1004 Pine Tree Trl · South Fulton, GA 30349

$98,000

2 bd · 1.5 ba · 1,250 sqft · Townhouse public records · 36 Days on market

Built 1989 1,393 sqft lot $78/sqft · 23% below area Est $128k · 23% under $300/mo HOA · 17% of rent

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Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming and move-in ready, this 2-bedroom, 1.5-bath townhome offers the perfect mix of comfort, convenience, and low-maintenance living! Enjoy a spacious layout, cozy living areas, and private outdoor space ideal for relaxing or entertaining. Located close to shopping, dining, and major highways, this townhome is perfect for first-time buyers, small families, or investors looking for a great deal.

Key facts

• Close to dining
• Close to shopping
• $300 HOA

Tags

• PRIVATE OUTDOOR SPACE
• CLOSE TO SHOPPING
• CLOSE TO DINING
• CLOSE TO MAJOR HIGHWAYS

Property features AI

Finance

• Other: Directions: GPS
• HOA & community: Homeowners association; Association fee $300 monthly

Exterior

• Parking: Attached garage with 1 space
• Utilities: Public water; Public sewer; Electric service available; Natural gas available; Cable available; Phone service available
• Home design: Two levels; Fee simple ownership; Resale property
• Construction: Cedar and wood siding exterior; Composition roof; Foundation details: see remarks; Built previously (resale)
• Exterior features: No waterfront; Road frontage and surface: other

Interior

• Kitchen: Dishwasher; Refrigerator; Kitchen with other/custom features
• Bedrooms: Two upper-level bedrooms; Bedrooms with other/custom features
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom; One half bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High-speed internet available; Two or more shared/common walls
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $98k.

Deal economics

• At list price, monthly cash flow is $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $95k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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 A — 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.
• Zoned schools: Nolan Elementary School (math 24% / reading 22%, grade F, #796 of 1,228 statewide, top 65%, 710 students, 100% FRL); Banneker High School (math 24% / reading 75%, grade D+, #28 of 424 statewide, top 7%, 1,610 students, 100% FRL) — zoned schools average 100% FRL vs 41% district-wide (59 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 36% at this address vs 51% district-wide (-14 pts) — the specific schools serving this property underperform the Fulton County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 651 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 32% 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 $10k of equity ($678 loan paydown + $10k 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 $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y 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.

Recommended offer $95,060 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.84% ✓
• Cap rate: 11.31%
• Cash-on-cash: 17.91%
• DSCR: 1.80
• GRM: 4.5

CMA / ARV

• ARV (median comp): $127,590
• List price: $98,000
• Delta: -23.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1008 Pine Tree Trl	0.01mi	3/2.0 (+1)	1,196 (-4%)	2mo	$95,000	$79	84
2784 Haligan Pt	0.16mi	3/2.5 (+1)	1,380 (+10%)	1mo	$214,000	$155	65
7002 Galloway Pt	0.25mi	3/2.5 (+1)	1,428 (+14%)	19mo	$225,000	$158	39

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: 36.3%
• Equity multiple: 3.77×
• Total profit: $76,060
• Equity at exit: $88,286

10-year hold

• IRR: 30.4%
• Equity multiple: 8.18×
• Total profit: $197,151
• Equity at exit: $190,392

Cash invested: $27,440 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,799 high
• Mortgage (P&I): −$514
• Tax from tax record: −$157 /mo · $1,883/yr
• Insurance: −$41
• HOA: −$300
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $410

