465 Prince Of Wales · Pine Lake, GA 30083

$149,999

2 bd · 2.0 ba · 1,120 sqft · Townhouse public records · 197 Days on market

Built 1982 1,306 sqft lot $134/sqft · at area comps Est $151k · at est.

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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 +13.4/30.0
• ARV discount +7.8/15.0
• 1% rule +4.6/10.0
• DSCR +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 Bedrooms, 2 Baths, Living/Dining Area, Fireplace, Kitchen updated with new cabinets and granite countertops, Laundry, Fenced Backyard. Convenient to Marta.

Key facts

• Living dining area
• Kitchen updated
• Fenced backyard

Tags

• LIVING DINING AREA
• FIREPLACE
• KITCHEN UPDATED
• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $3 ($41/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 $144k (3.9% below list).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 4.8% in Pine Lake — 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 (#160 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B; Watch: amenities F, commute F, health & safety F.
• Dekalb County (suburban): math 19% / reading 28% proficiency, ranked #125 of 174 in GA (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.3%/yr); 263 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).
• This rent runs 31% of the median local income ($55k/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 $4k of value loss. Plan a longer hold.
• DeKalb County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 197 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 8y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $150k implies a 275% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% 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 $131,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 0.96% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.10%
• DSCR: 1.00
• GRM: 8.7

CMA / ARV

• ARV (median comp): $151,122
• List price: $149,999
• Delta: -0.74%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
419 Prince OF Wales	0.03mi	2/2.5	1,092 (-2%)	6mo	$99,000	$91	87
400 Prince Of Wales	0.08mi	2/2.5	1,036 (-8%)	5mo	$100,000	$97	78
168 Walter Way	0.35mi	2/2.5	1,178 (+5%)	1mo	$177,900	$151	72
4711 Shumate Dr	0.30mi	2/2.5	1,178 (+5%)	6mo	$176,000	$149	70
415 Prince OF Wales	0.03mi	2/1.5	1,050 (-6%)	24mo	$181,000	$172	66
426 Prince Of Wales	0.05mi	2/2.5	1,036 (-8%)	23mo	$180,000	$174	64
4698 Shumate Dr	0.28mi	2/2.5	1,178 (+5%)	17mo	$179,000	$152	62
4667 Shumate Dr	0.22mi	2/2.5	1,178 (+5%)	22mo	$200,000	$170	61
199 Walter Way	0.32mi	2/2.5	1,178 (+5%)	23mo	$193,000	$164	55

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 · 1.31% rent growth · sell at horizon

5-year hold

• IRR: -18.2%
• Equity multiple: 0.37×
• Total profit: $-26,418
• Equity at exit: $22,365

10-year hold

• IRR: -14.4%
• Equity multiple: 0.24×
• Total profit: $-31,950
• Equity at exit: $12,969

Cash invested: $42,000 (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 30083

• Rents YoY: 1.3%
• Active inventory: 263
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,441 high
• Mortgage (P&I): −$787
• Tax from tax record: −$286 /mo · $3,433/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $3

Break-even live

Break-even rent $1,437

Max offer price $149,999

Occupancy floor 95%

Sensitivity live

Price	-10% $88	-5% $46	+0% $3	+5% $-39	+10% $-82
Rent	-10% $-110	-5% $-54	+0% $3	+5% $60	+10% $117
Rate	-1.0pp $79	-0.5pp $42	base $3	+0.5pp $-35	+1.0pp $-75

