1616 Pine Tree Trl · South Fulton, GA 30349

$140,000

3 bd · 2.5 ba · 1,506 sqft · Townhouse public records · 84 Days on market

Built 1990 1,306 sqft lot $93/sqft · 44% below area Est $251k · 44% under $300/mo HOA · 16% of rent ↓ 18% since listing

---

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 +22.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +8.5/10.0
• DSCR +7.1/10.0
• 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

Exceptional Investment Opportunity! The End Unit 3-bedroom, 2.5-bath Condo, perfect for first-time buyers or investors seeking a rental property without restrictions. With a motivated seller, this property offers immense value. Features updated Kitchen , Bathrooms and Flooring, Attached Garage with plenty of parking. Prefect Location - minutes from Camp Creek Marketplace and Atlanta Hartfield-Jackson Airport. NO rental restrictions. This is a Community Association which covers water service, along with exterior building maintenance, street maintenance, clubhouse maintenance.

Key facts

• $300 HOA
• Garage
• Built 1990

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $140k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.6% in South Fulton — 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: 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.
• Market conditions: Rents flat; 651 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).
• This rent runs 34% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $15k of equity ($968 loan paydown + $14k 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 $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y 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: 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 $131,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.35% ✓
• Cap rate: 8.25%
• Cash-on-cash: 6.98%
• DSCR: 1.31
• GRM: 6.2

CMA / ARV

• ARV (median comp): $250,839
• List price: $140,000
• Delta: -44.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1103 Pine Tree Trl	0.07mi	3/2.5	1,466 (-3%)	4mo	$75,000	$51	89
2784 Haligan Pt	0.08mi	3/2.5	1,380 (-8%)	1mo	$214,000	$155	82
1109 Pinetree Trl	0.07mi	3/2.5	1,466 (-3%)	14mo	$105,100	$72	81
3008 Pine Tree Trl Unit 16D	0.12mi	3/2.5	1,466 (-3%)	12mo	$126,000	$86	80
7005 Livia Pt	0.05mi	3/2.5	1,568 (+4%)	13mo	$255,000	$163	80
1901 Creel Ln	0.16mi	3/2.5	1,642 (+9%)	3mo	$240,000	$146	75
1206 Creel Ln	0.17mi	3/2.5	1,652 (+10%)	2mo	$240,000	$145	74
7002 Galloway Pt	0.15mi	3/2.5	1,428 (-5%)	19mo	$225,000	$158	68

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: 28.4%
• Equity multiple: 3.22×
• Total profit: $87,154
• Equity at exit: $126,123

10-year hold

• IRR: 24.0%
• Equity multiple: 7.09×
• Total profit: $238,542
• Equity at exit: $271,989

Cash invested: $39,200 (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: 651
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,889 high
• Mortgage (P&I): −$734
• Tax from tax record: −$172 /mo · $2,065/yr
• Insurance: −$58
• HOA: −$300
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $228

