2195 Pinetree Dr · Cumming, GA 30041

$400,000

3 bd · 2.5 ba · 3,220 sqft · SingleFamily public records · 10 Days on market

Built 2013 7,840 sqft lot

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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 +12.6/30.0
• ARV discount +7.5/15.0
• Schools +5.7/10.0
• Livability +3.8/5.0
• DSCR +3.7/10.0
• 1% rule +3.0/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to lake life on your terms. Perfectly positioned just a short walk from Bald Ridge Marina and minutes from GA-400, Costco, shopping, dining, public boat ramps, and Forsyth County schools, this spacious Lake Lanier-area home offers the rare blend of lifestyle, location, and versatility buyers are searching for. Designed with flexibility in mind, the home features two independent living spaces, each with its own kitchen and laundry setup, creating an ideal opportunity for multi-generational living, extended guest stays, live-in support, or potential income-producing use. The finished terrace level includes a private entrance, full kitchen, bathroom, laundry, living area, two bedrooms, and additional bonus spaces that can easily serve as a home office, gym, media room, hobby space, or extra storage. Upstairs, the main level offers an open and comfortable layout anchored by a large kitchen with an island, breakfast bar, and walk-in pantry. The owner's suite provides a private retreat with its own en-suite bath, while the main living spaces create an easy flow for everyday living and entertaining. Spend your weekends walking to the marina, getting out on Lake Lanier, launching nearby, or enjoying the convenience of being close to everyday essentials without giving up the relaxed feel of lake living. Whether you are blending households, creating separation for guests, exploring rental potential, or simply looking for more room to live, this home offers the space, location, and flexibility to make it happen.

Key facts

• Full kitchen
• Open layout
• Large kitchen

Tags

• BALD RIDGE MARINA
• PRIVATE ENTRANCE
• FULL KITCHEN
• OPEN LAYOUT
• LARGE KITCHEN
• WALK-IN PANTRY

Property features AI

Finance

• HOA & community: Located near schools; Located near shopping

Exterior

• Parking: Four parking spaces; Driveway with level driveway access; Open parking available
• Utilities: Public water; Septic tank sewer; 110V and 220V electric service; Cable available; Electricity available; Phone available
• Home design: Two levels; Resale property
• Construction: Cement siding (HardiPlank type); Composition roof; Slab foundation; Built with typical resale construction materials
• Exterior features: Private yard; Deck

Interior

• Kitchen: Kitchen island; Breakfast bar; Stained cabinets; Laminate countertops; Walk-in pantry; Open view to family room; Electric range; Dishwasher; Microwave
• Bedrooms: Two main-level bedrooms; Two upper-level bedrooms; Double master bedroom; Roommate floor plan
• Flooring: Carpet; Luxury vinyl; Tile
• Bathrooms: Four full bathrooms; Two main-level bathrooms; Two upper-level full bathrooms; Master baths with double vanity and tub/shower combo
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Entrance foyer; Walk-in closets; Double vanity in bathrooms; Other interior features
• Laundry & utility: Laundry room; Laundry facilities on main level; Laundry facilities on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-54 ($-654/yr) — negative.
• To cash-flow at today's rent, offer at most $390k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $319k (20.3% below list).
• Recommended offer: $319k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 2.8% in Cumming — 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 76/100 on livability (#29 in GA, #3,797 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, crime A, housing A; Watch: employment C-, amenities D-, commute F.
• Forsyth County (suburban): math 62% / reading 62% proficiency, ranked #5 of 174 in GA (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Cumming Elementary School (math 37% / reading 32%, grade F, #531 of 1,228 statewide, top 45%, 922 students, 55% FRL); Otwell Middle School (math 43% / reading 51%, grade D+, #89 of 470 statewide, top 20%, 1,034 students, 44% FRL); Forsyth Central High School (math 15% / reading 37%, grade F, #175 of 424 statewide, top 42%, 2,372 students, 29% FRL) — zoned schools average 43% FRL vs 15% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 36% at this address vs 62% district-wide (-26 pts) — the specific schools serving this property underperform the Forsyth County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.3%/yr); 822 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 2,525 units permitted in Forsyth County in 2024 (810 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Forsyth County population projected at +71% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 20 sale attempts since 15y 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 $235k; list at $400k implies a 70% 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 $318,840 (20.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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?
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: 0.80% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.58%
• DSCR: 0.97
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $1,197,840
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2655 Lakeside Trl	0.47mi	4/3.0 (+1)	3,392 (+5%)	13mo	$595,000	$175	52
2520 Edgewater Rd	0.44mi	3/3.0	3,373 (+5%)	23mo	$1,256,000	$372	51
4185 Sinclair Shores Rd	0.56mi	4/3.0 (+1)	3,092 (-4%)	21mo	$1,650,000	$534	43
2315 Lakeside Trl	0.42mi	3/3.0	2,800 (-13%)	17mo	$750,000	$268	43
5470 Linger Longer Rd	0.71mi	4/3.0 (+1)	2,925 (-9%)	5mo	$575,000	$197	41
4110 Sinclair Shores Rd	0.58mi	3/2.5	2,766 (-14%)	14mo	$1,200,000	$434	38

