4648 Pine Tree Cir Unit B · Sugar Hill, GA 30518

$219,900

None bd · None ba · — sqft · Condo · 266 Days on market

Built 1973 Good condition ↓ 8% since listing

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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 +17.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 1% rule +4.7/10.0
• Condition / age +3.8/5.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent investment opportunity !!! 2 bedroom 1 bath half duplex ( Unit B ) in a great quiet neighborhood, remodeled with new windows, floor, cabinets, roof, new driveway, and the outside is freshly painted. Private backyard, close to shopping, 985 and 85. Low maintenance and income-producing. No HOA; tenants are responsible for all utilities and lawn maintenance, currently rented. Showing will be available during due diligence.

Key facts

• Private backyard
• New driveway
• Income producing

Tags

• REMODELED WITH NEW WINDOWS
• NEW DRIVEWAY
• PRIVATE BACKYARD
• CLOSE TO SHOPPING
• LOW MAINTENANCE
• INCOME PRODUCING

What this means for you Summary

Snapshot

• This is a condo listed at $220k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $160 ($2k/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 $213k (3.3% below list).
• Recommended offer: $194k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 2.6% in Sugar Hill — 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 73/100 on livability (#53 in GA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety D-.
• Gwinnett County (suburban): math 39% / reading 43% proficiency, ranked #32 of 174 in GA (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sugar Hill Elementary School (math 55% / reading 56%, grade C, #173 of 1,228 statewide, top 14%, 1,107 students, 44% FRL); Lanier Middle School (math 52% / reading 56%, grade B-, #53 of 470 statewide, top 12%, 1,349 students, 46% FRL); Lanier High School (math 22% / reading 35%, grade F, #149 of 424 statewide, top 35%, 1,853 students, 37% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: Rents soft (-2.0%/yr); 595 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 5,607 units permitted in Gwinnett County in 2024 (1,277 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Gwinnett County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 266 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 266 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.97% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.12%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.49×
• Total profit: $-31,649
• Equity at exit: $32,788

10-year hold

• IRR: -12.2%
• Equity multiple: 0.38×
• Total profit: $-38,396
• Equity at exit: $19,013

Cash invested: $61,572 (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 30518

• Home prices YoY: -34.7%
• Rents YoY: -2.0%
• Active inventory: 595
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,126 high
• Mortgage (P&I): −$1,153
• Tax est. 1.5%: −$275 /mo · $3,298/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $160

Break-even live

Break-even rent $1,924

Max offer price $219,900

Occupancy floor 87%

Sensitivity live

Price	-10% $312	-5% $236	+0% $160	+5% $84	+10% $8
Rent	-10% $-8	-5% $76	+0% $160	+5% $244	+10% $328
Rate	-1.0pp $271	-0.5pp $216	base $160	+0.5pp $103	+1.0pp $45

