3175 Seven Pines Ct #6 · Vinings, GA 30339

$158,900

1 bd · 1.0 ba · 625 sqft · Condo public records · 78 Days on market

Built 1975 $254/sqft · 10% below area Est $176k · 10% under $225/mo HOA · 15% of rent

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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).

• ARV discount +11.9/15.0
• Cash flow +10.1/30.0
• 1% rule +4.4/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location, Location, Location! Upgraded 1 bedroom 1 bathroom condo in an unbeatable Vinings location. This Condo is perfect for a first-time buyer or anyone wanting easy, low-maintenance living close to it all. Brand NEW HVAC system, NEW hardwood floors, NEW fresh Paint, NEW Stainless Steel Appliances, Granite Countertops in the Kitchen and Bath, etc. Refrigerator, Washer, and Dryer Included...bring your toothbrush and move right in! The Layout feels open and welcoming, with a spacious family room that flows out to a covered, private patio through sliding glass doors-an ideal spot for morning coffee or winding down in the evening. The HOA makes everyday life simple by covering exterior maintenance, water, trash, and pest control, so you can focus on enjoying your home. You're just minutes from The Battery and Truist Park, Downtown Vinings, Smyrna Market Village, and Cumberland Parkway-so dining, shopping, and entertainment are always right around the corner. Vinings View offers a true community feel with AMENITIES that include a Clubhouse, POOL, TENNIS COURT, DOG PARK, FITNESS CENTER, and EV Charging. Unit comes with a Reserved Parking Space. Move right in and enjoy a lifestyle that's convenient, comfortable, and hard to beat at this price point.

Key facts

• New fresh paint
• New hardwood floors
• Granite countertops

Tags

• NEW HVAC SYSTEM
• NEW HARDWOOD FLOORS
• NEW FRESH PAINT
• NEW STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• COVERED PRIVATE PATIO

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $159k.

Deal economics

• At list price, monthly cash flow is $-92 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (10.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (6.0% below list).
• Recommended offer: $143k (10.2% below list) — sets the bar for cash-flow.
• Cap rate 5.6% vs local median 2.3% in Vinings — 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 71/100 on livability (#78 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, health & safety A-; Watch: amenities D, commute F, cost of living F.
• Cobb County (suburban): math 39% / reading 45% proficiency, ranked #25 of 174 in GA (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 266 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,625 units permitted in Cobb County in 2024 (389 in 5+ unit buildings).
• This rent is only 17% of the median local income ($103k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Cobb County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 23 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.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; moderate wind risk, 25% 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 $142,618 (10.2% 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. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — 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. 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?
9. 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.
10. 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.
11. 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: 0.94% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.49%
• DSCR: 0.89
• GRM: 8.9

CMA / ARV

• ARV (median comp): $176,301
• List price: $158,900
• Delta: -9.87%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.05% rent growth · sell at horizon

5-year hold

• IRR: -24.3%
• Equity multiple: 0.20×
• Total profit: $-35,796
• Equity at exit: $23,693

10-year hold

• IRR: -34.2%
• Equity multiple: -0.23×
• Total profit: $-54,865
• Equity at exit: $13,739

Cash invested: $44,492 (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 30339

• Rents YoY: 0.1%
• Active inventory: 266
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,494 high
• Mortgage (P&I): −$833
• Tax from tax record: −$148 /mo · $1,774/yr
• Insurance: −$66
• HOA: −$225
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $-92

Break-even live

Break-even rent $1,611

Max offer price $142,618

Occupancy floor —

Sensitivity live

Price	-10% $-2	-5% $-47	+0% $-92	+5% $-137	+10% $-182
Rent	-10% $-210	-5% $-151	+0% $-92	+5% $-33	+10% $26
Rate	-1.0pp $-12	-0.5pp $-52	base $-92	+0.5pp $-133	+1.0pp $-175

