlanta, GA	4.0	2.0	2000	$1,995	$1.00	16d	1	0.97mi
3500 Keels Ln Atlanta, GA	3.0	2.0	1272	$1,755	$1.38	1d	1	0.99mi
6345 Peppermill Ln Atlanta, GA	3.0	2.5	1224	$1,800	$1.47	43d	1	0.99mi
2667 Rocky Ct Atlanta, GA	3.0	2.5	1432	$2,200	$1.54	43d	1	1.01mi
2592 Rocky Ct Atlanta, GA	2.0	2.5	1424	$2,000	$1.40	43d	1	1.04mi
6575 Smoke Ridge Dr Atlanta, GA	4.0	2.0	1808	$1,815	$1.00	43d	1	1.04mi
6500 Connell Rd Atlanta, GA	3.0	2.0	1483	$1,650	$1.11	24d	1	1.09mi
2373 Bigwood Trl Atlanta, GA	3.0	2.5	1566	$1,845	$1.18	24d	1	1.10mi
855 Old Rocky Rd Atlanta, GA	3.0	2.0	1310	$1,710	$1.31	24d	1	1.11mi
2184 Olmadison Vw Atlanta, GA	2.0	2.0	1236	$1,985	$1.61	18d	1	1.11mi
2285 Bigwood Trl Atlanta, GA	3.0	2.5	1580	$1,740	$1.10	1d	1	1.14mi
6440 Connell Rd Atlanta, GA	3.0	2.0	1391	$1,695	$1.22	24d	1	1.16mi
6445 Connell Rd Atlanta, GA	3.0	2.0	1357	$1,856	$1.37	43d	1	1.17mi
6278 Rockaway Rd Atlanta, GA	3.0	2.5	1524	$2,000	$1.31	43d	1	1.17mi
2310 Bigwood Trl Atlanta, GA	3.0	2.5	1580	$2,600	$1.65	24d	1	1.18mi
6368 Olmadison Pl Atlanta, GA	3.0	2.5	1428	$1,656	$1.16	11d	1	1.18mi
6370 Olmadison Pl Atlanta, GA	3.0	2.5	1440	$1,795	$1.25	43d	1	1.18mi
325 Pointer Ct Atlanta, GA	3.0	2.0	1474	$1,620	$1.10	5d	1	1.20mi
6560 Emerald Pointe Cir Atlanta, GA	3.0	2.0	1309	$1,500	$1.15	22d	1	1.20mi
2560 Foxlair Trl Atlanta, GA	4.0	2.0	1485	$1,795	$1.21	24d	1	1.29mi

HOA detail

• Monthly dues: $300 · $3,600/yr
• Likely covers: water

Listing history 27 events

1. 2026-06-18
   days on market $185,000 Active 214 DOM
2. 2026-06-17
   days on market $185,000 Active 213 DOM
3. 2026-06-16
   days on market $185,000 Active 212 DOM
4. 2026-06-15
   days on market $185,000 Active 211 DOM
5. 2026-06-13
   days on market $185,000 Active 209 DOM
6. 2026-06-09
   days on market $185,000 Active 205 DOM
7. 2026-06-08
   days on market $185,000 Active 204 DOM
8. 2026-06-07
   days on market $185,000 Active 203 DOM
9. 2026-06-04
   days on market $185,000 Active 200 DOM
10. 2026-06-03
    days on market $185,000 Active 199 DOM
11. 2026-06-01
    days on market $185,000 Active 197 DOM
12. 2026-05-31
    days on market $185,000 Active 196 DOM
13. 2026-04-30
    historical
14. 2026-04-21
    status Active
15. 2026-04-05
    status Back On Market 281-char remark

    Show marketing remark (281 chars)

    Completely remodeled townhouse!! New floors, bathrooms, kitchen, AC, Water heater, absolutely everything has been changed. Located minutes from Atlanta airport, shopping and entertainment. Great for those who are looking for adding to their rental profolio or first time homebuyer.