Break-even live

Break-even rent $1,601

Max offer price $140,000

Occupancy floor 83%

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: $35,000
• Closing costs: $4,200
• 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	4d	1	0.13mi
2550 Hallie Mill Rd Atlanta, GA	3.0	2.0	1372	$1,600	$1.17	12d	1	0.20mi
110 Fruitwood Trce Unit A Riverdale, GA	3.0	2.0	1100	$1,800	$1.64	20d	1	0.28mi
7025 Brentwood Ct Riverdale, GA	2.0	1.5	1124	$1,425	$1.27	43d	1	0.35mi
2529 Wood Bend Ln Riverdale, GA	3.0	2.5	1508	$1,945	$1.29	43d	1	0.38mi
145 W Village Ct Riverdale, GA	3.0	2.5	1284	$1,865	$1.45	5d	1	0.38mi
7060 Kimberly Mill Rd Atlanta, GA	3.0	1.0	1056	$1,425	$1.35	5d	1	0.43mi
2590 South Hills Riverdale, GA	3.0	2.5	1850	$2,005	$1.08	12d	1	0.43mi
7156 Tanger Blvd Riverdale, GA	4.0	2.5	1984	$2,229	$1.12	2d	1	0.44mi
2625 Carolina Rdg Riverdale, GA	4.0	2.5	1936	$2,125	$1.10	20d	1	0.46mi
2820 Greenbower Ct Atlanta, GA	3.0	2.0	1338	$1,730	$1.29	3d	1	0.47mi
2722 South Hills Riverdale, GA	3.0	2.5	1722	$2,200	$1.28	5d	1	0.48mi
6870 Old Bethsaida Way Riverdale, GA	4.0	2.5	1916	$1,973	$1.03	43d	1	0.55mi
2405 Wood Bend Ln Riverdale, GA	3.0	2.5	1396	$1,800	$1.29	43d	1	0.56mi
336 Rocky Springs Ct Atlanta, GA	4.0	2.0	1900	$1,450	$0.76	24d	1	0.59mi
7045 Birling Dr Atlanta, GA	4.0	3.0	1488	$1,765	$1.19	43d	1	0.60mi
6450 Peppermill Ln Atlanta, GA	4.0	2.0	1188	$1,531	$1.29	24d	1	0.85mi
2328 Creel Rd Atlanta, GA	4.0	3.0	2100	$1,895	$0.90	43d	1	0.86mi
3105 Garnet Way Atlanta, GA	3.0	2.0	1470	$1,660	$1.13	12d	1	0.95mi
2667 Rocky Ct Atlanta, GA	3.0	2.5	1432	$2,200	$1.54	43d	1	0.98mi
2592 Rocky Ct Atlanta, GA	2.0	2.5	1424	$2,000	$1.40	43d	1	1.01mi
2373 Bigwood Trl Atlanta, GA	3.0	2.5	1566	$1,845	$1.18	24d	1	1.02mi
6345 Peppermill Ln Atlanta, GA	3.0	2.5	1224	$1,800	$1.47	43d	1	1.03mi
2184 Olmadison Vw Atlanta, GA	2.0	2.0	1236	$1,985	$1.61	18d	1	1.04mi
3325 Valley Bend Rd Atlanta, GA	4.0	2.0	2000	$1,995	$1.00	16d	1	1.05mi
3325 Valley Bend Rd Atlanta, GA	4.0	2.0	2000	$1,995	$1.00	5d	1	1.05mi
2285 Bigwood Trl Atlanta, GA	3.0	2.5	1580	$1,740	$1.10	1d	1	1.05mi
2310 Bigwood Trl Atlanta, GA	3.0	2.5	1580	$2,600	$1.65	24d	1	1.09mi
855 Old Rocky Rd Atlanta, GA	3.0	2.0	1310	$1,710	$1.31	24d	1	1.09mi
3500 Keels Ln Atlanta, GA	3.0	2.0	1272	$1,755	$1.38	1d	1	1.10mi
6368 Olmadison Pl Atlanta, GA	3.0	2.5	1428	$1,656	$1.16	11d	1	1.11mi
6370 Olmadison Pl Atlanta, GA	3.0	2.5	1440	$1,795	$1.25	43d	1	1.11mi
6278 Rockaway Rd Atlanta, GA	3.0	2.5	1524	$2,000	$1.31	43d	1	1.14mi
6575 Smoke Ridge Dr Atlanta, GA	4.0	2.0	1808	$1,815	$1.00	43d	1	1.14mi
6560 Emerald Pointe Cir Atlanta, GA	3.0	2.0	1309	$1,500	$1.15	22d	1	1.20mi
6500 Connell Rd Atlanta, GA	3.0	2.0	1483	$1,650	$1.11	24d	1	1.20mi
6440 Connell Rd Atlanta, GA	3.0	2.0	1391	$1,695	$1.22	24d	1	1.27mi
6684 Judy Ln Riverdale, GA	3.0	2.0	1356	$1,705	$1.26	43d	1	1.28mi
6445 Connell Rd Atlanta, GA	3.0	2.0	1357	$1,856	$1.37	43d	1	1.28mi
325 Pointer Ct Atlanta, GA	3.0	2.0	1474	$1,620	$1.10	5d	1	1.30mi

HOA detail

• Monthly dues: $300 · $3,600/yr
• Likely covers: water

Listing history 34 events

1. 2026-06-18
   days on market $140,000 Active 84 DOM
2. 2026-06-17
   days on market $140,000 Active 83 DOM
3. 2026-06-16
   days on market $140,000 Active 82 DOM
4. 2026-06-15
   days on market $140,000 Active 81 DOM
5. 2026-06-13
   days on market $140,000 Active 79 DOM
6. 2026-06-09
   days on market $140,000 Active 75 DOM
7. 2026-06-08
   days on market $140,000 Active 74 DOM
8. 2026-06-07
   days on market $140,000 Active 73 DOM
9. 2026-06-04
   days on market $140,000 Active 70 DOM
10. 2026-06-03
    days on market $140,000 Active 69 DOM
11. 2026-06-01
    days on market $140,000 Active 67 DOM
12. 2026-05-31
    days on market $140,000 Active 66 DOM
13. 2026-03-26
    listed $140,000 New 581-char remark