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: $39,725
• Closing costs: $4,767
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3160 7 Pines Ct #305 Atlanta, GA	1.0	1.0	625	$1,275	$2.04	45d	1	0.07mi
100 Pinhurst Dr Atlanta, GA	1.0–3.0	1.0–2.0	1060	$1,089	$1.03	0d	50	0.28mi
50 Adams Lake Blvd SE Atlanta, GA	1.0–3.0	1.0–2.0	1109	$1,299	$1.17	0d	41	0.31mi
2735 Paces Ferry Rd SE Atlanta, GA	3.0	1.0–2.0	1111	$2,539	$2.28	0d	19	0.34mi
3158 Stillhouse Creek Dr Atlanta, GA	3.0	1.0–2.0	1188	$2,068	$1.74	0d	18	0.51mi
2945 Cumberland Mall Atlanta, GA	3.0	1.0–2.0	995	$2,073	$2.08	0d	56	0.57mi
3375 Spring Hill Pkwy SE Smyrna, GA	3.0	1.0–2.0	1007	$1,696	$1.68	0d	42	0.60mi
3205 Cumberland Blvd SE Atlanta, GA	1.0–3.0	1.0–2.0	1068	$1,640	$1.53	0d	17	0.61mi
2800 Paces Ferry Rd SE Atlanta, GA	1.0–3.0	1.0–2.0	1034	$1,189	$1.15	0d	41	0.71mi
3270 Walton Riverwood Ln SE Atlanta, GA	1.0–3.0	1.0–2.0	1064	$1,577	$1.48	0d	12	0.77mi
800 Galleria Pkwy SE Atlanta, GA	3.0	1.0–2.0	1128	$2,404	$2.13	3d	29	0.81mi
3200 Post Woods Dr Atlanta, GA	1.0–3.0	1.0–2.0	1014	$1,141	$1.13	3d	37	1.03mi
3290 Cobb Galleria Pkwy Atlanta, GA	3.0	1.0–3.0	1103	$2,084	$1.89	0d	31	1.04mi
900 Battery Ave SE Atlanta, GA	1.0–3.0	1.0–3.0	1073	$1,783	$1.66	0d	62	1.18mi
4403 Northside Pkwy NW Atlanta, GA	3.0	1.0–2.0	1100	$2,018	$1.83	0d	32	1.21mi
2101 Paces Ferry Rd SE Smyrna, GA	1.0–2.0	1.0–2.0	976	$1,059	$1.09	0d	23	1.24mi
2801 Windy Ridge Pkwy SE Atlanta, GA	1.0–3.0	1.0–2.0	1077	$1,630	$1.51	0d	29	1.24mi
3300 Overton Park Dr SE Atlanta, GA	3.0	1.0–2.5	1054	$2,103	$2.00	0d	35	1.27mi
5900 Suffex Green Ln NW Vinings, GA	1.0–2.0	1.0–2.5	921	$1,151	$1.25	0d	33	1.30mi
5000 S Lincoln Trace Ave SE Smyrna, GA	1.0–3.0	1.0–2.5	1075	$1,025	$0.95	0d	7	1.33mi
3385 Atlanta Rd SE Smyrna, GA	3.0	1.0–2.0	1074	$1,286	$1.20	0d	25	1.37mi

HOA detail condo

• Monthly dues: $225 · $2,700/yr
• Likely covers: watertrashexterior maint.poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-21
   days on market $158,900 Active 78 DOM
2. 2026-06-18
   days on market $158,900 Active 75 DOM
3. 2026-06-17
   days on market $158,900 Active 74 DOM
4. 2026-06-16
   days on market $158,900 Active 73 DOM
5. 2026-06-15
   days on market $158,900 Active 72 DOM
6. 2026-06-13
   days on market $158,900 Active 70 DOM
7. 2026-06-13
   days on market $158,900 Active 69 DOM
8. 2026-06-09
   days on market $158,900 Active 66 DOM
9. 2026-06-08
   days on market $158,900 Active 65 DOM
10. 2026-06-07
    days on market $158,900 Active 64 DOM
11. 2026-06-04
    days on market $158,900 Active 61 DOM
12. 2026-06-03
    days on market $158,900 Active 60 DOM
13. 2026-06-02
    days on market $158,900 Active 59 DOM
14. 2026-06-01
    days on market $158,900 Active 58 DOM
15. 2026-05-31
    days on market $158,900 Active 57 DOM
16. 2026-04-04
    listed $158,900 New 1275-char remark

    Show marketing remark (1299 chars)

    Location, Location, Location! Upgraded 1 bedroom 1 bathroom condo in an unbeatable Vinings location. This Condo is perfect for a first-time buyer or anyone wanting easy, low-maintenance living close to it all. Brand NEW HVAC system, NEW hardwood floors, NEW fresh Paint, NEW Stainless Steel Appliances, Granite Countertops in the Kitchen and Bath, etc. Refrigerator, Washer, and Dryer Included...bring your toothbrush and move right in! The Layout feels open and welcoming, with a spacious family room that flows out to a covered, private patio through sliding glass doors—an ideal spot for morning coffee or winding down in the evening. The HOA makes everyday life simple by covering exterior maintenance, water, trash, and pest control, so you can focus on enjoying your home. You’re just minutes from The Battery and Truist Park, Downtown Vinings, Smyrna Market Village, and Cumberland Parkway—so dining, shopping, and entertainment are always right around the corner. Vinings View offers a true community feel with AMENITIES that include a Clubhouse, POOL, TENNIS COURT, DOG PARK, FITNESS CENTER, and EV Charging. Unit comes with a Reserved Parking Space. Move right in and enjoy a lifestyle that’s convenient, comfortable, and hard to beat at this price point.

