1480 Pineview Ln NW · Conyers, GA 30012

$199,900

3 bd · 3.5 ba · 2,792 sqft · SingleFamily public records · 111 Days on market

Built 1966 0.39 ac lot $72/sqft · 39% below area Est $329k · 39% under

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Why this score? — see what drove the C- 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 +17.6/30.0
• ARV discount +15.0/15.0
• 1% rule +5.7/10.0
• DSCR +5.5/10.0
• Livability +3.4/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for investors, builders or homeowners wanting to finish the buildout on one of the largest homes in the neighborhood. Make your offer today! Perfect for fix & flip investors looking to increase the value. Sold As-Is. NO BLIND OFFERS. Must use seller’s closing attorney

Key facts

• 0.39 acre lot
• 3 parking spots
• Built 1966

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 4.4% in Conyers — 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 67/100 on livability (#167 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, crime D, amenities D.
• Rockdale County (suburban): math 14% / reading 29% proficiency, ranked #136 of 174 in GA (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents flat; 278 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; 483 units permitted in Rockdale County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($66k/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 $6k of value loss. Plan a longer hold.
• Rockdale County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 4y ago; this cycle's ask has dropped $50k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $181,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.07% ✓
• Cap rate: 7.23%
• Cash-on-cash: 3.35%
• DSCR: 1.15
• GRM: 7.8

CMA / ARV

• ARV (median comp): $329,269
• List price: $199,900
• Delta: -39.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1458 Northside Dr NW	0.10mi	3/2.0	2,453 (-12%)	6mo	$315,000	$128	64
1544 Callaway Loop	0.61mi	4/2.5 (+1)	2,661 (-5%)	1mo	$288,000	$108	54
584 Oak Ct NW	0.35mi	3/2.5	2,394 (-14%)	6mo	$337,000	$141	51
1456 Reagan Cir NW	0.28mi	4/3.5 (+1)	3,192 (+14%)	15mo	$449,000	$141	46
401 Overlook	0.73mi	4/2.5 (+1)	2,567 (-8%)	1mo	$284,000	$111	43
1064 Eastview Rd NE	0.71mi	4/3.5 (+1)	3,209 (+15%)	1mo	$460,000	$143	36

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 · 0.39% rent growth · sell at horizon

5-year hold

• IRR: -14.3%
• Equity multiple: 0.50×
• Total profit: $-27,807
• Equity at exit: $29,806

10-year hold

• IRR: -11.0%
• Equity multiple: 0.42×
• Total profit: $-32,243
• Equity at exit: $17,284

Cash invested: $55,972 (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 30012

• Rents YoY: 0.4%
• Active inventory: 278
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,141 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$404 /mo · $4,845/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $156

Break-even live

Break-even rent $1,943

Max offer price $199,900

Occupancy floor 88%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 Wellbrook Ct NE Conyers, GA	4.0	3.5	2532	$2,395	$0.95	13d	1	0.76mi
1085 Eastview Rd NE Conyers, GA	2.0	1.0	1988	$1,325	$0.67	44d	1	0.78mi
905 Park Pl NE Conyers, GA	2.0	2.5	2123	$1,850	$0.87	44d	1	1.34mi
2020 Briar Creek Ct NE Conyers, GA	4.0	2.5	1942	$1,895	$0.98	22d	1	1.43mi
1243 Woodlyn Chase NE Conyers, GA	3.0	2.5	2036	$2,315	$1.14	44d	1	1.44mi
1122 Sunset Run NE Conyers, GA	3.0	2.5	2036	$2,315	$1.14	3d	1	1.44mi
1114 Sunset Run NE Conyers, GA	3.0	2.5	2036	$2,415	$1.19	44d	1	1.45mi
1112 Sunset Run NE Conyers, GA	3.0	2.5	2036	$2,415	$1.19	44d	1	1.45mi
1360 Slaton Manor Dr Conyers, GA	4.0	3.0	2586	$2,500	$0.97	3d	1	1.48mi
1360 Slaton Manor Dr Conyers, GA	4.0	3.0	2586	$2,500	$0.97	2d	1	1.48mi
1121 Sunset Run NE Conyers, GA	3.0	2.5	2036	$2,240	$1.10	44d	1	1.49mi
1269 Woodlyn Chase NE Conyers, GA	3.0	2.5	1971	$2,140	$1.09	44d	1	1.49mi

