1464 A Ne Pine Log Rd · Conyers, GA 30012

$77,888

1 bd · 1.0 ba · 700 sqft · Condo · 152 Days on market

Built 1973 Fair condition $111/sqft · 55% below area $275/mo HOA · 24% of rent

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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 +20.6/30.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• Livability +3.4/5.0
• Rent growth +2.6/5.0
• Condition / age +2.2/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming home located in Conyers, GA. This well-maintained property features spacious living areas with an abundance of natural light. The kitchen boasts modern appliances and ample counter space, appropriate for culinary enthusiasts. Enjoy relaxing in the private backyard, appropriate for outdoor gatherings. Conveniently situated near local amenities, see this home for comfort and accessibility in a serene neighborhood setting.

Key facts

• Private backyard
• Modern appliances
• Natural light

Tags

• PRIVATE BACKYARD
• MODERN APPLIANCES
• SPACIOUS LIVING AREAS
• NATURAL LIGHT
• CONVENIENTLY SITUATED
• LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $78k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $104 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $69k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 4.4% in Conyers — 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 (#167 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, crime D, amenities D.
• Rockdale County (suburban): math 14% / reading 29% proficiency, ranked #136 of 174 in GA (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents flat; 278 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 483 units permitted in Rockdale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $538 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Rockdale County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $4k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $54k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,541 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
9. Crime grade is D 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?
10. 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.
11. 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.
12. 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: 1.49% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.75%
• DSCR: 1.26
• GRM: 5.6

CMA / ARV

• ARV (median comp): $172,570
• List price: $77,888
• Delta: -54.87%
• Verdict: UNDERPRICED
• Comps: 13 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.39% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.60×
• Total profit: $-8,756
• Equity at exit: $11,613

10-year hold

• IRR: -8.7%
• Equity multiple: 0.55×
• Total profit: $-9,880
• Equity at exit: $6,734

Cash invested: $21,809 (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 30012

• Rents YoY: 0.4%
• Active inventory: 278
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,162 medium
• Mortgage (P&I): −$408
• Tax est. 1.5%: −$97 /mo · $1,168/yr
• Insurance: −$32
• HOA: −$275
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $104

Break-even live

Break-even rent $1,029

Max offer price $77,888

Occupancy floor 86%

Sensitivity live

Price	-10% $158	-5% $131	+0% $104	+5% $78	+10% $51
Rent	-10% $13	-5% $59	+0% $104	+5% $150	+10% $196
Rate	-1.0pp $144	-0.5pp $124	base $104	+0.5pp $84	+1.0pp $64

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: $19,472
• Closing costs: $2,337
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
893 Briar Creek Ct NE Conyers, GA	1.0–2.0	1.0–1.5	815	$1,079	$1.32	5d	1	0.26mi
1500 Brandon Glen Way Conyers, GA	1.0–3.0	1.0–2.0	971	$1,178	$1.21	0d	8	0.67mi
1076 S Main St NE Conyers, GA	1.0–3.0	1.0–2.0	945	$1,150	$1.22	5d	14	0.83mi
1669 Iris Dr SE Conyers, GA	1.0–2.0	1.0–2.0	888	$1,042	$1.17	0d	15	1.45mi

HOA detail condo

• Monthly dues: $275 · $3,300/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-16
   status $77,888 Under Contract 152 DOM
2. 2026-06-15
   days on market $77,888 Active 152 DOM
3. 2026-06-13
   days on market $77,888 Active 150 DOM
4. 2026-06-09
   days on market $77,888 Active 146 DOM
5. 2026-06-08
   days on market $77,888 Active 145 DOM
6. 2026-06-07
   days on market $77,888 Active 144 DOM
7. 2026-06-04
   days on market $77,888 Active 141 DOM
8. 2026-06-03
   days on market $77,888 Active 140 DOM
9. 2026-06-02
   days on market $77,888 Active 139 DOM
10. 2026-06-01
    days on market $77,888 Active 138 DOM
11. 2026-05-31
    days on market $77,888 Active 137 DOM
12. 2026-04-19
    price $78,000 448-char remark

    Show marketing remark (448 chars)

    Welcome to this charming home located in Conyers, GA. This well-maintained property features spacious living areas with an abundance of natural light. The kitchen boasts modern appliances and ample counter space, appropriate for culinary enthusiasts. Enjoy relaxing in the private backyard, appropriate for outdoor gatherings. Conveniently situated near local amenities, see this home for comfort and accessibility in a serene neighborhood setting.