17. 2026-04-04
    listed $158,900 Active 1299-char remark

    Show marketing remark (1299 chars)

    Location, Location, Location! Upgraded 1 bedroom 1 bathroom condo in an unbeatable Vinings location. This Condo is perfect for a first-time buyer or anyone wanting easy, low-maintenance living close to it all. Brand NEW HVAC system, NEW hardwood floors, NEW fresh Paint, NEW Stainless Steel Appliances, Granite Countertops in the Kitchen and Bath, etc. Refrigerator, Washer, and Dryer Included...bring your toothbrush and move right in! The Layout feels open and welcoming, with a spacious family room that flows out to a covered, private patio through sliding glass doors—an ideal spot for morning coffee or winding down in the evening. The HOA makes everyday life simple by covering exterior maintenance, water, trash, and pest control, so you can focus on enjoying your home. You’re just minutes from The Battery and Truist Park, Downtown Vinings, Smyrna Market Village, and Cumberland Parkway—so dining, shopping, and entertainment are always right around the corner. Vinings View offers a true community feel with AMENITIES that include a Clubhouse, POOL, TENNIS COURT, DOG PARK, FITNESS CENTER, and EV Charging. Unit comes with a Reserved Parking Space. Move right in and enjoy a lifestyle that’s convenient, comfortable, and hard to beat at this price point.

18. 2026-01-19
    historical $1,700
19. 2025-07-05
    historical
20. 2025-07-05
    historical
21. 2025-04-10
    listed $1,700
22. 2025-02-17
    listed $179,000 New
23. 2025-02-17
    listed $179,000 Active
24. 2022-03-28
    soldstatus $163,000
25. 2022-03-25
    soldstatus $163,000 Closed
26. 2022-03-25
    soldstatus $163,000 Sold
27. 2022-03-04
    status Under Contract
28. 2022-02-27
    status Pending
29. 2022-02-23
    historical Active Under Contract
30. 2022-02-23
    historical Active Under Contract
31. 2022-02-20
    status Active
32. 2022-02-18
    status Active
33. 2022-01-17
    price $157,500
34. 2022-01-17
    status Active
35. 2022-01-16
    historical
36. 2022-01-16
    price $157,500
37. 2022-01-15
    status Active
38. 2021-12-15
    status Active
39. 2021-12-13
    historical On Hold
40. 2021-12-12
    status Active
41. 2021-11-30
    historical
42. 2021-11-30
    status Active
43. 2021-10-15
    price $144,000
44. 2021-10-15
    status Active
45. 2021-10-11
    historical On Hold
46. 2021-10-11
    status Active
47. 2021-10-01
    status Active
48. 2021-09-16
    status Active
49. 2021-09-11
    historical
50. 2021-09-09
    status Back on Market

ⓘ 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: $1,774 · $148/mo
• Projected year-2 tax: $1,774 · $148/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 5/10 Major FEMA zone X (unshaded) · 26% 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 5/10 Major 25% 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: $17,926
• − Mortgage interest: −$8,901
• − Property taxes: −$1,774
• − Insurance: −$794
• − Repairs & maintenance: −$1,434
• − Management: −$1,434
• − HOA: −$2,700
• − Depreciation: −$4,623
• Taxable loss: −$3,734
• Est. tax savings @ 24.0%: +$896
• After-tax cash flow: $-210/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: Cobb County
• NCES district ID: 1301290
• Math proficiency: 39% ▼ -15.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $68,845
• Composite: 37.93/100
• National rank: #4308
• State rank: #25 of 174 in GA

Livability — Vinings

• Score: 71/100
• State rank: #78
• US rank: #6839

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vinings, GA
• County: Cobb County · 777,758 people
• City population: 35,372
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 35,372
• Household income: $103,277
• Rent vs Own: 67.8% rent · 32.2% own
• Severe rent burden: 1977.0

