6460 Pinin Pl · Cumming, GA 30041

$399,865

4 bd · 4.0 ba · 2,247 sqft · Other · 28 Days on market

Built 2025 435 sqft lot $175/mo HOA · 7% of rent ↓ 4% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.1/30.0
• Schools +5.7/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand new, energy-efficient home available by Dec 2025! Unwind in the spacious primary suite, complete with ensuite bath and walk-in closet. The second story of this tri-level home features an open-concept living area and balcony. Downstairs, flex space and a full bath afford numerous possibilities. Located in Cumming, GA, experience the best of both worlds at Hemingway, where small-town charm meets resort-style living. Dive into the refreshing waters at the community pool, challenge friends to a match at the tennis or pickleball courts, or hosts gatherings at the clubhouse. Hemingway offers easy access to nearby attractions such as the Cumming City Center, Lake Lanier, and the Collection at Forsyth for shopping and dining. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

Key facts

• $175 HOA
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Private asphalt road frontage; Directions: From State Road 400 North to Settingdown Rd, right, second right onto Marsette Rd; subdivision on the left
• Financial info: Single-unit property to be built in community of single units
• HOA & community: Homeowners association with annual fee; Annual association fee: $2,100; HOA covers grounds maintenance and trash; Community amenities: park, pool, playground, tennis courts, pickleball, street lights

Exterior

• Parking: Attached garage; Driveway parking; Garage provides 2 parking spaces; Total of 2 parking spaces; Open parking available
• Utilities: Public water; Public sewer; Electric service: 110V and 220V; Cable available; Natural gas available; Phone available; Sewer available; Water available
• Home design: Three or more levels; New construction by Meritage Homes; Cement siding; Composition roof; Slab foundation; Ownership: Other
• Construction: Built by Meritage Homes; Cement siding construction; Composition roof; Slab foundation; New construction condition
• Exterior features: Covered patio/porch; Deck; Front porch; Patio; Other exterior features

Interior

• Kitchen: Kitchen island; Walk-in pantry; Solid surface counters; View to family room; Dishwasher; Disposal; Double oven; Gas cooktop; Gas oven; Microwave; Refrigerator; ENERGY STAR qualified appliances
• Bedrooms: Three upper-level bedrooms; One lower-level bedroom; Bedroom features: Other
• Flooring: Carpet; Ceramic tile; Vinyl
• Bathrooms: Three full bathrooms; Two half bathrooms; Main level half bath; Upper level: two full baths and one half bath; Lower level: one full bath; Master bath with double vanity and shower-only
• Heating & cooling: Heat pump heating; Central air conditioning; Tankless water heater; Gas water heater; Programmable thermostat (energy efficient)
• Interior features: Entrance foyer; Smart home; Double vanity; Insulated windows; Storm windows; 2+ common walls (townhome-style: no one above or below)
• Laundry & utility: Washer and dryer included; Laundry room in hall on upper level

🏗️ New construction. The $399,865 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $455,890.

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath other listed at $400k.

Deal economics

• At list price, monthly cash flow is $-842 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $307k (23.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (35.9% below list).
• Recommended offer: $256k (35.9% below list) — sets the bar for 1% rule.
• Cap rate 4.1% 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: Chestatee Elementary (math 47% / reading 44%, grade D-, #323 of 1,228 statewide, top 26%, 1,228 students, 30% FRL); North Forsyth Middle School (math 47% / reading 49%, grade C-, #80 of 470 statewide, top 17%, 1,191 students, 20% FRL); East Forsyth High School (1,453 students, 24% FRL).
• Zoned-school proficiency averages 47% at this address vs 62% district-wide (-15 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; 1 comparable units currently listed for rent nearby; 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 $14k 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

• It's been on market 28 days — a 2% lower offer ($394k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $256,173 (35.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.56% ✗
• Cap rate: 4.08%
• Cash-on-cash: -7.92%
• DSCR: 0.65
• GRM: 14.8