Break-even live

Break-even rent $1,281

Max offer price $98,000

Occupancy floor 72%

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Rent comps 39 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
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
2405 Wood Bend Ln Riverdale, GA	3.0	2.5	1396	$1,800	$1.29	43d	1	0.65mi
3105 Garnet Way Atlanta, GA	3.0	2.0	1470	$1,660	$1.13	12d	1	0.94mi
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
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
6409 Olmadison Pl Atlanta, GA	1.0	1.0	1440	$595	$0.41	24d	1	1.19mi
6409 Olmadison Pl Atlanta, GA	1.0	1.0	1440	$520	$0.36	43d	1	1.19mi
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
3800 Leisure Ln Atlanta, GA	3.0	2.0	1198	$2,350	$1.96	22d	1	1.32mi
6090 Emerald Pointe Cir Atlanta, GA	3.0	2.0	1200	$1,875	$1.56	18d	1	1.33mi
320 Emerald Green Ct Atlanta, GA	3.0	2.0	1575	$2,050	$1.30	43d	1	1.34mi
6415 El Caudillo Ct Atlanta, GA	3.0	3.0	1498	$2,800	$1.87	4d	1	1.35mi
6684 Judy Ln Riverdale, GA	3.0	2.0	1356	$1,705	$1.26	43d	1	1.39mi
1973 Bethsaida Rd Riverdale, GA	2.0	2.0	1000	$2,650	$2.65	1d	1	1.45mi
6078 Oak Bend Ct Riverdale, GA	3.0	2.5	1622	$1,800	$1.11	24d	1	1.47mi
7301 Fern Ct Riverdale, GA	3.0	3.0	1325	$1,909	$1.44	4d	1	1.49mi

HOA detail

• Monthly dues: $300 · $3,600/yr

Listing history 38 events

1. 2026-06-18
   days on market $98,000 Active 36 DOM
2. 2026-06-17
   days on market $98,000 Active 35 DOM
3. 2026-06-16
   days on market $98,000 Active 34 DOM
4. 2026-06-15
   days on market $98,000 Active 33 DOM
5. 2026-06-13
   days on market $98,000 Active 31 DOM
6. 2026-06-09
   days on market $98,000 Active 27 DOM
7. 2026-06-08
   days on market $98,000 Active 26 DOM
8. 2026-06-07
   days on market $98,000 Active 25 DOM
9. 2026-06-04
   days on market $98,000 Active 22 DOM
10. 2026-06-03
    days on market $98,000 Active 21 DOM
11. 2026-06-01
    days on market $98,000 Active 19 DOM
12. 2026-05-31
    days on market $98,000 Active 18 DOM
13. 2026-05-09
    listed $98,000 New 401-char remark

    Show marketing remark (401 chars)

    Charming and move-in ready, this 2-bedroom, 1.5-bath townhome offers the perfect mix of comfort, convenience, and low-maintenance living! Enjoy a spacious layout, cozy living areas, and private outdoor space ideal for relaxing or entertaining. Located close to shopping, dining, and major highways, this townhome is perfect for first-time buyers, small families, or investors looking for a great deal.

14. 2026-05-09
    listed $98,000 Active 401-char remark

    Show marketing remark (401 chars)

    Charming and move-in ready, this 2-bedroom, 1.5-bath townhome offers the perfect mix of comfort, convenience, and low-maintenance living! Enjoy a spacious layout, cozy living areas, and private outdoor space ideal for relaxing or entertaining. Located close to shopping, dining, and major highways, this townhome is perfect for first-time buyers, small families, or investors looking for a great deal.

15. 2023-10-15
    historical $1,345
16. 2023-10-09
    historical $1,345
17. 2023-09-30
    price $1,345
18. 2023-09-28
    price $1,345
19. 2023-08-24
    price $1,395
20. 2023-08-22
    price $1,395
21. 2023-08-03
    price $1,445
22. 2023-08-01
    price $1,445
23. 2023-07-17
    price $1,495
24. 2023-07-14
    price $1,495
25. 2022-01-28
    soldstatus $99,999
26. 2022-01-21
    soldstatus $99,999 Sold

    Show marketing remark (305 chars)

    Spacious Condo with a Spacious Floor plan. One of the few places where leasing is allowed! Great for a first time Home buyer and or investor! Great Cash flow opportunity! Located next to Dining, Entertainment, I-20, I-285, Very easy access to most Major Highways, Atlanta Hartsfield International Airport!

27. 2021-12-10
    status Under Contract

    Show marketing remark (305 chars)

    Spacious Condo with a Spacious Floor plan. One of the few places where leasing is allowed! Great for a first time Home buyer and or investor! Great Cash flow opportunity! Located next to Dining, Entertainment, I-20, I-285, Very easy access to most Major Highways, Atlanta Hartsfield International Airport!