13. 2026-04-19
    price $79,500 448-char remark

    Show marketing remark (448 chars)

    Welcome to this charming home located in Conyers, GA. This well-maintained property features spacious living areas with an abundance of natural light. The kitchen boasts modern appliances and ample counter space, appropriate for culinary enthusiasts. Enjoy relaxing in the private backyard, appropriate for outdoor gatherings. Conveniently situated near local amenities, see this home for comfort and accessibility in a serene neighborhood setting.

14. 2026-03-10
    price $80,000 448-char remark

    Show marketing remark (448 chars)

    Welcome to this charming home located in Conyers, GA. This well-maintained property features spacious living areas with an abundance of natural light. The kitchen boasts modern appliances and ample counter space, appropriate for culinary enthusiasts. Enjoy relaxing in the private backyard, appropriate for outdoor gatherings. Conveniently situated near local amenities, see this home for comfort and accessibility in a serene neighborhood setting.

15. 2026-01-14
    listed $82,000 New 448-char remark

    Show marketing remark (448 chars)

    Welcome to this charming home located in Conyers, GA. This well-maintained property features spacious living areas with an abundance of natural light. The kitchen boasts modern appliances and ample counter space, appropriate for culinary enthusiasts. Enjoy relaxing in the private backyard, appropriate for outdoor gatherings. Conveniently situated near local amenities, see this home for comfort and accessibility in a serene neighborhood setting.

16. 2020-11-24
    soldstatus $53,500 Sold 568-char remark

    Show marketing remark (568 chars)

    Great location and quick commuting to Hwy 138, I20 or downtown Conyers. Close to shopping and restaurants. Remodeled 1 bedroom, 1 full bath, Kitchen, Great room and dining area combo. Tiled Shower, Walk in Closet, Vaulted Bedroom ceiling, Private fenced in patio. Ideal for a retiree. Washer/Dryer/Refrigerator remain with the unit. Monthly HOA fees are 275.00 month which covers the yard maintenance/, exterior maintenance, pest/termite, trash/water, pool/clubhouse Back on market loan fell through! Hurry for this deal as there are 0 listings in this price point!

17. 2020-10-28
    status Under Contract 568-char remark

    Show marketing remark (568 chars)

    Great location and quick commuting to Hwy 138, I20 or downtown Conyers. Close to shopping and restaurants. Remodeled 1 bedroom, 1 full bath, Kitchen, Great room and dining area combo. Tiled Shower, Walk in Closet, Vaulted Bedroom ceiling, Private fenced in patio. Ideal for a retiree. Washer/Dryer/Refrigerator remain with the unit. Monthly HOA fees are 275.00 month which covers the yard maintenance/, exterior maintenance, pest/termite, trash/water, pool/clubhouse Back on market loan fell through! Hurry for this deal as there are 0 listings in this price point!

18. 2020-10-06
    status Back on Market 568-char remark

    Show marketing remark (568 chars)

    Great location and quick commuting to Hwy 138, I20 or downtown Conyers. Close to shopping and restaurants. Remodeled 1 bedroom, 1 full bath, Kitchen, Great room and dining area combo. Tiled Shower, Walk in Closet, Vaulted Bedroom ceiling, Private fenced in patio. Ideal for a retiree. Washer/Dryer/Refrigerator remain with the unit. Monthly HOA fees are 275.00 month which covers the yard maintenance/, exterior maintenance, pest/termite, trash/water, pool/clubhouse Back on market loan fell through! Hurry for this deal as there are 0 listings in this price point!

