20 Pine Canyon Dr SW #13 · Atlanta, GA 30331

$150,000

3 bd · 2.5 ba · 1,580 sqft · Townhouse public records · 6 Days on market

Built 2003 3,049 sqft lot Est $215k · 30% under $275/mo HOA · 13% of rent

---

Why this score? — see what drove the B 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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +8.9/10.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor's Special - No Rental Restrictions! This charming townhome in the Greenbriar neighborhood features 3 bedrooms, 2.5 baths, and an open-concept main living and kitchen area - perfect for an investor looking to add to their portfolio or an owner-occupant ready to add sweat equity. Located minutes from Camp Creek Marketplace, Kroger, Tyler Perry Studios, Lee + White, Hartsfield-Jackson Airport, and the Atlanta Beltline. Quick access to I-285 and I-20 makes this home an unbeatable choice for convenience and value.

Key facts

• Quick access to i-20
• $275 HOA
• Built 2003

Tags

• NO RENTAL RESTRICTIONS
• GREENBRIAR NEIGHBORHOOD
• OPEN-CONCEPT MAIN LIVING
• QUICK ACCESS TO I-285
• QUICK ACCESS TO I-20

Property features AI

Finance

• Other: Single-unit community (1 unit)
• HOA & community: Association fee of $275 per month covering trash and water; Has association

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer; 110-volt electric; Cable available; Electricity available; Phone available; Sewer available; Underground utilities; Water available
• Home design: Two levels; Fee simple ownership; Resale property
• Construction: Vinyl siding; Composition/shingle roof; Slab foundation
• Exterior features: Parking lot; Asphalt/paved roads and county road frontage

Interior

• Kitchen: Breakfast bar; Stained cabinets; Laminate countertops; Pantry; Microwave
• Bedrooms: Three bedrooms on the upper level
• Flooring: Other flooring
• Bathrooms: Two full bathrooms; One half bathroom; Master bathroom with tub/shower combo
• Heating & cooling: Central heating (electric); Central air-conditioning; Ceiling fans
• Interior features: Disappearing attic stairs; High-speed internet; One fireplace located in the family room; 2+ shared/common walls
• Laundry & utility: Laundry in hall on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 9.7% vs local median 3.1% in Atlanta — 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 83/100 on livability (#6 in GA, #919 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: cost of living C-.
• Atlanta Public Schools (urban): math 28% / reading 35% proficiency, ranked #80 of 174 in GA (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Continental Colony Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 371 students, 100% FRL); Ralph Bunche Middle School (math 2% / reading 12%, grade F, #449 of 470 statewide, top 97%, 824 students, 100% FRL); D. M. Therrell High School (math 5% / reading 10%, grade F, #378 of 424 statewide, top 91%, 973 students, 100% FRL) — zoned schools average 100% FRL vs 71% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 6% at this address vs 32% district-wide (-26 pts) — the specific schools serving this property underperform the Atlanta Public Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.6%/yr); 483 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 40% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 20y 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 $114k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.39% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.22%
• DSCR: 1.54
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $214,880
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Pine Canyon Dr SW #24	0.00mi	3/2.5	1,540 (-2%)	9mo	$189,000	$123	89
15 Pine Canyon Dr SW	0.06mi	3/2.0	1,625 (+3%)	4mo	$172,000	$106	87
20 Pine Canyon Dr SW #15	0.00mi	3/2.5	1,732 (+10%)	3mo	$170,000	$98	82
20 Pine Canyon Dr SW #17	0.00mi	3/2.5	1,540 (-2%)	18mo	$210,000	$136	81
3177 Meadowstone Ln SW	0.73mi	3/2.5	1,496 (-5%)	4mo	$250,000	$167	54
3132 Meadowstone Ln SW	0.65mi	3/2.5	1,497 (-5%)	9mo	$265,000	$177	54
2909 Ridgeview Dr SW	0.75mi	3/2.5	1,536 (-3%)	15mo	$285,000	$186	48

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 · 2.63% rent growth · sell at horizon

5-year hold

• IRR: 1.4%
• Equity multiple: 1.06×
• Total profit: $2,313
• Equity at exit: $22,365

