606 Pine Tree Trl Unit 7C · South Fulton, GA 30349

$119,999

4 bd · 2.5 ba · 1,380 sqft · Townhouse public records · 24 Days on market

Built 1989 1,380 sqft lot Est $119k · at est. $300/mo HOA · 15% 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 +28.8/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.0/15.0
• Schools +4.5/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Priced to Go, Across the street from Rec Center and Park, Motivated Seller, Open Floor Plan, Near Walmart and other shopping. Close to Union City and Fayetteville. Close to Airport. On MARTA. Great rental property or first time home buyer. Needs carpet and paint in some rooms. SOLD AS IS

Key facts

• Airport
• Shopping
• Major roads

Tags

• TWO STORY TOWNHOME
• MAJOR ROADS
• SHOPPING
• DINING
• AIRPORT

Property features AI

Finance

• Other: 119 units in the community
• HOA & community: Monthly association fee ($300); Community clubhouse; Community dog park; Homeowners association

Exterior

• Parking: Garage (1 car)
• Utilities: Private water source; Public sewer; 110-volt electric; Electricity available; Natural gas available
• Home design: Two levels; Frame construction; Shingle roof; Slab foundation; Fee simple ownership; Resale property
• Construction: Frame construction; Shingle roof; Slab foundation
• Exterior features: Private yard; Fenced yard; Covered patio/porch; Private road frontage; Asphalt road

Interior

• Kitchen: Breakfast room; Dishwasher; Electric range
• Bedrooms: Two main-level bedrooms; Two upper-level bedrooms; Primary bedroom on main level
• Flooring: Carpet
• Bathrooms: Two full bathrooms; One main-level bathroom; One upper-level full bathroom; Master bathroom with tub/shower combo
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: High 9-ft ceilings on lower level; Living room fireplace; Aluminum frame windows; One common wall
• Laundry & utility: Laundry area in garage

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath townhouse listed at $120k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Fulton County (suburban): math 49% / reading 53% proficiency, ranked #12 of 174 in GA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Nolan Elementary School (math 24% / reading 22%, grade F, #796 of 1,228 statewide, top 65%, 710 students, 100% FRL); Mcnair Middle School (math 8% / reading 12%, grade F, #433 of 470 statewide, top 93%, 888 students, 100% FRL); Banneker High School (math 24% / reading 75%, grade D+, #28 of 424 statewide, top 7%, 1,610 students, 100% FRL) — zoned schools average 100% FRL vs 41% district-wide (59 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 51% district-wide (-23 pts) — the specific schools serving this property underperform the Fulton County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 655 active listings in the ZIP; 40 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).

Forward outlook

• In year one you build about $13k of equity ($829 loan paydown + $12k appreciation (10.0% local appreciation)).
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.9% rent growth), your $34k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $66k; list at $120k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $118,199 (1.5% below list)

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: 1.63% ✓
• Cap rate: 10.31%
• Cash-on-cash: 14.34%
• DSCR: 1.64
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $118,680
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2784 Haligan Pt	0.21mi	3/2.5 (-1)	1,380 (0%)	1mo	$214,000	$155	84
1103 Pine Tree Trl	0.12mi	3/2.5 (-1)	1,466 (+6%)	4mo	$75,000	$51	75
3008 Pine Tree Trl Unit 16D	0.10mi	3/2.5 (-1)	1,466 (+6%)	12mo	$126,000	$86	70
1109 Pinetree Trl	0.12mi	3/2.5 (-1)	1,466 (+6%)	14mo	$105,100	$72	67
1008 Pine Tree Trl	0.08mi	3/2.0 (-1)	1,196 (-13%)	2mo	$95,000	$79	65
7002 Galloway Pt	0.31mi	3/2.5 (-1)	1,428 (+4%)	19mo	$225,000	$158	59
7005 Livia Pt	0.16mi	3/2.5 (-1)	1,568 (+14%)	13mo	$255,000	$163	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.95% rent growth · sell at horizon