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 · 1.33% rent growth · sell at horizon

5-year hold

• IRR: -19.0%
• Equity multiple: 0.34×
• Total profit: $-73,627
• Equity at exit: $59,641

10-year hold

• IRR: -15.2%
• Equity multiple: 0.20×
• Total profit: $-89,773
• Equity at exit: $34,585

Cash invested: $112,000 (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 30041

• Home prices YoY: -22.5%
• Rents YoY: 1.3%
• Active inventory: 822
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $3,188 high
• Mortgage (P&I): −$2,098
• Tax from tax record: −$309 /mo · $3,708/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$670
• Net cashflow: $-54

Break-even live

Break-even rent $3,257

Max offer price $390,375

Occupancy floor 97%

Sensitivity live

Price	-10% $172	-5% $59	+0% $-54	+5% $-168	+10% $-281
Rent	-10% $-306	-5% $-180	+0% $-54	+5% $71	+10% $197
Rate	-1.0pp $147	-0.5pp $47	base $-54	+0.5pp $-158	+1.0pp $-264

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1339 Endicott Ct Cumming, GA	4.0	3.5	2715	$2,950	$1.09	25d	1	0.70mi
1237 Waterfall Ct Cumming, GA	4.0	3.5	2844	$3,100	$1.09	44d	1	1.03mi
1225 Waldon Xing Cumming, GA	4.0	3.5	2812	$2,900	$1.03	44d	1	1.16mi
1258 Winterhaven Dr Cumming, GA	4.0	3.5	2843	$2,900	$1.02	25d	1	1.17mi
1258 Winterhaven Dr Cumming, GA	4.0	3.5	2843	$2,900	$1.02	13d	1	1.17mi
1242 Winterhaven Dr Cumming, GA	4.0	3.5	2723	$3,150	$1.16	19d	1	1.18mi
657 Summitt Hill Way Cumming, GA	4.0	3.5	2552	$3,950	$1.55	19d	1	1.24mi
657 Summitt Hill Way Cumming, GA	4.0	3.5	2552	$3,950	$1.55	16d	1	1.24mi
2115 Kemp Dr Cumming, GA	3.0	2.0	2500	$4,300	$1.72	3d	1	1.50mi
2115 Kemp Dr Cumming, GA	3.0	2.0	2500	$4,300	$1.72	4d	1	1.50mi

Listing history 8 events

1. 2026-06-21
   days on market $400,000 Active 10 DOM
2. 2026-06-18
   days on market $400,000 Active 7 DOM
3. 2026-06-17
   days on market $400,000 Active 6 DOM
4. 2026-06-16
   days on market $400,000 Active 5 DOM
5. 2026-06-15
   days on market $400,000 Active 4 DOM
6. 2026-06-13
   days on market $400,000 Active 2 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $400,000 Active 1 DOM

ⓘ 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: $3,708 · $309/mo
• Projected year-2 tax: $3,708 · $309/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,261
• − Mortgage interest: −$22,406
• − Property taxes: −$3,708
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,061
• − Management: −$3,061
• − Depreciation: −$11,636
• Taxable loss: −$7,612
• Est. tax savings @ 24.0%: +$1,827
• After-tax cash flow: $1,173/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: Forsyth County
• NCES district ID: 1302220
• Math proficiency: 62% ▼ -13.00%
• Reading proficiency: 62% ▼ -11.00%
• Median HH income: $89,763
• Composite: 56.54/100
• National rank: #1151
• State rank: #5 of 174 in GA

Livability — Cumming

• Score: 76/100
• State rank: #29
• US rank: #3797

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Forsyth County · 198,629 people
• City population: 198,629
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 77,664
• Household income: $152,564
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 796.0