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
478 Prince of Wales Stone Mountain, GA	2.0	2.0	1064	$1,475	$1.39	45d	1	0.03mi
421 Prince of Wales Stone Mountain, GA	2.0	2.5	1036	$1,250	$1.21	23d	1	0.04mi
4631 Garden Hills Dr Stone Mountain, GA	3.0	2.0	1382	$1,671	$1.21	18d	1	0.15mi
4625 High Collier Walk Stone Mountain, GA	3.0	2.0	1400	$1,000	$0.71	12d	1	0.17mi
436 Allgood Cir Stone Mountain, GA	3.0	2.5	1452	$1,875	$1.29	25d	1	0.46mi
488 Barclay Ct Stone Mountain, GA	3.0	2.5	1490	$2,160	$1.45	14d	1	0.48mi
488 Barclay Ct Stone Mountain, GA	3.0	2.5	1490	$2,060	$1.38	0d	1	0.48mi
481 Hambrick Rd Stone Mountain, GA	1.0–2.0	1.0	720	$1,150	$1.60	45d	5	0.68mi
4680 Ridge Dr Pine Lake, GA	2.0	1.0	870	$1,024	$1.18	0d	7	0.74mi
5165 Fairforest Dr Stone Mountain, GA	3.0	2.0	1344	$1,695	$1.26	45d	1	0.83mi
500 Hambrick Sq Stone Mountain, GA	1.0–4.0	1.0–2.0	1238	$1,250	$1.01	6d	2	0.91mi
621 Windchase Ln Stone Mountain, GA	2.0	2.0	912	$1,200	$1.32	45d	1	0.91mi
594 Windchase Ln Rm B Stone Mountain, GA	3.0	2.0	1092	$750	$0.69	6d	1	0.93mi
4813 Hairston Pl Stone Mountain, GA	2.0	2.0	1204	$1,400	$1.16	45d	1	1.01mi
2700 Summit Creek Dr Stone Mountain, GA	2.0	1.0–2.0	926	$1,279	$1.38	3d	34	1.05mi
841 Arbor Ct Stone Mountain, GA	3.0	2.0	1448	$1,845	$1.27	23d	1	1.08mi
4899 Hairston Pl Stone Mountain, GA	3.0	2.5	1468	$1,981	$1.35	14d	1	1.15mi
869 Heritage Oaks Dr Stone Mountain, GA	3.0	2.5	1400	$1,199	$0.86	0d	1	1.27mi
827 San Miguel Dr Stone Mountain, GA	3.0	2.0	1272	$1,550	$1.22	18d	1	1.30mi
5035 Martins Crossing Rd Stone Mountain, GA	3.0	2.0	1288	$1,550	$1.20	0d	1	1.31mi
905 Hemingway Rd Stone Mountain, GA	3.0	2.0	1400	$1,625	$1.16	14d	1	1.33mi
6097 Memorial Dr Stone Mountain, GA	1.0–3.0	1.0–2.0	1045	$1,376	$1.32	0d	10	1.36mi
924 Lake Drive Ter Stone Mountain, GA	3.0	2.0	1380	$1,670	$1.21	45d	1	1.37mi
1038 S Hairston Rd Stone Mountain, GA	1.0–3.0	1.0–2.0	912	$1,092	$1.20	6d	1	1.47mi
5025 Brittany Dr Stone Mountain, GA	3.0	2.5	1484	$1,845	$1.24	14d	1	1.50mi

Listing history 48 events

1. 2026-06-21
   days on market $149,999 Active 197 DOM
2. 2026-06-18
   days on market $149,999 Active 194 DOM
3. 2026-06-17
   days on market $149,999 Active 193 DOM
4. 2026-06-16
   days on market $149,999 Active 192 DOM
5. 2026-06-15
   days on market $149,999 Active 191 DOM
6. 2026-06-13
   days on market $149,999 Active 189 DOM
7. 2026-06-09
   days on market $149,999 Active 185 DOM
8. 2026-06-08
   days on market $149,999 Active 184 DOM
9. 2026-06-07
   pricedays on market $149,999 Active 183 DOM
10. 2026-06-04
    days on market $155,000 Active 180 DOM
11. 2026-06-03
    days on market $155,000 Active 179 DOM
12. 2026-06-02
    days on market $155,000 Active 178 DOM
13. 2026-06-01
    days on market $155,000 Active 177 DOM
14. 2026-05-31
    days on market $155,000 Active 176 DOM
15. 2026-04-27
    status Back On Market 157-char remark

    Show marketing remark (157 chars)

    2 Bedrooms, 2 Baths, Living/Dining Area, Fireplace, Kitchen updated with new cabinets and granite countertops, Laundry, Fenced Backyard. Convenient to Marta.

