1240 Pinedale Cir NW · Conyers, GA 30012

$1,795

3 bd · 2.5 ba · 1,324 sqft · SingleFamily public records · 16 Days on market

Built 2005 4,356 sqft lot

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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 +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 2-story townhouse featuring 3 bedrooms and 2.5 bathrooms with a welcoming front porch and an attached 1-car garage. Enjoy outdoor living on the wood deck, perfect for relaxing or entertaining. A functional layout offers comfortable everyday living with great potential. One or more photos have been virtually staged.

Key facts

• Private deck
• Attached garage
• Peaceful community

Tags

• OPEN-CONCEPT MAIN LEVEL
• PRIVATE DECK
• ATTACHED GARAGE
• PEACEFUL COMMUNITY

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electricity available; Sewer available; Water available
• Home design: Two-level home; Fee simple ownership; Resale property; Slab foundation; Facing/direction not specified
• Construction: Vinyl siding exterior; Composition roof
• Exterior features: Front yard fencing; Deck

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Refrigerator
• Bedrooms: Three upstairs bedrooms; No special bedroom features listed
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms; One half bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features; 1 common wall
• Laundry & utility: Laundry features: Other

🏷️ Possibly a rental listed for sale. The $1,795 price doesn't fit this home's estimated sale value (~$203,896) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $2k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $2k).
• Recommended offer: $2k (1.5% below list) — sets the bar for market timing.
• Cap rate 857.1% vs local median 4.4% in Conyers — 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 67/100 on livability (#167 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, amenities D, commute F.
• Rockdale County (suburban): math 14% / reading 29% proficiency, ranked #136 of 174 in GA (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Shoal Creek Elementary School (math 17% / reading 22%, grade F, #878 of 1,228 statewide, top 75%, 674 students, 75% FRL); Conyers Middle School (math 9% / reading 24%, grade F, #388 of 470 statewide, top 83%, 1,031 students, 78% FRL); Rockdale County High School (math 12% / reading 17%, grade F, #315 of 424 statewide, top 76%, 2,369 students, 64% FRL).
• Market conditions: Rents flat; 278 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 483 units permitted in Rockdale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $12 of loan paydown is wiped out by about $54 of value loss. Plan a longer hold.
• Rockdale County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.4% rent growth), your $503 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($2k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 10y 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.

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 $1,768 (1.5% 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: 90.62% ✓
• Cap rate: 857.06%
• Cash-on-cash: 3038.46%
• DSCR: 136.19
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $203,896
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1071 Mountain View Rd NW	0.25mi	3/1.0	1,335 (+1%)	2mo	$188,000	$141	80
1621 Wesley Way NW	0.35mi	3/2.0	1,336 (+1%)	3mo	$195,000	$146	78
1611 Wesley Way	0.34mi	3/2.0	1,300 (-2%)	4mo	$196,000	$151	76
1082 Green Valley Dr NW	0.36mi	3/2.0	1,352 (+2%)	11mo	$220,000	$163	69
1755 Rockbridge Rd NW	0.53mi	3/2.0	1,308 (-1%)	9mo	$234,000	$179	64
1098 Laurel Ln NW	0.41mi	4/2.0 (+1)	1,352 (+2%)	8mo	$190,000	$141	63
1792 Wesley Way	0.65mi	3/2.0	1,239 (-6%)	0mo	$249,000	$201	57
897 Sigman Rd NW	0.66mi	4/2.0 (+1)	1,344 (+2%)	7mo	$224,999	$167	54
1342 Peggy Ln NW	0.72mi	3/2.0	1,352 (+2%)	10mo	$185,000	$137	52
1851 Irwin Bridge Rd NW	0.60mi	3/2.0	1,248 (-6%)	11mo	$165,500	$133	51
1791 Crestridge Cir NW	0.71mi	3/2.0	1,443 (+9%)	3mo	$249,900	$173	48
1347 Peggy Ln NW	0.73mi	4/1.5 (+1)	1,352 (+2%)	9mo	$208,500	$154	46