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4754 Highland Ave Unit 1 Sugar Hill, GA	3.0	3.0	1954	$2,500	$1.28	45d	1	0.26mi
1391 Pine Acre Dr Sugar Hill, GA	3.0	2.5	1874	$2,050	$1.09	26d	1	0.27mi
1400 Hidden Circle Dr Sugar Hill, GA	3.0	2.0	1224	$2,300	$1.88	26d	1	0.42mi
4531 S Roberts Dr Buford, GA	3.0	2.0	1402	$2,000	$1.43	45d	1	0.50mi
1314 Hidden Circle Dr Sugar Hill, GA	3.0	2.0	1328	$2,100	$1.58	0d	1	0.50mi
1100 Peachtree Industrial Blvd Sugar Hill, GA	1.0–2.0	1.0–2.0	1099	$2,300	$2.09	0d	10	0.54mi
961 Woods Chapel Rd Buford, GA	3.0	3.5	2432	$2,800	$1.15	6d	1	0.57mi
1002 Level Creek Rd Unit 201 Sugar Hill, GA	1.0	1.0	700	$1,250	$1.79	26d	1	0.70mi
4551 High Ridge Ct Sugar Hill, GA	2.0–3.0	2.5	1797	$2,199	$1.22	0d	81	0.70mi
5010 W Broad St Sugar Hill, GA	1.0–3.0	1.0–2.0	1018	$1,972	$1.94	0d	22	0.76mi
4030 Hill Station Ct Buford, GA	1.0	1.0	2370	$1,799	$0.76	45d	1	0.76mi
4056 Hill Station Ct Sugar Hill, GA	3.0	2.5	1936	$3,200	$1.65	26d	1	0.78mi
4049 Hill Station Ct Sugar Hill, GA	3.0	1.5	—	$2,000	—	7d	1	0.80mi
4053 Hill Station Ct Sugar Hill, GA	3.0	2.5	1874	$2,150	$1.15	26d	1	0.80mi
1022 Level Creek Rd Sugar Hill, GA	1.0–3.0	1.0–2.0	1084	$1,578	$1.46	0d	35	0.83mi
1457 Railroad Ave Unit 3 Buford, GA	2.0	1.0	2736	$1,200	$0.44	45d	1	0.84mi
1457 Railroad Ave Unit 2 Buford, GA	2.0	1.0	2736	$1,200	$0.44	26d	1	0.84mi
5037 Top Cat Ct Buford, GA	2.0	1.5	1024	$1,485	$1.45	45d	1	0.86mi
4202 Chatham Ridge Dr Buford, GA	1.0	1.0	2500	$665	$0.27	21d	1	0.90mi
4202 Chatham Ridge Dr Buford, GA	1.0	1.0	2500	$810	$0.32	26d	1	0.90mi
5440 Howington Ct Buford, GA	3.0	4.0	2064	$2,850	$1.38	48d	1	0.91mi
4247 Millcroft Pl Buford, GA	3.0	3.5	—	$2,600	—	45d	1	0.92mi
5007 Spring Hill Dr Sugar Hill, GA	3.0	2.0	1250	$2,000	$1.60	7d	1	0.92mi
1320 Stanley St Sugar Hill, GA	3.0	1.0–2.5	1028	$2,232	$2.17	0d	33	0.94mi
4227 Millcroft Pl Buford, GA	3.0	3.5	—	$2,600	—	45d	1	0.95mi
1170 Temple Dr Sugar Hill, GA	3.0	1.0–2.0	1271	$2,203	$1.73	0d	19	0.96mi
100 Hartford Run NE Buford, GA	1.0	1.0	450	$1,249	$2.78	0d	6	0.97mi
100 Hartford Run NE Unit 0816 Buford, GA	1.0	1.0	600	$1,139	$1.90	26d	1	0.98mi
100 Hartford Run NE Unit 1810 Buford, GA	1.0	1.0	600	$1,249	$2.08	26d	1	0.98mi
4271 Woodward Mill Rd Sugar Hill, GA	1.0–3.0	1.0–2.0	1170	$2,088	$1.79	0d	19	1.02mi
1140 Larkin Dr Buford, GA	3.0	3.5	—	$2,700	—	4d	1	1.03mi
1059 Caruso Dr Buford, GA	3.0	2.5	2300	$2,600	$1.13	45d	1	1.04mi
1059 Caruso Dr Buford, GA	3.0	2.5	2300	$2,600	$1.13	20d	1	1.04mi
4802 Larkin Pass Buford, GA	3.0	3.5	2050	$2,600	$1.27	26d	1	1.06mi
1450 Peachtree Industrial Blvd Sugar Hill, GA	3.0	1.0–3.0	1132	$2,209	$1.95	0d	81	1.08mi
1270 Hillcrest Dr Sugar Hill, GA	1.0–3.0	1.0–2.0	1043	$1,918	$1.84	0d	28	1.10mi
4910 Gold Mine Dr Sugar Hill, GA	3.0	2.5	3387	$2,195	$0.65	14d	1	1.11mi
5209 Riden Ct Buford, GA	3.0	3.5	1978	$2,700	$1.37	7d	1	1.19mi
5157 Sugar Crest Dr Sugar Hill, GA	3.0	2.0	30518	$1,100	$0.04	0d	1	1.21mi
5180 Sugar Crest Dr Sugar Hill, GA	1.0	1.0	2200	$610	$0.28	45d	1	1.22mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-22
   days on market $219,900 Active 266 DOM
2. 2026-06-18
   days on market $219,900 Active 263 DOM
3. 2026-06-17
   days on market $219,900 Active 262 DOM
4. 2026-06-16
   days on market $219,900 Active 261 DOM
5. 2026-06-15
   days on market $219,900 Active 260 DOM
6. 2026-06-13
   days on market $219,900 Active 258 DOM
7. 2026-06-09
   days on market $219,900 Active 254 DOM
8. 2026-06-08
   days on market $219,900 Active 253 DOM
9. 2026-06-07
   days on market $219,900 Active 252 DOM
10. 2026-06-04
    days on market $219,900 Active 249 DOM
11. 2026-06-03
    days on market $219,900 Active 248 DOM
12. 2026-06-02
    days on market $219,900 Active 247 DOM
13. 2026-06-01
    days on market $219,900 Active 246 DOM
14. 2026-05-31
    days on market $219,900 Active 245 DOM
15. 2026-03-25
    price $219,900 433-char remark

    Show marketing remark (433 chars)

    Excellent investment opportunity !!! 2 bedroom 1 bath half duplex ( Unit B ) in a great quiet neighborhood, remodeled with new windows, floor, cabinets, roof, new driveway, and the outside is freshly painted. Private backyard, close to shopping, 985 and 85. Low maintenance and income-producing. No HOA; tenants are responsible for all utilities and lawn maintenance, currently rented. Showing will be available during due diligence.

