1396 Pine Dr · College Park, GA 30349

$146,000

3 bd · 1.0 ba · 752 sqft · SingleFamily public records · 23 Days on market

Built 1955 0.41 ac lot

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Why this score? — see what drove the C+ 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 +23.5/30.0
• Appreciation +10.0/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Livability +3.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Cozy step-less ranch featuring 3 bedrooms and 1 bathroom with comfortable single-level living. This charming home offers a spacious, level front yard, a private backyard perfect for relaxing or entertaining, and a convenient carport for covered parking. Ideally located near shopping, dining, and everyday conveniences, this home combines comfort, accessibility, and convenience in one inviting package.

Key facts

• Step-less ranch
• Level front yard
• Private backyard

Tags

• STEP-LESS RANCH
• SINGLE-LEVEL LIVING
• LEVEL FRONT YARD
• PRIVATE BACKYARD
• CONVENIENT CARPORT

Property features AI

Finance

• HOA & community: Community features: Other

Exterior

• Parking: Covered parking for 1 vehicle
• Utilities: Public water; Septic tank sewer; 110V electrical; Cable available; Phone service available; Electricity available; Water available
• Home design: One level home; Resale property; Frame construction
• Construction: Frame construction; Composition shingle roof; Concrete perimeter foundation
• Exterior features: Private yard; County road frontage; Asphalt/paved road access

Interior

• Kitchen: White cabinets; Eat-in kitchen; Laminate counters; Electric range
• Bedrooms: Three main-level bedrooms; Primary suite on the main level
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: One full bathroom; Main-level bathroom; Tub/shower combo in primary bath
• Heating & cooling: Central heating; Central air; Programmable thermostat
• Interior features: Insulated windows; No shared/common walls; Other interior features; Crawl space foundation access
• Laundry & utility: Main-level laundry; 220V outlet in laundry area; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $146k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $146k).
• Recommended offer: $144k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.8% in College Park — 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 59/100 on livability (#408 in GA) — a working-class tenant base; expect higher turnover. Strengths: commute A+, cost of living A+, housing A-; Watch: crime F, amenities F, employment D-.
• Clayton County (suburban): math 11% / reading 20% proficiency, ranked #155 of 174 in GA (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Northcutt Elementary School (math 15% / reading 24%, grade F, #873 of 1,228 statewide, top 71%, 693 students, 90% FRL); North Clayton Middle School (math 12% / reading 27%, grade F, #356 of 470 statewide, top 78%, 767 students, 90% FRL); North Clayton High School (math 2% / reading 22%, grade F, #336 of 424 statewide, top 80%, 1,206 students, 90% FRL).
• Market conditions: Rents flat; 651 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Clayton County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.9% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($144k) is reasonable based on typical stale-listing flexibility.
• 7 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.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,810 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F 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?
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: 1.08% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.03%
• DSCR: 1.36
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 29.3%
• Equity multiple: 3.29×
• Total profit: $93,763
• Equity at exit: $131,528

10-year hold

• IRR: 24.9%
• Equity multiple: 7.27×
• Total profit: $256,494
• Equity at exit: $283,646

Cash invested: $40,880 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,571 high
• Mortgage (P&I): −$766
• Tax from tax record: −$141 /mo · $1,688/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $274