16. 2026-04-27
    status Active 157-char remark

    Show marketing remark (157 chars)

    2 Bedrooms, 2 Baths, Living/Dining Area, Fireplace, Kitchen updated with new cabinets and granite countertops, Laundry, Fenced Backyard. Convenient to Marta.

17. 2026-03-31
    historical 157-char remark

    Show marketing remark (157 chars)

    2 Bedrooms, 2 Baths, Living/Dining Area, Fireplace, Kitchen updated with new cabinets and granite countertops, Laundry, Fenced Backyard. Convenient to Marta.

18. 2026-03-31
    historical 157-char remark

    Show marketing remark (157 chars)

    2 Bedrooms, 2 Baths, Living/Dining Area, Fireplace, Kitchen updated with new cabinets and granite countertops, Laundry, Fenced Backyard. Convenient to Marta.

19. 2026-02-12
    price $155,000 157-char remark

    Show marketing remark (157 chars)

    2 Bedrooms, 2 Baths, Living/Dining Area, Fireplace, Kitchen updated with new cabinets and granite countertops, Laundry, Fenced Backyard. Convenient to Marta.

20. 2026-02-12
    price $155,000 157-char remark

    Show marketing remark (157 chars)

    2 Bedrooms, 2 Baths, Living/Dining Area, Fireplace, Kitchen updated with new cabinets and granite countertops, Laundry, Fenced Backyard. Convenient to Marta.

21. 2026-02-05
    status Back On Market 157-char remark

    Show marketing remark (157 chars)

    2 Bedrooms, 2 Baths, Living/Dining Area, Fireplace, Kitchen updated with new cabinets and granite countertops, Laundry, Fenced Backyard. Convenient to Marta.

22. 2026-02-05
    status Active 157-char remark

    Show marketing remark (157 chars)

    2 Bedrooms, 2 Baths, Living/Dining Area, Fireplace, Kitchen updated with new cabinets and granite countertops, Laundry, Fenced Backyard. Convenient to Marta.

23. 2026-01-31
    historical 157-char remark

    Show marketing remark (157 chars)

    2 Bedrooms, 2 Baths, Living/Dining Area, Fireplace, Kitchen updated with new cabinets and granite countertops, Laundry, Fenced Backyard. Convenient to Marta.

24. 2026-01-31
    historical 157-char remark

    Show marketing remark (157 chars)

    2 Bedrooms, 2 Baths, Living/Dining Area, Fireplace, Kitchen updated with new cabinets and granite countertops, Laundry, Fenced Backyard. Convenient to Marta.

25. 2025-11-04
    listed $165,000 New 157-char remark

    Show marketing remark (157 chars)

    2 Bedrooms, 2 Baths, Living/Dining Area, Fireplace, Kitchen updated with new cabinets and granite countertops, Laundry, Fenced Backyard. Convenient to Marta.

26. 2025-11-04
    listed $165,000 Active 157-char remark

    Show marketing remark (157 chars)

    2 Bedrooms, 2 Baths, Living/Dining Area, Fireplace, Kitchen updated with new cabinets and granite countertops, Laundry, Fenced Backyard. Convenient to Marta.

27. 2025-06-20
    historical
28. 2025-06-19
    historical
29. 2025-05-29
    price $167,000
30. 2025-05-29
    price $167,000
31. 2025-04-28
    price $172,000
32. 2025-04-28
    price $172,000
33. 2025-03-07
    listed $182,000 New
34. 2025-03-07
    listed $182,000 Active
35. 2020-09-01
    historical
36. 2020-08-06
    status Back on Market
37. 2020-08-06
    historical
38. 2020-05-05
    listed $85,000 New
39. 2020-04-14
    historical
40. 2020-03-13
    price $85,000
41. 2020-01-16
    listed $90,000 New
42. 2018-08-06
    soldstatus $40,000 Sold
43. 2018-08-06
    soldstatus $40,000 Sold
44. 2018-07-26
    status Under Contract
45. 2018-07-26
    status Pending
46. 2018-06-30
    listed $49,900 New
47. 2018-06-29
    listed $49,900 Active
48. 1997-01-27
    soldstatus $49,500

