4251 Allgood Way · Pine Lake, GA 30083

$210,000

3 bd · 2.5 ba · 2,176 sqft · SingleFamily public records · 24 Days on market

Built 1962 0.50 ac lot Est $285k · 26% under

---

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 +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +4.9/10.0
• 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

Bring your vision, your contractor, and your design ideas to this diamond in the rough! ?Nestled on an expansive, over-sized lot with endless outdoor possibilities, this property offers incredible footprint potential and is ready for a complete top-to-bottom transformation. Whether you are an experienced investor looking for your next flip, or a savvy buyer looking to build massive sweat equity, this home is the blank canvas you've been waiting for.

Key facts

• 0.5 acre lot
• 2 parking spots
• Built 1962

Property features AI

Exterior

• Parking: Carport with 2 carport spaces
• Security: No security features listed
• Utilities: Public water; Public sewer; Cable available; Electricity available; Natural gas available; Phone available; Sewer available
• Home design: Multi/split level; Resale property
• Construction: Aluminum siding and brick construction; Composition roof
• Exterior features: Garden; Rear stairs; Deck; Front porch

Interior

• Kitchen: No specific kitchen features listed
• Bedrooms: Three bedrooms on the upper level; One bedroom on the lower level; Bedroom features: none specified
• Flooring: Carpet; Ceramic tile; Hardwood
• Bathrooms: Two full bathrooms; Upper level: one full bath; Lower level: one full bath; Master bath with double vanity and separate tub and shower
• Heating & cooling: Central heating
• Interior features: Finished basement with finished bath; No shared/common walls; Other interior features
• Laundry & utility: No specific laundry or utility appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/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 $208k (0.8% below list).
• Recommended offer: $207k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% 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+, crime 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.
• Zoned schools: Allgood Elementary School (math 8% / reading 12%, grade F, #1,092 of 1,228 statewide, top 91%, 636 students, 100% FRL); Freedom Middle School (math 6% / reading 16%, grade F, #426 of 470 statewide, top 91%, 1,131 students, 100% FRL); Clarkston High School (math 12% / reading 8%, grade F, #365 of 424 statewide, top 88%, 1,413 students, 100% FRL) — zoned schools average 100% FRL vs 68% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 10% at this address vs 24% district-wide (-13 pts) — the specific schools serving this property underperform the Dekalb County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.3%/yr); 265 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).
• At $2,083/mo this rent would consume 45% of the median local household income ($55k/yr) (locally 3574% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 24 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y 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.
• Current owner paid $42k; list at $210k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,850 (1.5% below list)

Questions for the listing agent

1. Built in 1962 — 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 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?
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: 0.99% ✗
• Cap rate: 7.77%
• Cash-on-cash: 5.26%
• DSCR: 1.23
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $285,056
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4166 Rue Saint Michel	0.23mi	3/2.5	2,158 (-1%)	4mo	$266,000	$123	84
4100 Indian Manor Dr	0.44mi	4/2.5 (+1)	2,175 (-0%)	3mo	$285,000	$131	72
597 Woodcrest Manor Dr	0.42mi	4/3.0 (+1)	2,127 (-2%)	8mo	$310,000	$146	63
488 Barclay Ct	0.48mi	3/2.5	1,992 (-8%)	2mo	$236,000	$118	62
4019 Ranger Rd	0.50mi	4/2.5 (+1)	2,320 (+7%)	1mo	$300,000	$129	60
4309 Rue Saint Michel	0.16mi	4/3.0 (+1)	1,924 (-12%)	8mo	$267,500	$139	59
4639 Ruby Forrest Dr	0.72mi	4/2.5 (+1)	2,162 (-1%)	4mo	$308,000	$142	58
494 Rue Montaigne	0.46mi	4/2.5 (+1)	2,015 (-7%)	6mo	$282,500	$140	56
4050 Indian Lake Cir	0.61mi	3/2.5	1,933 (-11%)	2mo	$246,400	$127	51
443 S Rays Rd	0.59mi	4/2.5 (+1)	2,294 (+5%)	10mo	$249,000	$109	50
1010 Allgood Rd	0.63mi	4/3.0 (+1)	2,422 (+11%)	2mo	$311,000	$128	43
571 Tahoe Cir	0.73mi	4/2.5 (+1)	2,428 (+12%)	1mo	$385,000	$159	41

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: -10.0%
• Equity multiple: 0.64×
• Total profit: $-21,107
• Equity at exit: $31,312

10-year hold

• IRR: -3.0%
• Equity multiple: 0.81×
• Total profit: $-11,093
• Equity at exit: $18,157

Cash invested: $58,800 (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: 265
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,083 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$199 /mo · $2,388/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $258

Break-even live

Break-even rent $1,757

Max offer price $210,000

Occupancy floor 83%

Sensitivity live

Price	-10% $377	-5% $317	+0% $258	+5% $198	+10% $139
Rent	-10% $93	-5% $175	+0% $258	+5% $340	+10% $422
Rate	-1.0pp $363	-0.5pp $311	base $258	+0.5pp $203	+1.0pp $148