5-year hold

• IRR: 33.7%
• Equity multiple: 3.60×
• Total profit: $87,196
• Equity at exit: $108,105

10-year hold

• IRR: 28.3%
• Equity multiple: 7.84×
• Total profit: $229,745
• Equity at exit: $233,132

Cash invested: $33,600 (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 30349

• Home prices YoY: 4.6%
• Rents YoY: 0.9%
• Active inventory: 655
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,955 high
• Mortgage (P&I): −$629
• Tax from tax record: −$164 /mo · $1,966/yr
• Insurance: −$50
• HOA: −$300
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $401

Break-even live

Break-even rent $1,447

Max offer price $119,999

Occupancy floor 74%

Sensitivity live

Price	-10% $469	-5% $435	+0% $401	+5% $368	+10% $334
Rent	-10% $247	-5% $324	+0% $401	+5% $479	+10% $556
Rate	-1.0pp $462	-0.5pp $432	base $401	+0.5pp $370	+1.0pp $339

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3206 Pine Tree Trl Unit 15C Atlanta, GA	3.0	2.5	1466	$1,950	$1.33	6d	1	0.06mi
7060 Kimberly Mill Rd Atlanta, GA	3.0	1.0	1056	$1,425	$1.35	0d	1	0.27mi
7060 Kimberly Mill Rd Atlanta, GA	3.0	1.0	1056	$1,425	$1.35	7d	1	0.27mi
2550 Hallie Mill Rd Atlanta, GA	3.0	2.0	1372	$1,600	$1.17	14d	1	0.37mi
110 Fruitwood Trce Unit A Riverdale, GA	3.0	2.0	1100	$1,800	$1.64	22d	1	0.43mi
7045 Birling Dr Atlanta, GA	4.0	3.0	1488	$1,765	$1.19	45d	1	0.43mi
2820 Greenbower Ct Atlanta, GA	3.0	2.0	1338	$1,730	$1.29	5d	1	0.44mi
2722 South Hills Riverdale, GA	3.0	2.5	1722	$2,175	$1.26	0d	1	0.49mi
2529 Wood Bend Ln Riverdale, GA	3.0	2.5	1508	$1,945	$1.29	45d	1	0.51mi
2590 South Hills Riverdale, GA	3.0	2.5	1850	$2,005	$1.08	14d	1	0.51mi
145 W Village Ct Riverdale, GA	3.0	2.5	1284	$1,840	$1.43	0d	1	0.54mi
2405 Wood Bend Ln Riverdale, GA	3.0	2.5	1396	$1,800	$1.29	45d	1	0.69mi
6450 Peppermill Ln Atlanta, GA	4.0	2.0	1188	$1,531	$1.29	26d	1	0.80mi
6985 Smoke Ridge Dr Fairburn, GA	4.0	2.0	1054	$1,820	$1.73	0d	1	0.82mi
7210 Buck Creek Dr Fairburn, GA	3.0	2.0	1140	$1,666	$1.46	0d	1	0.85mi
3105 Garnet Way Atlanta, GA	3.0	2.0	1470	$1,660	$1.13	14d	1	0.94mi
3500 Keels Ln Atlanta, GA	3.0	2.0	1272	$1,755	$1.38	3d	1	0.94mi
6345 Peppermill Ln Atlanta, GA	3.0	2.5	1224	$1,800	$1.47	45d	1	0.98mi
6575 Smoke Ridge Dr Atlanta, GA	4.0	2.0	1808	$1,815	$1.00	45d	1	0.99mi
2667 Rocky Ct Atlanta, GA	3.0	2.5	1432	$2,200	$1.54	45d	1	1.03mi
6500 Connell Rd Atlanta, GA	3.0	2.0	1483	$1,650	$1.11	26d	1	1.03mi
6440 Connell Rd Atlanta, GA	3.0	2.0	1391	$1,695	$1.22	26d	1	1.10mi
6445 Connell Rd Atlanta, GA	3.0	2.0	1357	$1,856	$1.37	45d	1	1.11mi
855 Old Rocky Rd Atlanta, GA	3.0	2.0	1310	$1,710	$1.31	26d	1	1.12mi
2373 Bigwood Trl Atlanta, GA	3.0	2.5	1566	$1,845	$1.18	26d	1	1.14mi
325 Pointer Ct Atlanta, GA	3.0	2.0	1474	$1,620	$1.10	7d	1	1.15mi
2285 Bigwood Trl Atlanta, GA	3.0	2.5	1580	$1,740	$1.10	3d	1	1.18mi
6278 Rockaway Rd Atlanta, GA	3.0	2.5	1524	$2,000	$1.31	45d	1	1.19mi
6560 Emerald Pointe Cir Atlanta, GA	3.0	2.0	1309	$1,500	$1.15	23d	1	1.21mi
2310 Bigwood Trl Atlanta, GA	3.0	2.5	1580	$2,600	$1.65	26d	1	1.22mi
6368 Olmadison Pl Atlanta, GA	3.0	2.5	1428	$1,596	$1.12	0d	1	1.22mi
6370 Olmadison Pl Atlanta, GA	3.0	2.5	1440	$1,795	$1.25	45d	1	1.22mi
2560 Foxlair Trl Atlanta, GA	4.0	2.0	1485	$1,795	$1.21	26d	1	1.24mi
3800 Leisure Ln Atlanta, GA	3.0	2.0	1198	$2,350	$1.96	23d	1	1.27mi
3760 Cedar Hurst Way Atlanta, GA	4.0	2.5	1595	$2,150	$1.35	12d	1	1.30mi
6415 El Caudillo Ct Atlanta, GA	3.0	3.0	1498	$2,800	$1.87	6d	1	1.31mi
6090 Emerald Pointe Cir Atlanta, GA	3.0	2.0	1200	$1,875	$1.56	20d	1	1.34mi
320 Emerald Green Ct Atlanta, GA	3.0	2.0	1575	$2,050	$1.30	45d	1	1.35mi
3240 Devilla Trce South Fulton, GA	4.0	2.0	1616	$1,980	$1.23	45d	1	1.36mi
6684 Judy Ln Riverdale, GA	3.0	2.0	1356	$1,705	$1.26	45d	1	1.44mi