Population outlook (Cobb County) Hauer SSP2

• Today (2025): 868,385 people
• By 2030: 929,614 · +7.1%
• By 2040: 1,047,533 · +20.6%
• By 2050: 1,155,537 · +33.1%
• By 2075: 1,405,030 · +61.8%
• By 2100: 1,555,058 · +79.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 48% Black 29% Two or more races 11% Hispanic / Latino 9% Asian 8%
• Hispanic origin (detail): Mexican 1% Cuban 1% Salvadoran 1%
• Common ancestry: Italian 3% Slovak 2% Romanian 1%
• Foreign-born: 16% · Canada, China, Jamaica
• Languages at home: 83% English-only · Spanish 8% Other Indo-European 3% Other Asian/Pacific 3%

Political lean MEDSL · Cobb

• 2024 margin: D (+14.9) · D 56.9% · R 42.0% · Other 1.1%
• 2008→2024 swing: +24.3pp toward D · 2008: -9.4pp · 2024: 14.9pp
• All cycles: 2024: D+14.9 2020: D+14.3 2016: D+2.1 2012: R+12.6 2008: R+9.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -168.82%
• Current HPI: 193.9998
• Rent YoY: ▬ 0.05%
• 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

+58.6% since first listed

60 events — show timeline

• 2026-04-04 Listed $158,900 FMLS
• 2026-04-04 Listed $158,900 GAMLS
• 2026-01-19 Rental Removed $1,700 REDFIN
• 2025-07-05 Listing Removed — GAMLS
• 2025-07-05 Listing Removed — FMLS
• 2025-04-10 Listed for Rent $1,700 REDFIN
• 2025-02-17 Listed $179,000 GAMLS
• 2025-02-17 Listed $179,000 FMLS
• 2022-03-28 Sold (Public Records) $163,000 Public Records
• 2022-03-25 Sold (MLS) $163,000 GAMLS
• 2022-03-25 Sold (MLS) $163,000 FMLS
• 2022-03-04 Pending — GAMLS
• 2022-02-27 Pending — FMLS
• 2022-02-23 Contingent — FMLS
• 2022-02-23 Contingent — GAMLS
• 2022-02-20 Relisted — GAMLS
• 2022-02-18 Relisted — FMLS
• 2022-01-17 Price Changed $157,500 FMLS
• 2022-01-17 Relisted — FMLS
• 2022-01-16 Price Changed $157,500 GAMLS
• 2022-01-16 Listing Removed — GAMLS
• 2022-01-15 Relisted — GAMLS
• 2021-12-15 Relisted — FMLS
• 2021-12-13 Delisted — GAMLS
• 2021-12-12 Relisted — GAMLS
• 2021-11-30 Listing Removed — FMLS
• 2021-11-30 Relisted — FMLS
• 2021-10-15 Price Changed $144,000 FMLS
• 2021-10-15 Relisted — FMLS
• 2021-10-11 Delisted — GAMLS
• 2021-10-11 Relisted — GAMLS
• 2021-10-01 Relisted — FMLS
• 2021-09-16 Relisted — FMLS
• 2021-09-11 Listing Removed — GAMLS
• 2021-09-09 Relisted — GAMLS
• 2021-08-12 Listing Removed — GAMLS
• 2021-08-01 Price Changed $140,000 FMLS
• 2021-07-16 Listed $144,000 GAMLS
• 2021-07-16 Listed $144,000 FMLS
• 2018-06-22 Sold (Public Records) $120,000 Public Records
• 2018-06-01 Sold (MLS) $120,000 GAMLS
• 2018-06-01 Sold (MLS) $120,000 FMLS
• 2018-05-03 Pending — FMLS
• 2018-04-30 Pending — GAMLS
• 2018-04-30 Contingent — FMLS
• 2018-04-20 Listed $122,500 GAMLS
• 2018-04-20 Listed $122,500 FMLS
• 2016-02-10 Price Changed $33,900 FMLS
• 2015-06-04 Price Changed $35,000 FMLS
• 2014-10-22 Price Changed $33,900 GAMLS
• 2012-09-13 Listing Removed — FMLS
• 2012-09-05 Sold (MLS) $35,000 GAMLS
• 2012-09-05 Sold (MLS) $35,000 FMLS
• 2012-08-21 Pending — FMLS
• 2012-08-10 Listing Removed — GAMLS
• 2012-08-10 Contingent — FMLS
• 2012-08-10 Price Changed $35,000 GAMLS
• 2012-08-01 Listed $33,900 FMLS
• 2012-08-01 Listed $33,900 GAMLS
• 2004-07-14 Sold (Public Records) $100,200 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,774 · -0.1% YoY. Source: county tax records.