Break-even live

Break-even rent $1,224

Max offer price $146,000

Occupancy floor 78%

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: $36,500
• Closing costs: $4,380
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5503 Riverdale Rd Atlanta, GA	2.0	1.0	868	$1,250	$1.44	43d	1	0.13mi
5420 Riverdale Rd Atlanta, GA	2.0	1.0–2.0	1075	$1,225	$1.14	5d	1	0.25mi
5751 Riverdale Rd Atlanta, GA	2.0	1.5	1110	$1,450	$1.31	24d	3	0.42mi
1507 Pine Dr Atlanta, GA	1.0–3.0	1.0–2.0	1050	$1,576	$1.50	2d	9	0.45mi
5261 Heather Ln Atlanta, GA	3.0	1.0	972	$1,350	$1.39	43d	1	0.51mi
5327 Riverwalk Dr Atlanta, GA	1.0–3.0	1.0–1.5	972	$1,380	$1.42	4d	340	0.59mi
1048 Flat Shoals Rd Atlanta, GA	1.0–3.0	1.0–2.0	996	$1,586	$1.59	1d	11	0.71mi
5922 Heatherwood Ln Riverdale, GA	3.0	2.0	1026	$1,535	$1.50	24d	1	0.72mi
5391 W Fayetteville Rd Atlanta, GA	1.0–3.0	1.0–2.0	883	$1,734	$1.96	1d	15	0.74mi
1110 Garden Walk Blvd Atlanta, GA	1.0–3.0	1.0–2.0	1016	$1,720	$1.69	2d	22	0.74mi
5890 Riverdale Rd Atlanta, GA	2.0	2.0	990	$1,269	$1.28	24d	1	0.89mi
5890 Riverdale Rd Atlanta, GA	2.0	2.0	990	$1,269	$1.28	44d	1	0.89mi
5890 Riverdale Rd Atlanta, GA	3.0	2.0	1121	$1,559	$1.39	43d	1	0.89mi
5724 Riverdale Rd Atlanta, GA	1.0–2.0	1.0–2.0	1039	$1,460	$1.40	5d	1	0.91mi
1081 Garden Walk Blvd Atlanta, GA	1.0–2.0	1.0–2.0	895	$1,502	$1.68	1d	35	0.91mi
1875 E Pleasant Hill Rd Atlanta, GA	1.0–2.0	1.0–2.0	942	$1,595	$1.69	1d	21	0.95mi
934 Garden Walk Blvd Atlanta, GA	1.0–2.0	1.0–2.0	875	$1,610	$1.84	2d	12	1.10mi
6030 Riverdale Rd Atlanta, GA	1.0–3.0	1.0–2.0	1043	$1,895	$1.82	43d	21	1.13mi
6108 Camden Forrest Cv Riverdale, GA	2.0	2.0	1040	$1,360	$1.31	24d	1	1.16mi
852 Garden Walk Blvd Atlanta, GA	1.0–2.0	1.0–2.0	835	$1,489	$1.78	43d	9	1.19mi
6115 Camden Forrest Dr Riverdale, GA	2.0	2.5	1100	$1,600	$1.45	18d	1	1.26mi
6114 Riverdale Rd Atlanta, GA	2.0	2.0	1113	$1,735	$1.56	43d	1	1.33mi
5730 N Castlegate Dr Unit A Atlanta, GA	2.0	2.5	1125	$1,395	$1.24	43d	1	1.33mi
2001 Godby Rd Atlanta, GA	1.0–3.0	1.5–2.5	1275	$1,425	$1.12	3d	5	1.35mi
746 Garden Walk Blvd Atlanta, GA	1.0–2.0	1.0–2.0	852	$1,525	$1.79	2d	9	1.36mi
5267 Joan of Arc Pl Atlanta, GA	3.0	1.0	1066	$1,743	$1.64	43d	1	1.40mi
639 Garden Walk Blvd Atlanta, GA	1.0–2.0	1.0–2.0	852	$1,500	$1.76	5d	8	1.45mi

Listing history 35 events

1. 2026-06-18
   days on market $146,000 Active 23 DOM
2. 2026-06-17
   days on market $146,000 Active 22 DOM
3. 2026-06-16
   days on market $146,000 Active 21 DOM
4. 2026-06-15
   days on market $146,000 Active 20 DOM
5. 2026-06-13
   days on market $146,000 Active 18 DOM
6. 2026-06-09
   days on market $146,000 Active 14 DOM
7. 2026-06-08
   days on market $146,000 Active 13 DOM
8. 2026-06-07
   pricedays on market $146,000 Active 12 DOM
9. 2026-06-04
   days on market $150,000 Active 9 DOM
10. 2026-06-03
    days on market $150,000 Active 8 DOM
11. 2026-06-02
    days on market $150,000 Active 7 DOM
12. 2026-06-01
    days on market $150,000 Active 6 DOM
13. 2026-05-31
    days on market $150,000 Active 5 DOM
14. 2026-05-26
    listed $150,000 New 403-char remark

    Show marketing remark (403 chars)

    Cozy step-less ranch featuring 3 bedrooms and 1 bathroom with comfortable single-level living. This charming home offers a spacious, level front yard, a private backyard perfect for relaxing or entertaining, and a convenient carport for covered parking. Ideally located near shopping, dining, and everyday conveniences, this home combines comfort, accessibility, and convenience in one inviting package.

15. 2026-05-26
    listed $150,000 Active

    Show marketing remark (403 chars)

    Cozy step-less ranch featuring 3 bedrooms and 1 bathroom with comfortable single-level living. This charming home offers a spacious, level front yard, a private backyard perfect for relaxing or entertaining, and a convenient carport for covered parking. Ideally located near shopping, dining, and everyday conveniences, this home combines comfort, accessibility, and convenience in one inviting package.

16. 2026-04-23
    soldstatus $146,700
17. 2021-11-02
    soldstatus $109,000
18. 2021-10-22
    soldstatus $109,000 Closed 175-char remark

    Show marketing remark (175 chars)

    Cozy three-bedroom one bathroom step-less ranch home. Notable home features include a large level front yard, private backyard, and carport. The home is near shops and dining,

19. 2021-10-22
    soldstatus $109,000 Sold

    Show marketing remark (175 chars)

    Cozy three-bedroom one bathroom step-less ranch home. Notable home features include a large level front yard, private backyard, and carport. The home is near shops and dining,

20. 2021-10-02
    status Pending 175-char remark

    Show marketing remark (175 chars)

    Cozy three-bedroom one bathroom step-less ranch home. Notable home features include a large level front yard, private backyard, and carport. The home is near shops and dining,

21. 2021-09-28
    historical Active Under Contract 175-char remark

    Show marketing remark (175 chars)

    Cozy three-bedroom one bathroom step-less ranch home. Notable home features include a large level front yard, private backyard, and carport. The home is near shops and dining,