Population outlook (Forsyth County) Hauer SSP2

• Today (2025): 294,519 people
• By 2030: 336,546 · +14.3%
• By 2040: 421,220 · +43.0%
• By 2050: 502,754 · +70.7%
• By 2075: 683,179 · +132.0%
• By 2100: 792,174 · +169.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Asian 23% Hispanic / Latino 8% Two or more races 6% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Romanian 2% Italian 2%
• Foreign-born: 23% · Canada, China, South Korea
• Languages at home: 72% English-only · Other Asian/Pacific 9% Other Indo-European 7% Spanish 6%

Political lean MEDSL · Forsyth

• 2024 margin: Solid R (+33.1) · D 32.9% · R 66.0% · Other 1.1%
• 2008→2024 swing: +24.9pp toward D · 2008: -58.0pp · 2024: -33.1pp
• All cycles: 2024: R+33.1 2020: R+33.2 2016: R+47.7 2012: R+62.9 2008: R+58.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.19%
• Current HPI: 272.1758
• Rent YoY: ▲ 1.33%
• 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

+321.5% since first listed

59 events — show timeline

• 2026-06-11 Listed $400,000 FMLS
• 2026-06-11 Listed $400,000 GAMLS
• 2026-03-24 Listing Removed — GAMLS
• 2026-02-12 Listed $450,000 GAMLS
• 2026-01-30 Listing Removed — GAMLS
• 2025-12-05 Listed $474,000 GAMLS
• 2025-12-03 Listing Removed — GAMLS
• 2025-12-03 Listing Removed — FMLS
• 2025-09-18 Price Changed $475,000 GAMLS
• 2025-09-18 Price Changed $475,000 FMLS
• 2025-08-15 Listed $485,000 GAMLS
• 2025-08-15 Listed $485,000 FMLS
• 2020-11-12 Sold (Public Records) $235,000 Public Records
• 2020-11-10 Sold (MLS) $235,000 GAMLS
• 2020-11-10 Sold (MLS) $235,000 FMLS
• 2020-09-01 Pending — FMLS
• 2020-09-01 Pending — GAMLS
• 2020-08-31 Relisted — FMLS
• 2020-08-18 Relisted — GAMLS
• 2020-07-22 Listing Removed — GAMLS
• 2020-06-16 Relisted — GAMLS
• 2020-06-16 Relisted — FMLS
• 2020-06-11 Contingent — GAMLS
• 2020-06-08 Contingent — FMLS
• 2020-05-21 Relisted — FMLS
• 2020-05-10 Delisted — FMLS
• 2020-03-27 Listed $240,000 GAMLS
• 2020-03-27 Listed $240,000 FMLS
• 2019-12-20 Listing Removed — GAMLS
• 2019-12-07 Listed $265,000 GAMLS
• 2019-09-13 Listing Removed — GAMLS
• 2019-09-13 Listing Removed — FMLS
• 2019-09-10 Price Changed $250,000 GAMLS
• 2019-09-10 Price Changed $250,000 FMLS
• 2019-08-30 Price Changed $270,000 GAMLS
• 2019-08-30 Price Changed $270,000 FMLS
• 2019-07-11 Price Changed $285,000 GAMLS
• 2019-07-11 Price Changed $285,000 FMLS
• 2019-05-21 Listed $300,000 GAMLS
• 2019-05-21 Listed $300,000 FMLS
• 2019-01-22 Listing Removed — GAMLS
• 2018-11-30 Price Changed $294,900 GAMLS
• 2018-11-01 Listed $299,900 GAMLS
• 2015-04-21 Price Changed $56,000 GAMLS
• 2012-08-08 Sold (Public Records) $53,000 Public Records
• 2012-07-27 Price Changed $53,000 FMLS
• 2012-07-27 Listing Removed — FMLS
• 2012-07-25 Sold (MLS) $56,000 GAMLS
• 2012-07-25 Sold (MLS) $53,000 FMLS
• 2012-07-25 Price Changed $74,500 FMLS
• 2012-07-07 Pending — FMLS
• 2012-06-30 Listing Removed — GAMLS
• 2012-06-30 Contingent — FMLS
• 2012-06-27 Price Changed $74,500 GAMLS
• 2012-02-02 Listed $74,500 GAMLS
• 2012-02-02 Listed $74,500 FMLS
• 2012-01-03 Listing Removed — GAMLS
• 2011-07-02 Price Changed $89,900 GAMLS
• 2011-04-09 Listed $94,900 GAMLS

Property tax history

+32.7%/yr

Latest (2025): $3,708 · +3.4% YoY. Source: county tax records.