28. 2021-12-05
    historical

    Show marketing remark (305 chars)

    Spacious Condo with a Spacious Floor plan. One of the few places where leasing is allowed! Great for a first time Home buyer and or investor! Great Cash flow opportunity! Located next to Dining, Entertainment, I-20, I-285, Very easy access to most Major Highways, Atlanta Hartsfield International Airport!

29. 2021-12-04
    status Active Under Contract

    Show marketing remark (305 chars)

    Spacious Condo with a Spacious Floor plan. One of the few places where leasing is allowed! Great for a first time Home buyer and or investor! Great Cash flow opportunity! Located next to Dining, Entertainment, I-20, I-285, Very easy access to most Major Highways, Atlanta Hartsfield International Airport!

30. 2021-11-30
    historical

    Show marketing remark (305 chars)

    Spacious Condo with a Spacious Floor plan. One of the few places where leasing is allowed! Great for a first time Home buyer and or investor! Great Cash flow opportunity! Located next to Dining, Entertainment, I-20, I-285, Very easy access to most Major Highways, Atlanta Hartsfield International Airport!

31. 2021-11-04
    listed $99,999 New

    Show marketing remark (305 chars)

    Spacious Condo with a Spacious Floor plan. One of the few places where leasing is allowed! Great for a first time Home buyer and or investor! Great Cash flow opportunity! Located next to Dining, Entertainment, I-20, I-285, Very easy access to most Major Highways, Atlanta Hartsfield International Airport!

32. 2021-10-21
    historical
33. 2021-10-17
    status Active
34. 2021-10-08
    price $99,999
35. 2021-10-01
    historical
36. 2021-08-24
    listed $124,999 New
37. 1999-12-28
    soldstatus $58,300
38. 1987-04-16
    soldstatus $53,000

ⓘ 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: $1,883 · $157/mo
• Projected year-2 tax: $1,883 · $157/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $21,589
• − Mortgage interest: −$5,490
• − Property taxes: −$1,883
• − Insurance: −$490
• − Repairs & maintenance: −$1,727
• − Management: −$1,727
• − HOA: −$3,600
• − Depreciation: −$2,851
• Taxable income: $3,822
• Est. tax owed @ 24.0%: −$917
• After-tax cash flow: $3,999/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

+84.9% since first listed

26 events — show timeline

• 2026-05-09 Listed $98,000 FMLS
• 2026-05-09 Listed $98,000 GAMLS
• 2023-10-15 Rental Removed $1,345 APPFOLIO
• 2023-10-09 Rental Removed $1,345 RENT.
• 2023-09-30 Price Changed $1,345 APPFOLIO
• 2023-09-28 Price Changed $1,345 RENT.
• 2023-08-24 Price Changed $1,395 APPFOLIO
• 2023-08-22 Price Changed $1,395 RENT.
• 2023-08-03 Price Changed $1,445 APPFOLIO
• 2023-08-01 Price Changed $1,445 RENT.
• 2023-07-17 Price Changed $1,495 APPFOLIO
• 2023-07-14 Price Changed $1,495 RENT.
• 2022-01-28 Sold (Public Records) $99,999 Public Records
• 2022-01-21 Sold (MLS) $99,999 GAMLS
• 2021-12-10 Pending — GAMLS
• 2021-12-05 Listing Removed — GAMLS
• 2021-12-04 Relisted — GAMLS
• 2021-11-30 Listing Removed — GAMLS
• 2021-11-04 Listed $99,999 GAMLS
• 2021-10-21 Listing Removed — GAMLS
• 2021-10-17 Relisted — GAMLS
• 2021-10-08 Price Changed $99,999 GAMLS
• 2021-10-01 Listing Removed — GAMLS
• 2021-08-24 Listed $124,999 GAMLS
• 1999-12-28 Sold (Public Records) $58,300 Public Records
• 1987-04-16 Sold (Public Records) $53,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,883 · -0.0% YoY. Source: county tax records.