Listing history 50 events

1. 2026-06-18
   days on market $199,900 Active 111 DOM
2. 2026-06-17
   days on market $199,900 Active 110 DOM
3. 2026-06-16
   days on market $199,900 Active 109 DOM
4. 2026-06-15
   days on market $199,900 Active 108 DOM
5. 2026-06-13
   days on market $199,900 Active 106 DOM
6. 2026-06-09
   days on market $199,900 Active 102 DOM
7. 2026-06-08
   days on market $199,900 Active 101 DOM
8. 2026-06-07
   days on market $199,900 Active 100 DOM
9. 2026-06-04
   days on market $199,900 Active 97 DOM
10. 2026-06-03
    days on market $199,900 Active 96 DOM
11. 2026-06-02
    days on market $199,900 Active 95 DOM
12. 2026-06-01
    days on market $199,900 Active 94 DOM
13. 2026-05-31
    days on market $199,900 Active 93 DOM
14. 2026-05-13
    price $209,900 290-char remark

    Show marketing remark (284 chars)

    Looking for investors, builders or homeowners wanting to finish the buildout on one of the largest homes in the neighborhood. Make your offer today! Perfect for fix & flip investors looking to increase the value. Sold As-Is. NO BLIND OFFERS. Must use seller's closing attorney

15. 2026-05-13
    price $209,900 284-char remark

    Show marketing remark (284 chars)

    Looking for investors, builders or homeowners wanting to finish the buildout on one of the largest homes in the neighborhood. Make your offer today! Perfect for fix & flip investors looking to increase the value. Sold As-Is. NO BLIND OFFERS. Must use seller's closing attorney

16. 2026-04-29
    price $224,900 284-char remark

    Show marketing remark (284 chars)

    Looking for investors, builders or homeowners wanting to finish the buildout on one of the largest homes in the neighborhood. Make your offer today! Perfect for fix & flip investors looking to increase the value. Sold As-Is. NO BLIND OFFERS. Must use seller's closing attorney

17. 2026-04-27
    price $224,900 290-char remark

    Show marketing remark (290 chars)

    Looking for investors, builders or homeowners wanting to finish the buildout on one of the largest homes in the neighborhood. Make your offer today! Perfect for fix & flip investors looking to increase the value. Sold As-Is. NO BLIND OFFERS. Must use seller’s closing attorney

18. 2026-03-30
    price $236,900 284-char remark

    Show marketing remark (290 chars)

    Looking for investors, builders or homeowners wanting to finish the buildout on one of the largest homes in the neighborhood. Make your offer today! Perfect for fix & flip investors looking to increase the value. Sold As-Is. NO BLIND OFFERS. Must use seller’s closing attorney

19. 2026-03-30
    price $236,900 290-char remark

    Show marketing remark (290 chars)

    Looking for investors, builders or homeowners wanting to finish the buildout on one of the largest homes in the neighborhood. Make your offer today! Perfect for fix & flip investors looking to increase the value. Sold As-Is. NO BLIND OFFERS. Must use seller’s closing attorney

20. 2026-02-27
    listed $249,900 New 284-char remark

    Show marketing remark (290 chars)

    Looking for investors, builders or homeowners wanting to finish the buildout on one of the largest homes in the neighborhood. Make your offer today! Perfect for fix & flip investors looking to increase the value. Sold As-Is. NO BLIND OFFERS. Must use seller’s closing attorney

21. 2026-02-27
    listed $249,900 Active 290-char remark

    Show marketing remark (290 chars)

    Looking for investors, builders or homeowners wanting to finish the buildout on one of the largest homes in the neighborhood. Make your offer today! Perfect for fix & flip investors looking to increase the value. Sold As-Is. NO BLIND OFFERS. Must use seller’s closing attorney