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
729 Allgood Valley Ct Stone Mountain, GA	4.0	3.0	1680	$2,045	$1.22	1d	1	0.34mi
488 Barclay Ct Stone Mountain, GA	3.0	2.5	1490	$2,060	$1.38	1d	1	0.50mi
488 Barclay Ct Stone Mountain, GA	3.0	2.5	1490	$2,160	$1.45	15d	1	0.50mi
4257 Sheppard Xing Way Stone Mountain, GA	4.0	3.0	1898	$2,200	$1.16	46d	1	0.51mi
887 Ellis Rd Stone Mountain, GA	3.0	2.0	1778	$1,923	$1.08	26d	1	0.66mi
436 Allgood Cir Stone Mountain, GA	3.0	2.5	1452	$1,875	$1.29	26d	1	0.67mi
436 Allgood Cir Stone Mountain, GA	3.0	3.0	1772	$1,875	$1.06	7d	1	0.67mi
4466 Chartley Pl Stone Mountain, GA	4.0	2.5	1736	$2,095	$1.21	22d	1	0.77mi
3947 Wood Path Dr Stone Mountain, GA	3.0	2.0	1500	$2,041	$1.36	0d	1	0.77mi
448 Susan Creek Dr Unit 1569869P Stone Mountain, GA	4.0	2.0	2066	$4,414	$2.14	1d	1	0.92mi
4625 High Collier Walk Stone Mountain, GA	3.0	2.0	1400	$1,000	$0.71	14d	1	0.96mi
500 Hambrick Rd Stone Mountain, GA	1.0–4.0	1.0–2.0	1238	$1,425	$1.15	0d	2	1.08mi
1023 Privy Ln Stone Mountain, GA	3.0	2.5	1701	$2,700	$1.59	7d	1	1.09mi
3964 Carlinswood Way Stone Mountain, GA	3.0	2.5	1681	$2,000	$1.19	46d	1	1.11mi
1102 Cherokee Hts Stone Mountain, GA	4.0	2.5	1867	$2,140	$1.15	14d	1	1.13mi
1127 Cherokee Hts Stone Mountain, GA	4.0	3.0	2184	$1,831	$0.84	15d	1	1.15mi
1081 Brittania Rd Stone Mountain, GA	3.0	3.0	1866	$1,950	$1.05	0d	1	1.15mi
1081 Brittania Rd Unit 1 Stone Mountain, GA	3.0	2.5	1866	$1,950	$1.05	46d	1	1.16mi
3960 Redan Rd Stone Mountain, GA	1.0–3.0	1.0–2.0	1339	$3,194	$2.39	0d	19	1.21mi
4011 Redan Rd #5 Stone Mountain, GA	3.0	2.5	1400	$2,040	$1.46	46d	1	1.22mi
4011 Redan Rd #5 Stone Mountain, GA	3.0	2.5	1426	$2,040	$1.43	21d	1	1.22mi
1206 To Lani Farm Rd Stone Mountain, GA	4.0	2.5	2760	$2,300	$0.83	1d	1	1.27mi
841 Arbor Ct Stone Mountain, GA	3.0	2.0	1448	$1,845	$1.27	24d	1	1.31mi
1217 To Lani Path Stone Mountain, GA	3.0	2.5	1404	$1,754	$1.25	4d	1	1.41mi
867 Oakhill Ct Stone Mountain, GA	3.0	2.5	1556	$1,850	$1.19	46d	1	1.41mi

Listing history 23 events

1. 2026-06-17
   status $210,000 Pending 24 DOM
2. 2026-06-16
   days on market $210,000 Active Under Contract 24 DOM
3. 2026-06-15
   days on market $210,000 Active Under Contract 23 DOM
4. 2026-06-13
   days on market $210,000 Active Under Contract 21 DOM
5. 2026-06-09
   days on market $210,000 Active Under Contract 17 DOM
6. 2026-06-08
   days on market $210,000 Active Under Contract 16 DOM
7. 2026-06-07
   statusdays on market $210,000 Active Under Contract 15 DOM
8. 2026-06-04
   days on market $210,000 Active 12 DOM
9. 2026-06-03
   days on market $210,000 Active 11 DOM
10. 2026-06-02
    days on market $210,000 Active 10 DOM
11. 2026-06-01
    days on market $210,000 Active 9 DOM
12. 2026-05-31
    days on market $210,000 Active 8 DOM
13. 2026-05-23
    listed $210,000 New 454-char remark

    Show marketing remark (454 chars)

    Bring your vision, your contractor, and your design ideas to this diamond in the rough! ?Nestled on an expansive, over-sized lot with endless outdoor possibilities, this property offers incredible footprint potential and is ready for a complete top-to-bottom transformation. Whether you are an experienced investor looking for your next flip, or a savvy buyer looking to build massive sweat equity, this home is the blank canvas you've been waiting for.