10-year hold

• IRR: 10.7%
• Equity multiple: 1.82×
• Total profit: $34,534
• Equity at exit: $12,969

Cash invested: $42,000 (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 30331

• Home prices YoY: -34.2%
• Rents YoY: 2.6%
• Active inventory: 483
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,081 high
• Mortgage (P&I): −$787
• Tax from tax record: −$92 /mo · $1,104/yr
• Insurance: −$62
• HOA: −$275
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $428

Break-even live

Break-even rent $1,539

Max offer price $150,000

Occupancy floor 74%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2801 Ridgeview Dr SW Atlanta, GA	3.0	3.0	1588	$2,500	$1.57	18d	1	0.57mi
3122 Meadowstone Ln SW Atlanta, GA	3.0	2.5	1336	$2,440	$1.83	18d	1	0.65mi
3122 Meadowstone Ln SW Atlanta, GA	3.0	2.5	1336	$2,540	$1.90	24d	1	0.65mi
2658 Rolling Brook Trl Atlanta, GA	3.0	2.0	1754	$1,850	$1.05	43d	1	0.67mi
3211 Flamingo Dr Atlanta, GA	3.0	2.0	1485	$1,900	$1.28	43d	1	0.69mi
2999 Continental Colony Pkwy SW Atlanta, GA	1.0–2.0	1.0–2.0	947	$1,429	$1.51	3d	5	0.69mi
3181 Meadowstone Ln SW Atlanta, GA	3.0	2.5	2184	$2,200	$1.01	7d	1	0.74mi
3181 Meadowstone Ln SW Atlanta, GA	3.0	2.5	1536	$2,300	$1.50	18d	1	0.74mi
2886 Ridgeview Dr SW Atlanta, GA	3.0	2.5	1792	$2,175	$1.21	3d	1	0.75mi
3540 N Camp Creek Pkwy SW Atlanta, GA	1.0–5.0	1.0–2.0	1100	$1,425	$1.30	24d	1	0.88mi
2523 Ben Hill Rd Atlanta, GA	3.0	1.5	1412	$3,000	$2.12	22d	1	0.98mi
2684 Toucan Way SW Atlanta, GA	3.0	2.5	1652	$2,350	$1.42	24d	1	1.08mi
3560 Eagle Ct SW Atlanta, GA	3.0	2.5	1480	$1,995	$1.35	7d	1	1.08mi
2750 Barge Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	986	$2,371	$2.40	1d	52	1.09mi
3488 Cardinal Dr SW Atlanta, GA	3.0	2.5	1421	$2,100	$1.48	24d	1	1.11mi
3596 Indian Rock Rd SW Atlanta, GA	3.0	1.5	1198	$2,000	$1.67	3d	1	1.12mi
3168 Beech Dr Atlanta, GA	3.0	2.0	1402	$1,500	$1.07	43d	1	1.17mi
2610 Harmony Way Atlanta, GA	3.0	1.0	1100	$1,095	$1.00	24d	1	1.19mi
2764 Riggs Dr Atlanta, GA	3.0	2.0	1147	$2,050	$1.79	43d	1	1.21mi
2675 Headland Dr Atlanta, GA	3.0	2.0	1408	$1,600	$1.14	17d	1	1.23mi
3507 Redwine Rd Atlanta, GA	1.0–2.0	1.0–2.5	960	$1,745	$1.82	1d	8	1.23mi
2589 Coventry St SW Atlanta, GA	3.0	2.5	1421	$1,995	$1.40	24d	2	1.25mi
2535 Rex Ave SW Atlanta, GA	3.0	2.0	1443	$1,850	$1.28	24d	1	1.29mi
3638 Barrow Pl SW Atlanta, GA	3.0	2.0	1200	$1,695	$1.41	24d	1	1.30mi
3031 Remington St Atlanta, GA	3.0	2.0	1369	$1,200	$0.88	18d	1	1.30mi
3596 Raven Way Atlanta, GA	3.0	2.5	1421	$1,965	$1.38	24d	1	1.32mi
3030 Remington St Atlanta, GA	3.0	1.0	1100	$1,200	$1.09	24d	1	1.34mi
2420 Heaton Dr Atlanta, GA	1.0–3.0	1.5–2.0	1103	$1,750	$1.59	43d	1	1.35mi
2756 Plantation Dr Atlanta, GA	3.0	2.0	1119	$1,950	$1.74	20d	1	1.39mi
2511 Susan Ln SW Atlanta, GA	3.0	2.0	1277	$1,695	$1.33	5d	1	1.40mi
3477 Meadowlane Pl SW Atlanta, GA	3.0	2.0	2182	$2,350	$1.08	24d	1	1.42mi
2514 Riggs Dr Atlanta, GA	4.0	2.0	1274	$2,000	$1.57	43d	1	1.42mi
2250 Dodson Dr Atlanta, GA	4.0	2.0	1522	$4,200	$2.76	43d	1	1.46mi
2311 Cherry Blossom Dr SW Atlanta, GA	3.0	2.0	1311	$1,750	$1.33	24d	1	1.49mi
3128 Chateau Blvd East Point, GA	1.0–2.0	1.0	1000	$1,395	$1.40	15d	12	1.49mi