HOA detail

• Monthly dues: $300 · $3,600/yr

Listing history 25 events

1. 2026-06-21
   days on market $119,999 Active 24 DOM
2. 2026-06-18
   days on market $119,999 Active 21 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   days on market $119,999 Active 20 DOM
5. 2026-06-16
   days on market $119,999 Active 19 DOM
6. 2026-06-15
   days on market $119,999 Active 18 DOM
7. 2026-06-13
   days on market $119,999 Active 16 DOM
8. 2026-06-09
   days on market $119,999 Active 12 DOM
9. 2026-06-08
   days on market $119,999 Active 11 DOM
10. 2026-06-07
    days on market $119,999 Active 10 DOM
11. 2026-06-04
    days on market $119,999 Active 7 DOM
12. 2026-06-03
    pricedays on market $119,999 Active 6 DOM
13. 2026-06-02
    price $125,000 Active 4 DOM
14. 2026-06-01
    days on market $134,000 Active 4 DOM
15. 2026-05-31
    days on market $134,000 Active 3 DOM
16. 2026-05-28
    listed $135,000 Active
17. 2020-08-05
    soldstatus $65,900
18. 2016-05-20
    status Under Contract 288-char remark

    Show marketing remark (288 chars)

    Priced to Go, Across the street from Rec Center and Park, Motivated Seller, Open Floor Plan, Near Walmart and other shopping. Close to Union City and Fayetteville. Close to Airport. On MARTA. Great rental property or first time home buyer. Needs carpet and paint in some rooms. SOLD AS IS

19. 2016-05-20
    soldstatus $25,000 Sold 288-char remark

    Show marketing remark (288 chars)