    Show marketing remark (581 chars)

    Exceptional Investment Opportunity! The End Unit 3-bedroom, 2.5-bath Condo, perfect for first-time buyers or investors seeking a rental property without restrictions. With a motivated seller, this property offers immense value. Features updated Kitchen , Bathrooms and Flooring, Attached Garage with plenty of parking. Prefect Location - minutes from Camp Creek Marketplace and Atlanta Hartfield-Jackson Airport. NO rental restrictions. This is a Community Association which covers water service, along with exterior building maintenance, street maintenance, clubhouse maintenance.

14. 2026-03-26
    listed $140,000 Active 581-char remark

    Show marketing remark (581 chars)

    Exceptional Investment Opportunity! The End Unit 3-bedroom, 2.5-bath Condo, perfect for first-time buyers or investors seeking a rental property without restrictions. With a motivated seller, this property offers immense value. Features updated Kitchen , Bathrooms and Flooring, Attached Garage with plenty of parking. Prefect Location - minutes from Camp Creek Marketplace and Atlanta Hartfield-Jackson Airport. NO rental restrictions. This is a Community Association which covers water service, along with exterior building maintenance, street maintenance, clubhouse maintenance.

15. 2024-11-01
    historical
16. 2024-11-01
    historical
17. 2024-08-30
    listed $175,000 Active
18. 2024-08-30
    listed $175,000 New
19. 2024-08-05
    soldstatus $139,500
20. 2024-07-26
    soldstatus $120,000 Closed
21. 2024-07-26
    soldstatus $120,000 Sold
22. 2024-07-12
    status Under Contract
23. 2024-07-12
    status Pending
24. 2024-06-26
    listed $160,000 Active
25. 2024-06-26
    listed $160,000 New
26. 2024-06-26
    historical
27. 2024-06-25
    price $160,000
28. 2024-06-21
    historical
29. 2024-06-15
    price $155,000
30. 2024-06-15
    price $155,000
31. 2024-06-03
    price $165,000
32. 2024-06-03
    price $165,000
33. 2024-05-19
    listed $170,000 New
34. 2024-05-19
    listed $170,000 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: $2,065 · $172/mo
• Projected year-2 tax: $2,065 · $172/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 2/10 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,670
• − Mortgage interest: −$7,842
• − Property taxes: −$2,065
• − Insurance: −$700
• − Repairs & maintenance: −$1,814
• − Management: −$1,814
• − HOA: −$3,600
• − Depreciation: −$4,073
• Taxable income: $763
• Est. tax owed @ 24.0%: −$183
• After-tax cash flow: $2,551/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

-17.6% since first listed

22 events — show timeline

• 2026-03-26 Listed $140,000 FMLS
• 2026-03-26 Listed $140,000 GAMLS
• 2024-11-01 Listing Removed — GAMLS
• 2024-11-01 Listing Removed — FMLS
• 2024-08-30 Listed $175,000 GAMLS
• 2024-08-30 Listed $175,000 FMLS
• 2024-08-05 Sold (Public Records) $139,500 Public Records
• 2024-07-26 Sold (MLS) $120,000 GAMLS
• 2024-07-26 Sold (MLS) $120,000 FMLS
• 2024-07-12 Pending — GAMLS
• 2024-07-12 Pending — FMLS
• 2024-06-26 Listing Removed — GAMLS
• 2024-06-26 Listed $160,000 GAMLS
• 2024-06-26 Listed $160,000 FMLS
• 2024-06-25 Price Changed $160,000 GAMLS
• 2024-06-21 Listing Removed — FMLS
• 2024-06-15 Price Changed $155,000 FMLS
• 2024-06-15 Price Changed $155,000 GAMLS
• 2024-06-03 Price Changed $165,000 FMLS
• 2024-06-03 Price Changed $165,000 GAMLS
• 2024-05-19 Listed $170,000 FMLS
• 2024-05-19 Listed $170,000 GAMLS

Property tax history

+4.0%/yr

Latest (2025): $2,065 · +12.4% YoY. Source: county tax records.