14. 2026-05-23
    listed $210,000 Active

    Show marketing remark (454 chars)

    Bring your vision, your contractor, and your design ideas to this diamond in the rough! ?Nestled on an expansive, over-sized lot with endless outdoor possibilities, this property offers incredible footprint potential and is ready for a complete top-to-bottom transformation. Whether you are an experienced investor looking for your next flip, or a savvy buyer looking to build massive sweat equity, this home is the blank canvas you've been waiting for.

15. 2014-10-30
    price $40,000 175-char remark

    Show marketing remark (175 chars)

    WELCOME TO YOUR NEW HOME! SPLIT LEVEL HOME FEAT FAM RM, DIN RM, MSTR BTH W/ GARDEN TUB & VANITY, DECK, LRG BCK YRD, & MORE. SOLD AS IS. FHA FINANC; INSURED ESCROW. PLC

16. 2012-07-27
    soldstatus $42,000 Sold 175-char remark

    Show marketing remark (175 chars)

    WELCOME TO YOUR NEW HOME! SPLIT LEVEL HOME FEAT FAM RM, DIN RM, MSTR BTH W/ GARDEN TUB & VANITY, DECK, LRG BCK YRD, & MORE. SOLD AS IS. FHA FINANC; INSURED ESCROW. PLC

17. 2012-07-10
    price $42,000 175-char remark

    Show marketing remark (175 chars)

    WELCOME TO YOUR NEW HOME! SPLIT LEVEL HOME FEAT FAM RM, DIN RM, MSTR BTH W/ GARDEN TUB & VANITY, DECK, LRG BCK YRD, & MORE. SOLD AS IS. FHA FINANC; INSURED ESCROW. PLC

18. 2012-07-10
    historical 175-char remark

    Show marketing remark (175 chars)

    WELCOME TO YOUR NEW HOME! SPLIT LEVEL HOME FEAT FAM RM, DIN RM, MSTR BTH W/ GARDEN TUB & VANITY, DECK, LRG BCK YRD, & MORE. SOLD AS IS. FHA FINANC; INSURED ESCROW. PLC

19. 2012-06-26
    status Back On Market 175-char remark

    Show marketing remark (175 chars)

    WELCOME TO YOUR NEW HOME! SPLIT LEVEL HOME FEAT FAM RM, DIN RM, MSTR BTH W/ GARDEN TUB & VANITY, DECK, LRG BCK YRD, & MORE. SOLD AS IS. FHA FINANC; INSURED ESCROW. PLC

20. 2012-05-08
    historical 175-char remark

    Show marketing remark (175 chars)

    WELCOME TO YOUR NEW HOME! SPLIT LEVEL HOME FEAT FAM RM, DIN RM, MSTR BTH W/ GARDEN TUB & VANITY, DECK, LRG BCK YRD, & MORE. SOLD AS IS. FHA FINANC; INSURED ESCROW. PLC

21. 2012-04-20
    historical Pending Approval 175-char remark

    Show marketing remark (175 chars)

    WELCOME TO YOUR NEW HOME! SPLIT LEVEL HOME FEAT FAM RM, DIN RM, MSTR BTH W/ GARDEN TUB & VANITY, DECK, LRG BCK YRD, & MORE. SOLD AS IS. FHA FINANC; INSURED ESCROW. PLC

22. 2012-04-11
    listed $40,000 New 175-char remark

    Show marketing remark (175 chars)

    WELCOME TO YOUR NEW HOME! SPLIT LEVEL HOME FEAT FAM RM, DIN RM, MSTR BTH W/ GARDEN TUB & VANITY, DECK, LRG BCK YRD, & MORE. SOLD AS IS. FHA FINANC; INSURED ESCROW. PLC

23. 1990-06-13
    soldstatus $75,500

ⓘ 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: $2,388 · $199/mo
• Projected year-2 tax: $2,388 · $199/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 4/10 Moderate 21% 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: $24,994
• − Mortgage interest: −$11,763
• − Property taxes: −$2,388
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,000
• − Management: −$2,000
• − Depreciation: −$6,109
• Taxable loss: −$315
• Est. tax savings @ 24.0%: +$76
• After-tax cash flow: $3,168/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

+178.1% since first listed

11 events — show timeline

• 2026-05-23 Listed $210,000 FMLS
• 2026-05-23 Listed $210,000 GAMLS
• 2014-10-30 Price Changed $40,000 GAMLS
• 2012-07-27 Sold (MLS) $42,000 GAMLS
• 2012-07-10 Listing Removed — GAMLS
• 2012-07-10 Price Changed $42,000 GAMLS
• 2012-06-26 Relisted — GAMLS
• 2012-05-08 Listing Removed — GAMLS
• 2012-04-20 Contingent — GAMLS
• 2012-04-11 Listed $40,000 GAMLS
• 1990-06-13 Sold (Public Records) $75,500 Public Records

Property tax history

-0.7%/yr

Latest (2025): $2,388 · -2.2% YoY. Source: county tax records.