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 · 0.39% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 153.45×
• Total profit: $76,624
• Equity at exit: $268

10-year hold

• IRR: —
• Equity multiple: 309.35×
• Total profit: $154,978
• Equity at exit: $155

Cash invested: $503 (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 30012

• Rents YoY: 0.4%
• Active inventory: 278
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $1,627 high
• Mortgage (P&I): −$9
• Tax est. 1.5%: −$2 /mo · $27/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $1,273

Break-even live

Break-even rent $16

Max offer price $1,795

Occupancy floor 17%

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: $449
• Closing costs: $54
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1240 Pinedale Cir NW Conyers, GA	3.0	2.5	1324	$1,900	$1.44	24d	1	0.03mi
1653 Pinedale Cir NW Conyers, GA	2.0	1.5	1160	$1,350	$1.16	43d	1	0.07mi
1214 Pinedale Cir NW Conyers, GA	3.0	2.5	1324	$1,475	$1.11	43d	1	0.08mi
1158 Pinedale Cir NW Conyers, GA	2.0	1.0	1002	$1,350	$1.35	3d	1	0.12mi
1459 Forest Villa Dr NW Conyers, GA	3.0	1.5	1160	$1,500	$1.29	1d	1	0.20mi
1443 Forest Villa Dr NW Conyers, GA	3.0	2.0	1264	$1,499	$1.19	43d	1	0.25mi
1427 Villa Pines Ct NW Conyers, GA	2.0	1.5	1350	$1,450	$1.07	18d	1	0.28mi
1190 Millcrest Walk NW Conyers, GA	2.0	1.0–2.0	1035	$1,299	$1.26	3d	18	0.36mi
1289 Knoll Ct NW Conyers, GA	2.0	2.0	1200	$1,245	$1.04	43d	1	0.59mi
1107 Windgate Cir NW Conyers, GA	2.0	2.5	1200	$1,570	$1.31	21d	1	0.69mi
1322 S Hicks Cir NW Conyers, GA	3.0	2.0	1250	$2,000	$1.60	4d	1	0.73mi
1219 Lakeview Dr NW Conyers, GA	2.0	1.0	900	$1,000	$1.11	43d	1	0.75mi
1759 Stag Dr NW Conyers, GA	3.0	2.0	1215	$1,811	$1.49	21d	1	0.98mi
1015 Rosser St NW Unit 4A Conyers, GA	2.0	1.0	1000	$1,199	$1.20	2d	1	1.02mi
1175 Milstead Ave NE Conyers, GA	3.0	2.0	1406	$1,541	$1.10	4d	1	1.02mi
2059 Appaloosa Way Conyers, GA	3.0	3.0	1556	$2,055	$1.32	43d	1	1.14mi
1011 Peek St NW Conyers, GA	2.0	1.0	1609	$1,400	$0.87	18d	1	1.15mi
2032 Appaloosa Way Conyers, GA	3.0	2.5	1561	$1,955	$1.25	4d	1	1.17mi
2050 Appaloosa Way Conyers, GA	3.0	3.0	1556	$2,105	$1.35	43d	1	1.17mi
1075 Eastview Rd NE Unit A Conyers, GA	2.0	1.0	1018	$1,250	$1.23	43d	1	1.19mi
1031 Barn Oak Ct NE Conyers, GA	2.0	1.0	961	$1,295	$1.35	43d	1	1.22mi
811 Sage Ln NW Conyers, GA	3.0	2.0	1400	$1,761	$1.26	4d	1	1.41mi
1055 Pine St NE Conyers, GA	2.0	2.0	1184	$1,300	$1.10	12d	1	1.50mi