16. 2026-03-20
    status Pending
17. 2026-03-10
    status Under Contract 281-char remark

    Show marketing remark (281 chars)

    Completely remodeled townhouse!! New floors, bathrooms, kitchen, AC, Water heater, absolutely everything has been changed. Located minutes from Atlanta airport, shopping and entertainment. Great for those who are looking for adding to their rental profolio or first time homebuyer.

18. 2025-10-14
    listed $185,000 Active

    Show marketing remark (281 chars)

    Completely remodeled townhouse!! New floors, bathrooms, kitchen, AC, Water heater, absolutely everything has been changed. Located minutes from Atlanta airport, shopping and entertainment. Great for those who are looking for adding to their rental profolio or first time homebuyer.

19. 2025-10-14
    listed $185,000 New 281-char remark

    Show marketing remark (281 chars)

    Completely remodeled townhouse!! New floors, bathrooms, kitchen, AC, Water heater, absolutely everything has been changed. Located minutes from Atlanta airport, shopping and entertainment. Great for those who are looking for adding to their rental profolio or first time homebuyer.

20. 2023-12-19
    soldstatus $110,000
21. 2023-12-11
    soldstatus $112,000 Sold
22. 2023-10-25
    status Under Contract
23. 2023-10-11
    listed $112,000 New
24. 2023-04-06
    historical
25. 2023-03-13
    historical Active Under Contract
26. 2023-03-03
    listed $90,000 New
27. 1987-04-03
    soldstatus $58,000

ⓘ 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: $2,171 · $181/mo
• Projected year-2 tax: $2,171 · $181/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 ≥105°F today · 19 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,800
• − Mortgage interest: −$10,363
• − Property taxes: −$2,171
• − Insurance: −$925
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − HOA: −$3,600
• − Depreciation: −$5,382
• Taxable loss: −$3,288
• Est. tax savings @ 24.0%: +$789
• After-tax cash flow: $464/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: Fulton County
• NCES district ID: 1302280
• Math proficiency: 49% ▼ -2.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $68,035
• Composite: 45.33/100
• National rank: #2640
• State rank: #12 of 174 in GA

Livability — South Fulton

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: South Fulton, GA
• County: Fulton County · 1,094,430 people
• City population: 127,674
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 79,872
• Household income: $67,023
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 4258.0

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 1,203,707 people
• By 2030: 1,299,706 · +8.0%
• By 2040: 1,488,256 · +23.6%
• By 2050: 1,664,580 · +38.3%
• By 2075: 2,036,072 · +69.2%
• By 2100: 2,222,402 · +84.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (89%)
• Race & ethnicity: Black 89% Hispanic / Latino 5% Two or more races 4% White 3%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 6% French/Haitian/Cajun 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid D (+44.9) · D 71.9% · R 27.0% · Other 1.1%
• 2008→2024 swing: +9.8pp toward D · 2008: 35.0pp · 2024: 44.9pp
• All cycles: 2024: D+44.9 2020: D+46.4 2016: D+42.1 2012: D+29.6 2008: D+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 18.01%
• Current HPI: 407.99
• Rent YoY: ▲ 0.95%
• 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

+219.0% since first listed

15 events — show timeline

• 2026-04-30 Listing Removed — FMLS
• 2026-04-21 Relisted — FMLS
• 2026-04-05 Relisted — GAMLS
• 2026-03-20 Pending — FMLS
• 2026-03-10 Pending — GAMLS
• 2025-10-14 Listed $185,000 GAMLS
• 2025-10-14 Listed $185,000 FMLS
• 2023-12-19 Sold (Public Records) $110,000 Public Records
• 2023-12-11 Sold (MLS) $112,000 GAMLS
• 2023-10-25 Pending — GAMLS
• 2023-10-11 Listed $112,000 GAMLS
• 2023-04-06 Listing Removed — GAMLS
• 2023-03-13 Contingent — GAMLS
• 2023-03-03 Listed $90,000 GAMLS
• 1987-04-03 Sold (Public Records) $58,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $2,171 · +11.9% YoY. Source: county tax records.