ⓘ 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: $3,433 · $286/mo
• Projected year-2 tax: $3,433 · $286/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,295
• − Mortgage interest: −$8,402
• − Property taxes: −$3,433
• − Insurance: −$750
• − Repairs & maintenance: −$1,384
• − Management: −$1,384
• − Depreciation: −$4,364
• Taxable loss: −$2,421
• Est. tax savings @ 24.0%: +$581
• After-tax cash flow: $622/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: Dekalb County
• NCES district ID: 1301740
• Math proficiency: 19% ▼ -12.00%
• Reading proficiency: 28% ▼ -7.00%
• Median HH income: $51,448
• Composite: 20.92/100
• National rank: #8482
• State rank: #125 of 174 in GA

Livability — Pine Lake

• Score: 67/100
• State rank: #160
• US rank: #10193

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dekalb County · 782,738 people
• City population: 853
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 62,724
• Household income: $55,307
• Rent vs Own: 48.9% rent · 51.1% own
• Severe rent burden: 3574.0

Population outlook (DeKalb County) Hauer SSP2

• Today (2025): 839,977 people
• By 2030: 891,768 · +6.2%
• By 2040: 988,894 · +17.7%
• By 2050: 1,074,583 · +27.9%
• By 2075: 1,245,026 · +48.2%
• By 2100: 1,303,135 · +55.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (75%)
• Race & ethnicity: Black 75% White 8% Asian 8% Hispanic / Latino 5% Two or more races 5%
• Common ancestry: Arab 1%
• Foreign-born: 24% · Canada, Vietnam, India
• Languages at home: 71% English-only · Spanish 4% Other Indo-European 4% Vietnamese 2%

Political lean MEDSL · DeKalb

• 2024 margin: Solid D (+64.8) · D 81.9% · R 17.1% · Other 1.0%
• 2008→2024 swing: +6.1pp toward D · 2008: 58.6pp · 2024: 64.8pp
• All cycles: 2024: D+64.8 2020: D+67.4 2016: D+64.8 2012: D+56.8 2008: D+58.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -213.61%
• Current HPI: 216.2527
• Rent YoY: ▲ 1.31%
• 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

+213.1% since first listed

34 events — show timeline

• 2026-04-27 Relisted — GAMLS
• 2026-04-27 Relisted — FMLS
• 2026-03-31 Listing Removed — FMLS
• 2026-03-31 Listing Removed — GAMLS
• 2026-02-12 Price Changed $155,000 FMLS
• 2026-02-12 Price Changed $155,000 GAMLS
• 2026-02-05 Relisted — GAMLS
• 2026-02-05 Relisted — FMLS
• 2026-01-31 Listing Removed — FMLS
• 2026-01-31 Listing Removed — GAMLS
• 2025-11-04 Listed $165,000 FMLS
• 2025-11-04 Listed $165,000 GAMLS
• 2025-06-20 Listing Removed — GAMLS
• 2025-06-19 Listing Removed — FMLS
• 2025-05-29 Price Changed $167,000 GAMLS
• 2025-05-29 Price Changed $167,000 FMLS
• 2025-04-28 Price Changed $172,000 GAMLS
• 2025-04-28 Price Changed $172,000 FMLS
• 2025-03-07 Listed $182,000 FMLS
• 2025-03-07 Listed $182,000 GAMLS
• 2020-09-01 Listing Removed — GAMLS
• 2020-08-06 Relisted — GAMLS
• 2020-08-06 Listing Removed — GAMLS
• 2020-05-05 Listed $85,000 GAMLS
• 2020-04-14 Listing Removed — GAMLS
• 2020-03-13 Price Changed $85,000 GAMLS
• 2020-01-16 Listed $90,000 GAMLS
• 2018-08-06 Sold (MLS) $40,000 GAMLS
• 2018-08-06 Sold (MLS) $40,000 FMLS
• 2018-07-26 Pending — GAMLS
• 2018-07-26 Pending — FMLS
• 2018-06-30 Listed $49,900 GAMLS
• 2018-06-29 Listed $49,900 FMLS
• 1997-01-27 Sold (Public Records) $49,500 Public Records

Property tax history

+10.1%/yr

Latest (2025): $3,433 · +2.8% YoY. Source: county tax records.