19. 2020-09-03
    status Under Contract 568-char remark

    Show marketing remark (568 chars)

    Great location and quick commuting to Hwy 138, I20 or downtown Conyers. Close to shopping and restaurants. Remodeled 1 bedroom, 1 full bath, Kitchen, Great room and dining area combo. Tiled Shower, Walk in Closet, Vaulted Bedroom ceiling, Private fenced in patio. Ideal for a retiree. Washer/Dryer/Refrigerator remain with the unit. Monthly HOA fees are 275.00 month which covers the yard maintenance/, exterior maintenance, pest/termite, trash/water, pool/clubhouse Back on market loan fell through! Hurry for this deal as there are 0 listings in this price point!

20. 2020-08-20
    status Back on Market 568-char remark

    Show marketing remark (568 chars)

    Great location and quick commuting to Hwy 138, I20 or downtown Conyers. Close to shopping and restaurants. Remodeled 1 bedroom, 1 full bath, Kitchen, Great room and dining area combo. Tiled Shower, Walk in Closet, Vaulted Bedroom ceiling, Private fenced in patio. Ideal for a retiree. Washer/Dryer/Refrigerator remain with the unit. Monthly HOA fees are 275.00 month which covers the yard maintenance/, exterior maintenance, pest/termite, trash/water, pool/clubhouse Back on market loan fell through! Hurry for this deal as there are 0 listings in this price point!

21. 2020-08-07
    status Under Contract 568-char remark

    Show marketing remark (568 chars)

    Great location and quick commuting to Hwy 138, I20 or downtown Conyers. Close to shopping and restaurants. Remodeled 1 bedroom, 1 full bath, Kitchen, Great room and dining area combo. Tiled Shower, Walk in Closet, Vaulted Bedroom ceiling, Private fenced in patio. Ideal for a retiree. Washer/Dryer/Refrigerator remain with the unit. Monthly HOA fees are 275.00 month which covers the yard maintenance/, exterior maintenance, pest/termite, trash/water, pool/clubhouse Back on market loan fell through! Hurry for this deal as there are 0 listings in this price point!

22. 2020-08-07
    status Back on Market 568-char remark

    Show marketing remark (568 chars)

    Great location and quick commuting to Hwy 138, I20 or downtown Conyers. Close to shopping and restaurants. Remodeled 1 bedroom, 1 full bath, Kitchen, Great room and dining area combo. Tiled Shower, Walk in Closet, Vaulted Bedroom ceiling, Private fenced in patio. Ideal for a retiree. Washer/Dryer/Refrigerator remain with the unit. Monthly HOA fees are 275.00 month which covers the yard maintenance/, exterior maintenance, pest/termite, trash/water, pool/clubhouse Back on market loan fell through! Hurry for this deal as there are 0 listings in this price point!

23. 2020-08-06
    historical 568-char remark

    Show marketing remark (568 chars)

    Great location and quick commuting to Hwy 138, I20 or downtown Conyers. Close to shopping and restaurants. Remodeled 1 bedroom, 1 full bath, Kitchen, Great room and dining area combo. Tiled Shower, Walk in Closet, Vaulted Bedroom ceiling, Private fenced in patio. Ideal for a retiree. Washer/Dryer/Refrigerator remain with the unit. Monthly HOA fees are 275.00 month which covers the yard maintenance/, exterior maintenance, pest/termite, trash/water, pool/clubhouse Back on market loan fell through! Hurry for this deal as there are 0 listings in this price point!

24. 2020-07-02
    price $54,900 568-char remark

    Show marketing remark (568 chars)

    Great location and quick commuting to Hwy 138, I20 or downtown Conyers. Close to shopping and restaurants. Remodeled 1 bedroom, 1 full bath, Kitchen, Great room and dining area combo. Tiled Shower, Walk in Closet, Vaulted Bedroom ceiling, Private fenced in patio. Ideal for a retiree. Washer/Dryer/Refrigerator remain with the unit. Monthly HOA fees are 275.00 month which covers the yard maintenance/, exterior maintenance, pest/termite, trash/water, pool/clubhouse Back on market loan fell through! Hurry for this deal as there are 0 listings in this price point!