22. 2021-09-28
    status Under Contract

    Show marketing remark (175 chars)

    Cozy three-bedroom one bathroom step-less ranch home. Notable home features include a large level front yard, private backyard, and carport. The home is near shops and dining,

23. 2021-09-16
    status Back on Market
24. 2021-09-08
    status Under Contract
25. 2021-08-18
    price $109,000

    Show marketing remark (175 chars)

    Cozy three-bedroom one bathroom step-less ranch home. Notable home features include a large level front yard, private backyard, and carport. The home is near shops and dining,

26. 2021-08-18
    price $109,000 175-char remark

    Show marketing remark (175 chars)

    Cozy three-bedroom one bathroom step-less ranch home. Notable home features include a large level front yard, private backyard, and carport. The home is near shops and dining,

27. 2021-07-18
    status Back on Market
28. 2021-07-17
    status Active 175-char remark

    Show marketing remark (175 chars)

    Cozy three-bedroom one bathroom step-less ranch home. Notable home features include a large level front yard, private backyard, and carport. The home is near shops and dining,

29. 2021-06-26
    status Pending 175-char remark

    Show marketing remark (175 chars)

    Cozy three-bedroom one bathroom step-less ranch home. Notable home features include a large level front yard, private backyard, and carport. The home is near shops and dining,

30. 2021-06-21
    status Under Contract

    Show marketing remark (175 chars)

    Cozy three-bedroom one bathroom step-less ranch home. Notable home features include a large level front yard, private backyard, and carport. The home is near shops and dining,

31. 2021-06-21
    historical Active Under Contract 175-char remark

    Show marketing remark (175 chars)

    Cozy three-bedroom one bathroom step-less ranch home. Notable home features include a large level front yard, private backyard, and carport. The home is near shops and dining,

32. 2021-06-16
    listed $115,000 New
33. 2021-06-11
    listed $115,000 Active 175-char remark

    Show marketing remark (175 chars)

    Cozy three-bedroom one bathroom step-less ranch home. Notable home features include a large level front yard, private backyard, and carport. The home is near shops and dining,

34. 2002-06-14
    soldstatus $56,000
35. 1979-08-10
    soldstatus $12,500

ⓘ 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: $1,688 · $141/mo
• Projected year-2 tax: $1,688 · $141/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 6 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,846
• − Mortgage interest: −$8,178
• − Property taxes: −$1,688
• − Insurance: −$730
• − Repairs & maintenance: −$1,508
• − Management: −$1,508
• − Depreciation: −$4,247
• Taxable income: $987
• Est. tax owed @ 24.0%: −$237
• After-tax cash flow: $3,046/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: Clayton County
• NCES district ID: 1301230
• Math proficiency: 11% ▼ -13.00%
• Reading proficiency: 20% ▼ -9.00%
• Median HH income: $42,266
• Composite: 13.41/100
• National rank: #9527
• State rank: #155 of 174 in GA

Livability — College Park

• Score: 59/100
• State rank: #408
• US rank: #20212

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Fulton County · 1,094,430 people
• City population: 10,694
• 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 (Clayton County) Hauer SSP2

• Today (2025): 310,777 people
• By 2030: 329,762 · +6.1%
• By 2040: 368,052 · +18.4%
• By 2050: 401,196 · +29.1%
• By 2075: 472,488 · +52.0%
• By 2100: 500,446 · +61.0%

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 · Clayton

• 2024 margin: Solid D (+69.2) · D 84.3% · R 15.1%
• 2008→2024 swing: +2.8pp toward D · 2008: 66.4pp · 2024: 69.2pp
• All cycles: 2024: D+69.2 2020: D+70.9 2016: D+71.9 2012: D+70.1 2008: D+66.4

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

+1100.0% since first listed

22 events — show timeline

• 2026-05-26 Listed $150,000 FMLS
• 2026-05-26 Listed $150,000 GAMLS
• 2026-04-23 Sold (Public Records) $146,700 Public Records
• 2021-11-02 Sold (Public Records) $109,000 Public Records
• 2021-10-22 Sold (MLS) $109,000 GAMLS
• 2021-10-22 Sold (MLS) $109,000 FMLS
• 2021-10-02 Pending — FMLS
• 2021-09-28 Contingent — FMLS
• 2021-09-28 Pending — GAMLS
• 2021-09-16 Relisted — GAMLS
• 2021-09-08 Pending — GAMLS
• 2021-08-18 Price Changed $109,000 GAMLS
• 2021-08-18 Price Changed $109,000 FMLS
• 2021-07-18 Relisted — GAMLS
• 2021-07-17 Relisted — FMLS
• 2021-06-26 Pending — FMLS
• 2021-06-21 Pending — GAMLS
• 2021-06-21 Contingent — FMLS
• 2021-06-16 Listed $115,000 GAMLS
• 2021-06-11 Listed $115,000 FMLS
• 2002-06-14 Sold (Public Records) $56,000 Public Records
• 1979-08-10 Sold (Public Records) $12,500 Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,688 · +0.3% YoY. Source: county tax records.