HOA detail

• Monthly dues: $275 · $3,300/yr

Listing history 6 events

1. 2026-06-18
   days on market $150,000 Active 6 DOM
2. 2026-06-17
   days on market $150,000 Active 5 DOM
3. 2026-06-16
   days on market $150,000 Active 4 DOM
4. 2026-06-15
   days on market $150,000 Active 3 DOM
5. 2026-06-13
   remarks 523-char remark
6. 2026-06-13
   listed $150,000 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: $1,104 · $92/mo
• Projected year-2 tax: $1,380 · $115/mo
• Expected delta: +$276/yr (+$23/mo · 25.0%)

ⓘ 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 6/10 Major 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,972
• − Mortgage interest: −$8,402
• − Property taxes: −$1,104
• − Insurance: −$750
• − Repairs & maintenance: −$1,998
• − Management: −$1,998
• − HOA: −$3,300
• − Depreciation: −$4,364
• Taxable income: $3,056
• Est. tax owed @ 24.0%: −$733
• After-tax cash flow: $4,401/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: Atlanta Public Schools
• NCES district ID: 1300120
• Math proficiency: 28% ▼ -6.00%
• Reading proficiency: 35% ▼ -2.00%
• Median HH income: $48,306
• Composite: 27.27/100
• National rank: #7006
• State rank: #80 of 174 in GA

Livability — Atlanta

• Score: 83/100
• State rank: #6
• US rank: #919

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Atlanta, GA
• County: Fulton County · 1,094,430 people
• City population: 629,525
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 62,567
• Household income: $62,623
• Rent vs Own: 46.8% rent · 53.2% own
• Severe rent burden: 3748.0

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 1,203,707 people
• By 2030: 1,299,706 · +8.0%
• By 2040: 1,488,256 · +23.6%
• By 2050: 1,664,580 · +38.3%
• By 2075: 2,036,072 · +69.2%
• By 2100: 2,222,402 · +84.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (94%)
• Race & ethnicity: Black 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Hispanic 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid D (+44.9) · D 71.9% · R 27.0% · Other 1.1%
• 2008→2024 swing: +9.8pp toward D · 2008: 35.0pp · 2024: 44.9pp
• All cycles: 2024: D+44.9 2020: D+46.4 2016: D+42.1 2012: D+29.6 2008: D+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -106.38%
• Current HPI: 204.5402
• Rent YoY: ▲ 2.63%
• 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

+22.0% since first listed

8 events — show timeline

• 2026-06-12 Listed $150,000 FMLS
• 2026-06-12 Listed $150,000 GAMLS
• 2007-03-27 Sold (Public Records) $114,000 Public Records
• 2007-03-27 Sold (Public Records) $114,000 Public Records
• 2007-03-27 Sold (Public Records) $114,000 Public Records
• 2007-03-23 Sold (MLS) $114,000 FMLS
• 2006-11-28 Listed $119,900 FMLS
• 2003-12-18 Sold (Public Records) $123,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,104 · -6.8% YoY. Source: county tax records.