25. 2020-01-20
    listed $59,900 New 568-char remark

    Show marketing remark (568 chars)

    Great location and quick commuting to Hwy 138, I20 or downtown Conyers. Close to shopping and restaurants. Remodeled 1 bedroom, 1 full bath, Kitchen, Great room and dining area combo. Tiled Shower, Walk in Closet, Vaulted Bedroom ceiling, Private fenced in patio. Ideal for a retiree. Washer/Dryer/Refrigerator remain with the unit. Monthly HOA fees are 275.00 month which covers the yard maintenance/, exterior maintenance, pest/termite, trash/water, pool/clubhouse Back on market loan fell through! Hurry for this deal as there are 0 listings in this price point!

ⓘ 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 6/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,940
• − Mortgage interest: −$4,363
• − Property taxes: −$1,168
• − Insurance: −$389
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − HOA: −$3,300
• − Depreciation: −$2,266
• Taxable income: $223
• Est. tax owed @ 24.0%: −$54
• After-tax cash flow: $1,200/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

Fair 45/100 Moderate rehab

This property requires moderate repairs and maintenance, particularly in the exterior and landscaping areas. Addressing these issues will significantly improve its resale and rental value.

Repairs flagged

• Major Tiled shower — Missing tiles and visible damage
• Major Landscaping — Overgrown lawn and exposed tree roots

Value-add opportunities

• Both Landscaping — Improves curb appeal and property value
• Both Tiled shower repair — Fixes visible damage and enhances bathroom functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
Tiled shower · Missing tiles and visible damage	Major	$15,000–50,000
Landscaping · Overgrown lawn and exposed tree roots	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Landscaping — Improves curb appeal and property value ↑
• Both Tiled shower repair — Fixes visible damage and enhances bathroom functionality ↑

ⓘ 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: Rockdale County
• NCES district ID: 1304410
• Math proficiency: 14% ▼ -17.00%
• Reading proficiency: 29% ▼ -11.00%
• Median HH income: $53,325
• Composite: 19.42/100
• National rank: #8776
• State rank: #136 of 174 in GA

Livability — Conyers

• Score: 67/100
• State rank: #167
• US rank: #10533

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Conyers, GA
• County: Rockdale County · 96,534 people
• City population: 96,534
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 34,506
• Household income: $66,153
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 986.0

Population outlook (Rockdale County) Hauer SSP2

• Today (2025): 99,145 people
• By 2030: 104,558 · +5.5%
• By 2040: 116,100 · +17.1%
• By 2050: 127,827 · +28.9%
• By 2075: 159,113 · +60.5%
• By 2100: 181,178 · +82.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Black 49% White 27% Hispanic / Latino 18% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Hispanic 1% Lithuanian 1% Italian 1%
• Foreign-born: 14% · Canada, South Korea
• Languages at home: 81% English-only · Spanish 16% French/Haitian/Cajun 2% Korean 1%

Political lean MEDSL · Rockdale

• 2024 margin: Solid D (+47.5) · D 73.4% · R 25.9%
• 2008→2024 swing: +37.9pp toward D · 2008: 9.6pp · 2024: 47.5pp
• All cycles: 2024: D+47.5 2020: D+40.8 2016: D+25.9 2012: D+16.4 2008: D+9.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -123.61%
• Current HPI: 226.9588
• Rent YoY: ▲ 0.39%
• 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

+30.2% since first listed

14 events — show timeline

• 2026-04-19 Price Changed $78,000 GAMLS
• 2026-04-19 Price Changed $79,500 GAMLS
• 2026-03-10 Price Changed $80,000 GAMLS
• 2026-01-14 Listed $82,000 GAMLS
• 2020-11-24 Sold (MLS) $53,500 GAMLS
• 2020-10-28 Pending — GAMLS
• 2020-10-06 Relisted — GAMLS
• 2020-09-03 Pending — GAMLS
• 2020-08-20 Relisted — GAMLS
• 2020-08-07 Pending — GAMLS
• 2020-08-07 Relisted — GAMLS
• 2020-08-06 Listing Removed — GAMLS
• 2020-07-02 Price Changed $54,900 GAMLS
• 2020-01-20 Listed $59,900 GAMLS