CMA / ARV

• ARV (median comp): $455,890
• List price: $399,865
• Delta: -12.29%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.33% rent growth · sell at horizon

5-year hold

• IRR: -31.9%
• Equity multiple: -0.03×
• Total profit: $-131,889
• Equity at exit: $67,975

10-year hold

• IRR: -45.7%
• Equity multiple: -0.58×
• Total profit: $-201,276
• Equity at exit: $39,417

Cash invested: $127,649 (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: 13.0×

Monthly cashflow live

• Estimated rent: $2,562 medium
• Mortgage (P&I): −$2,391
• Tax from tax record: −$110 /mo · $1,324/yr
• Insurance: −$190
• HOA: −$175
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $-842

Break-even live

Break-even rent $3,628

Max offer price $307,100

Occupancy floor —

Sensitivity live

Price	-10% $-584	-5% $-713	+0% $-842	+5% $-971	+10% $-1,100
Rent	-10% $-1,045	-5% $-943	+0% $-842	+5% $-741	+10% $-640
Rate	-1.0pp $-613	-0.5pp $-726	base $-842	+0.5pp $-960	+1.0pp $-1,081

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: $113,972
• Closing costs: $13,677
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5120 Fieldgate Ridge Dr Cumming, GA	3.0	2.0	1865	$2,360	$1.27	4d	1	1.49mi

HOA detail

• Monthly dues: $175 · $2,100/yr
• Likely covers: waterpool

Listing history 14 events

1. 2026-06-02
   statusdays on market $399,865 Pending 28 DOM

   Show marketing remark (892 chars)

   Brand new, energy-efficient home available by Dec 2025! Unwind in the spacious primary suite, complete with ensuite bath and walk-in closet. The second story of this tri-level home features an open-concept living area and balcony. Downstairs, flex space and a full bath afford numerous possibilities. Located in Cumming, GA, experience the best of both worlds at Hemingway, where small-town charm meets resort-style living. Dive into the refreshing waters at the community pool, challenge friends to a match at the tennis or pickleball courts, or hosts gatherings at the clubhouse. Hemingway offers easy access to nearby attractions such as the Cumming City Center, Lake Lanier, and the Collection at Forsyth for shopping and dining. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

2. 2026-06-01
   days on market $399,865 Active 27 DOM
3. 2026-05-31
   days on market $399,865 Active 26 DOM
4. 2026-05-15
   price $399,865 892-char remark

   Show marketing remark (892 chars)

   Brand new, energy-efficient home available by Dec 2025! Unwind in the spacious primary suite, complete with ensuite bath and walk-in closet. The second story of this tri-level home features an open-concept living area and balcony. Downstairs, flex space and a full bath afford numerous possibilities. Located in Cumming, GA, experience the best of both worlds at Hemingway, where small-town charm meets resort-style living. Dive into the refreshing waters at the community pool, challenge friends to a match at the tennis or pickleball courts, or hosts gatherings at the clubhouse. Hemingway offers easy access to nearby attractions such as the Cumming City Center, Lake Lanier, and the Collection at Forsyth for shopping and dining. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

5. 2026-05-15
   price $399,865 892-char remark

   Show marketing remark (892 chars)

   Brand new, energy-efficient home available by Dec 2025! Unwind in the spacious primary suite, complete with ensuite bath and walk-in closet. The second story of this tri-level home features an open-concept living area and balcony. Downstairs, flex space and a full bath afford numerous possibilities. Located in Cumming, GA, experience the best of both worlds at Hemingway, where small-town charm meets resort-style living. Dive into the refreshing waters at the community pool, challenge friends to a match at the tennis or pickleball courts, or hosts gatherings at the clubhouse. Hemingway offers easy access to nearby attractions such as the Cumming City Center, Lake Lanier, and the Collection at Forsyth for shopping and dining. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

6. 2026-05-09
   price $404,865
7. 2026-05-08
   price $404,865 892-char remark

   Show marketing remark (892 chars)