16. 2025-12-23
    status Back On Market 433-char remark

    Show marketing remark (433 chars)

    Excellent investment opportunity !!! 2 bedroom 1 bath half duplex ( Unit B ) in a great quiet neighborhood, remodeled with new windows, floor, cabinets, roof, new driveway, and the outside is freshly painted. Private backyard, close to shopping, 985 and 85. Low maintenance and income-producing. No HOA; tenants are responsible for all utilities and lawn maintenance, currently rented. Showing will be available during due diligence.

17. 2025-12-21
    status Under Contract 433-char remark

    Show marketing remark (433 chars)

    Excellent investment opportunity !!! 2 bedroom 1 bath half duplex ( Unit B ) in a great quiet neighborhood, remodeled with new windows, floor, cabinets, roof, new driveway, and the outside is freshly painted. Private backyard, close to shopping, 985 and 85. Low maintenance and income-producing. No HOA; tenants are responsible for all utilities and lawn maintenance, currently rented. Showing will be available during due diligence.

18. 2025-11-07
    price $229,900 433-char remark

    Show marketing remark (433 chars)

    Excellent investment opportunity !!! 2 bedroom 1 bath half duplex ( Unit B ) in a great quiet neighborhood, remodeled with new windows, floor, cabinets, roof, new driveway, and the outside is freshly painted. Private backyard, close to shopping, 985 and 85. Low maintenance and income-producing. No HOA; tenants are responsible for all utilities and lawn maintenance, currently rented. Showing will be available during due diligence.

19. 2025-09-26
    listed $239,900 New 433-char remark

    Show marketing remark (433 chars)

    Excellent investment opportunity !!! 2 bedroom 1 bath half duplex ( Unit B ) in a great quiet neighborhood, remodeled with new windows, floor, cabinets, roof, new driveway, and the outside is freshly painted. Private backyard, close to shopping, 985 and 85. Low maintenance and income-producing. No HOA; tenants are responsible for all utilities and lawn maintenance, currently rented. Showing will be available during due diligence.

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,512
• − Mortgage interest: −$12,318
• − Property taxes: −$3,298
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,041
• − Management: −$2,041
• − Depreciation: −$6,397
• Taxable loss: −$1,683
• Est. tax savings @ 24.0%: +$404
• After-tax cash flow: $2,322/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained, recently renovated half duplex is ready for move-in. It offers a good investment opportunity with low maintenance and income potential.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Upgrading lighting fixtures — Improves ambiance and safety
• Both Adding smart home features — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Upgrading lighting fixtures — Improves ambiance and safety ↑
• Both Adding smart home features — Enhances convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Gwinnett County
• NCES district ID: 1302550
• Math proficiency: 39% ▼ -15.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $62,416
• Composite: 36.5/100
• National rank: #4648
• State rank: #32 of 174 in GA

Livability — Sugar Hill

• Score: 73/100
• State rank: #53
• US rank: #5293

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sugar Hill, GA
• County: Gwinnett County · 952,346 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 57,912
• Household income: $96,936
• Rent vs Own: 24.4% rent · 75.6% own
• Severe rent burden: 1302.0

Population outlook (Gwinnett County) Hauer SSP2

• Today (2025): 1,106,028 people
• By 2030: 1,211,414 · +9.5%
• By 2040: 1,422,277 · +28.6%
• By 2050: 1,623,204 · +46.8%
• By 2075: 2,105,240 · +90.3%
• By 2100: 2,443,321 · +120.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 52% Hispanic / Latino 22% Two or more races 16% Black 13% Asian 9%
• Hispanic origin (detail): Mexican 14% Puerto Rican 2%
• Common ancestry: Italian 3% Slovak 2% Romanian 1%
• Foreign-born: 22% · Canada, South Korea, Vietnam
• Languages at home: 69% English-only · Spanish 18% Korean 3% Other Indo-European 2%

Political lean MEDSL · Gwinnett

• 2024 margin: D (+16.5) · D 57.6% · R 41.1% · Other 1.2%
• 2008→2024 swing: +26.8pp toward D · 2008: -10.2pp · 2024: 16.5pp
• All cycles: 2024: D+16.5 2020: D+18.3 2016: D+5.8 2012: R+9.4 2008: R+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -133.45%
• Current HPI: 251.5141
• Rent YoY: ▼ -1.98%
• 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

-8.3% since first listed

5 events — show timeline

• 2026-03-25 Price Changed $219,900 GAMLS
• 2025-12-23 Relisted — GAMLS
• 2025-12-21 Pending — GAMLS
• 2025-11-07 Price Changed $229,900 GAMLS
• 2025-09-26 Listed $239,900 GAMLS