Listing history 11 events

1. 2026-06-18
   days on market $1,795 Active 16 DOM
2. 2026-06-17
   days on market $1,795 Active 15 DOM
3. 2026-06-16
   days on market $1,795 Active 14 DOM
4. 2026-06-15
   days on market $1,795 Active 13 DOM
5. 2026-06-13
   days on market $1,795 Active 11 DOM
6. 2026-06-09
   days on market $1,795 Active 7 DOM
7. 2026-06-08
   days on market $1,795 Active 6 DOM
8. 2026-06-07
   days on market $1,795 Active 5 DOM
9. 2026-06-04
   days on market $1,795 Active 2 DOM
10. 2026-06-02
    remarks 589-char remark
11. 2026-06-02
    listed $1,795 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,519
• − Mortgage interest: −$101
• − Property taxes: −$27
• − Insurance: −$9
• − Repairs & maintenance: −$1,562
• − Management: −$1,562
• − Depreciation: −$52
• Taxable income: $16,207
• Est. tax owed @ 24.0%: −$3,890
• After-tax cash flow: $11,382/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: Rockdale County
• NCES district ID: 1304410
• Math proficiency: 14% ▼ -17.00%
• Reading proficiency: 29% ▼ -11.00%
• Median HH income: $53,325
• Composite: 19.42/100
• National rank: #8776
• State rank: #136 of 174 in GA

Livability — Conyers

• Score: 67/100
• State rank: #167
• US rank: #10533

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Conyers, GA
• County: Rockdale County · 96,534 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 34,506
• Household income: $66,153
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 986.0

Population outlook (Rockdale County) Hauer SSP2

• Today (2025): 99,145 people
• By 2030: 104,558 · +5.5%
• By 2040: 116,100 · +17.1%
• By 2050: 127,827 · +28.9%
• By 2075: 159,113 · +60.5%
• By 2100: 181,178 · +82.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Black 49% White 27% Hispanic / Latino 18% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Hispanic 1% Lithuanian 1% Italian 1%
• Foreign-born: 14% · Canada, South Korea
• Languages at home: 81% English-only · Spanish 16% French/Haitian/Cajun 2% Korean 1%

Political lean MEDSL · Rockdale

• 2024 margin: Solid D (+47.5) · D 73.4% · R 25.9%
• 2008→2024 swing: +37.9pp toward D · 2008: 9.6pp · 2024: 47.5pp
• All cycles: 2024: D+47.5 2020: D+40.8 2016: D+25.9 2012: D+16.4 2008: D+9.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -123.61%
• Current HPI: 226.9588
• Rent YoY: ▲ 0.39%
• 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

-98.6% since first listed

24 events — show timeline

• 2026-06-02 Listed $1,795 FMLS
• 2026-05-28 Rental Removed $1,900 GAMLS
• 2026-05-09 Listed for Rent $1,900 GAMLS
• 2026-04-09 Sold (MLS) $169,000 GAMLS
• 2026-04-09 Sold (MLS) $169,000 FMLS
• 2026-04-08 Sold (Public Records) $169,000 Public Records
• 2026-03-20 Pending — GAMLS
• 2026-03-20 Pending — FMLS
• 2026-03-05 Relisted — GAMLS
• 2026-03-03 Relisted — FMLS
• 2026-02-12 Pending — GAMLS
• 2026-02-12 Pending — FMLS
• 2026-02-05 Price Changed $169,900 FMLS
• 2026-02-05 Price Changed $169,900 GAMLS
• 2026-02-03 Relisted — GAMLS
• 2026-02-03 Relisted — FMLS
• 2026-01-28 Pending — GAMLS
• 2026-01-28 Pending — FMLS
• 2026-01-15 Listed $175,000 GAMLS
• 2026-01-15 Listed $175,000 FMLS
• 2021-10-26 Sold (Public Records) $200,000 Public Records
• 2020-12-01 Sold (Public Records) $68,200 Public Records
• 2016-10-01 Listing Removed — GAMLS
• 2016-04-09 Listed $126,500 GAMLS

Property tax history

+6.0%/yr

Latest (2025): $4,694 · +2.8% YoY. Source: county tax records.