    Priced to Go, Across the street from Rec Center and Park, Motivated Seller, Open Floor Plan, Near Walmart and other shopping. Close to Union City and Fayetteville. Close to Airport. On MARTA. Great rental property or first time home buyer. Needs carpet and paint in some rooms. SOLD AS IS

20. 2016-05-20
    soldstatus $25,000 Sold 288-char remark

    Show marketing remark (288 chars)

    Priced to Go, Across the street from Rec Center and Park, Motivated Seller, Open Floor Plan, Near Walmart and other shopping. Close to Union City and Fayetteville. Close to Airport. On MARTA. Great rental property or first time home buyer. Needs carpet and paint in some rooms. SOLD AS IS

21. 2016-04-11
    status Under Contract 288-char remark

    Show marketing remark (288 chars)

    Priced to Go, Across the street from Rec Center and Park, Motivated Seller, Open Floor Plan, Near Walmart and other shopping. Close to Union City and Fayetteville. Close to Airport. On MARTA. Great rental property or first time home buyer. Needs carpet and paint in some rooms. SOLD AS IS

22. 2016-04-03
    status Back On Market 288-char remark

    Show marketing remark (288 chars)

    Priced to Go, Across the street from Rec Center and Park, Motivated Seller, Open Floor Plan, Near Walmart and other shopping. Close to Union City and Fayetteville. Close to Airport. On MARTA. Great rental property or first time home buyer. Needs carpet and paint in some rooms. SOLD AS IS

23. 2016-03-25
    status Under Contract 288-char remark

    Show marketing remark (288 chars)

    Priced to Go, Across the street from Rec Center and Park, Motivated Seller, Open Floor Plan, Near Walmart and other shopping. Close to Union City and Fayetteville. Close to Airport. On MARTA. Great rental property or first time home buyer. Needs carpet and paint in some rooms. SOLD AS IS

24. 2016-03-16
    listed $25,000 New 288-char remark

    Show marketing remark (288 chars)

    Priced to Go, Across the street from Rec Center and Park, Motivated Seller, Open Floor Plan, Near Walmart and other shopping. Close to Union City and Fayetteville. Close to Airport. On MARTA. Great rental property or first time home buyer. Needs carpet and paint in some rooms. SOLD AS IS

25. 2003-02-26
    soldstatus $79,000

ⓘ 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: $1,966 · $164/mo
• Projected year-2 tax: $1,966 · $164/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 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,463
• − Mortgage interest: −$6,722
• − Property taxes: −$1,966
• − Insurance: −$600
• − Repairs & maintenance: −$1,877
• − Management: −$1,877
• − HOA: −$3,600
• − Depreciation: −$3,491
• Taxable income: $3,330
• Est. tax owed @ 24.0%: −$799
• After-tax cash flow: $4,019/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: Fulton County
• NCES district ID: 1302280
• Math proficiency: 49% ▼ -2.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $68,035
• Composite: 45.33/100
• National rank: #2640
• State rank: #12 of 174 in GA

Livability — South Fulton

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: South Fulton, GA
• County: Fulton County · 1,094,430 people
• City population: 127,674
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 79,872
• Household income: $67,023
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 4258.0

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 (89%)
• Race & ethnicity: Black 89% Hispanic / Latino 5% Two or more races 4% White 3%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 6% 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: ▲ 18.01%
• Current HPI: 407.99
• Rent YoY: ▲ 0.95%
• 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

+70.9% since first listed

10 events — show timeline

• 2026-05-28 Listed $135,000 FMLS
• 2020-08-05 Sold (Public Records) $65,900 Public Records
• 2016-05-20 Pending — GAMLS
• 2016-05-20 Sold (MLS) $25,000 GAMLS
• 2016-05-20 Sold (MLS) $25,000 FMLS
• 2016-04-11 Pending — GAMLS
• 2016-04-03 Relisted — GAMLS
• 2016-03-25 Pending — GAMLS
• 2016-03-16 Listed $25,000 GAMLS
• 2003-02-26 Sold (Public Records) $79,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,966 · -8.4% YoY. Source: county tax records.