   Brand new, energy-efficient home available by Dec 2025! Unwind in the spacious primary suite, complete with ensuite bath and walk-in closet. The second story of this tri-level home features an open-concept living area and balcony. Downstairs, flex space and a full bath afford numerous possibilities. Located in Cumming, GA, experience the best of both worlds at Hemingway, where small-town charm meets resort-style living. Dive into the refreshing waters at the community pool, challenge friends to a match at the tennis or pickleball courts, or hosts gatherings at the clubhouse. Hemingway offers easy access to nearby attractions such as the Cumming City Center, Lake Lanier, and the Collection at Forsyth for shopping and dining. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

8. 2026-05-08
   price $404,865 892-char remark

   Show marketing remark (892 chars)

   Brand new, energy-efficient home available by Dec 2025! Unwind in the spacious primary suite, complete with ensuite bath and walk-in closet. The second story of this tri-level home features an open-concept living area and balcony. Downstairs, flex space and a full bath afford numerous possibilities. Located in Cumming, GA, experience the best of both worlds at Hemingway, where small-town charm meets resort-style living. Dive into the refreshing waters at the community pool, challenge friends to a match at the tennis or pickleball courts, or hosts gatherings at the clubhouse. Hemingway offers easy access to nearby attractions such as the Cumming City Center, Lake Lanier, and the Collection at Forsyth for shopping and dining. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

9. 2026-05-06
   price $414,865
10. 2026-05-06
    price $419,865
11. 2026-05-06
    price $414,865
12. 2026-05-04
    listed $414,865 New 892-char remark

    Show marketing remark (892 chars)

    Brand new, energy-efficient home available by Dec 2025! Unwind in the spacious primary suite, complete with ensuite bath and walk-in closet. The second story of this tri-level home features an open-concept living area and balcony. Downstairs, flex space and a full bath afford numerous possibilities. Located in Cumming, GA, experience the best of both worlds at Hemingway, where small-town charm meets resort-style living. Dive into the refreshing waters at the community pool, challenge friends to a match at the tennis or pickleball courts, or hosts gatherings at the clubhouse. Hemingway offers easy access to nearby attractions such as the Cumming City Center, Lake Lanier, and the Collection at Forsyth for shopping and dining. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

13. 2026-05-04
    listed $414,865 Active 892-char remark

    Show marketing remark (892 chars)

    Brand new, energy-efficient home available by Dec 2025! Unwind in the spacious primary suite, complete with ensuite bath and walk-in closet. The second story of this tri-level home features an open-concept living area and balcony. Downstairs, flex space and a full bath afford numerous possibilities. Located in Cumming, GA, experience the best of both worlds at Hemingway, where small-town charm meets resort-style living. Dive into the refreshing waters at the community pool, challenge friends to a match at the tennis or pickleball courts, or hosts gatherings at the clubhouse. Hemingway offers easy access to nearby attractions such as the Cumming City Center, Lake Lanier, and the Collection at Forsyth for shopping and dining. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

14. 2026-05-01
    listed $419,865 Active

ⓘ 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: $1,324 · $110/mo
• Projected year-2 tax: $3,679 · $307/mo
• Expected delta: +$2,355/yr (+$196/mo · 177.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $30,741
• − Mortgage interest: −$25,537
• − Property taxes: −$1,324
• − Insurance: −$2,279
• − Repairs & maintenance: −$2,459
• − Management: −$2,459
• − HOA: −$2,100
• − Depreciation: −$13,262
• Taxable loss: −$18,680
• Est. tax savings @ 24.0%: +$4,483
• After-tax cash flow: $-5,624/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

-3.6% since first listed

8 events — show timeline

• 2026-06-02 Pending — GAMLS
• 2026-06-02 Pending — FMLS
• 2026-05-15 Price Changed $399,865 GAMLS
• 2026-05-15 Price Changed $399,865 FMLS
• 2026-05-08 Price Changed $404,865 GAMLS
• 2026-05-08 Price Changed $404,865 FMLS
• 2026-05-04 Listed $414,865 FMLS
• 2026-05-04 Listed $414,865 GAMLS