22. 2024-12-02
    historical
23. 2024-12-02
    historical
24. 2024-11-30
    status Active
25. 2024-11-15
    status Back On Market
26. 2024-10-16
    historical On Hold
27. 2024-09-20
    status Active
28. 2024-09-20
    status Back On Market
29. 2024-08-31
    historical
30. 2024-08-31
    historical
31. 2024-05-29
    price $287,500
32. 2024-05-29
    price $287,500
33. 2024-05-11
    price $297,500
34. 2024-05-11
    price $297,500
35. 2024-05-01
    listed $315,000 Active
36. 2024-05-01
    listed $315,000 New
37. 2022-11-07
    soldstatus $190,000 Sold
38. 2022-11-07
    soldstatus $190,000 Closed
39. 2022-09-13
    status Under Contract
40. 2022-09-13
    status Pending
41. 2022-09-13
    price $197,900
42. 2022-09-13
    price $197,900
43. 2022-08-22
    price $199,900
44. 2022-08-22
    price $199,900
45. 2022-08-04
    price $204,900
46. 2022-08-04
    price $204,900
47. 2022-07-11
    price $209,900
48. 2022-07-11
    price $209,900
49. 2022-06-13
    listed $224,900 New
50. 2022-06-13
    listed $224,900 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: $4,845 · $404/mo
• Projected year-2 tax: $4,845 · $404/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 5/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,692
• − Mortgage interest: −$11,198
• − Property taxes: −$4,845
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,055
• − Management: −$2,055
• − Depreciation: −$5,815
• Taxable loss: −$1,276
• Est. tax savings @ 24.0%: +$306
• After-tax cash flow: $2,179/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: Rockdale County
• NCES district ID: 1304410
• Math proficiency: 14% ▼ -17.00%
• Reading proficiency: 29% ▼ -11.00%
• Median HH income: $53,325
• Composite: 19.42/100
• National rank: #8776
• State rank: #136 of 174 in GA

Livability — Conyers

• Score: 67/100
• State rank: #167
• US rank: #10533

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Rockdale County · 96,534 people
• City population: 96,534
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 34,506
• Household income: $66,153
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 986.0

Population outlook (Rockdale County) Hauer SSP2

• Today (2025): 99,145 people
• By 2030: 104,558 · +5.5%
• By 2040: 116,100 · +17.1%
• By 2050: 127,827 · +28.9%
• By 2075: 159,113 · +60.5%
• By 2100: 181,178 · +82.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Black 49% White 27% Hispanic / Latino 18% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Hispanic 1% Lithuanian 1% Italian 1%
• Foreign-born: 14% · Canada, South Korea
• Languages at home: 81% English-only · Spanish 16% French/Haitian/Cajun 2% Korean 1%

Political lean MEDSL · Rockdale

• 2024 margin: Solid D (+47.5) · D 73.4% · R 25.9%
• 2008→2024 swing: +37.9pp toward D · 2008: 9.6pp · 2024: 47.5pp
• All cycles: 2024: D+47.5 2020: D+40.8 2016: D+25.9 2012: D+16.4 2008: D+9.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -123.61%
• Current HPI: 226.9588
• Rent YoY: ▲ 0.39%
• 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

+501.4% since first listed

45 events — show timeline

• 2026-05-13 Price Changed $209,900 FMLS
• 2026-05-13 Price Changed $209,900 GAMLS
• 2026-04-29 Price Changed $224,900 GAMLS
• 2026-04-27 Price Changed $224,900 FMLS
• 2026-03-30 Price Changed $236,900 GAMLS
• 2026-03-30 Price Changed $236,900 FMLS
• 2026-02-27 Listed $249,900 FMLS
• 2026-02-27 Listed $249,900 GAMLS
• 2024-12-02 Listing Removed — GAMLS
• 2024-12-02 Listing Removed — FMLS
• 2024-11-30 Relisted — FMLS
• 2024-11-15 Relisted — GAMLS
• 2024-10-16 Delisted — GAMLS
• 2024-09-20 Relisted — FMLS
• 2024-09-20 Relisted — GAMLS
• 2024-08-31 Listing Removed — GAMLS
• 2024-08-31 Listing Removed — FMLS
• 2024-05-29 Price Changed $287,500 FMLS
• 2024-05-29 Price Changed $287,500 GAMLS
• 2024-05-11 Price Changed $297,500 GAMLS
• 2024-05-11 Price Changed $297,500 FMLS
• 2024-05-01 Listed $315,000 GAMLS
• 2024-05-01 Listed $315,000 FMLS
• 2022-11-07 Sold (MLS) $190,000 FMLS
• 2022-11-07 Sold (MLS) $190,000 GAMLS
• 2022-09-13 Pending — GAMLS
• 2022-09-13 Pending — FMLS
• 2022-09-13 Price Changed $197,900 GAMLS
• 2022-09-13 Price Changed $197,900 FMLS
• 2022-08-22 Price Changed $199,900 GAMLS
• 2022-08-22 Price Changed $199,900 FMLS
• 2022-08-04 Price Changed $204,900 GAMLS
• 2022-08-04 Price Changed $204,900 FMLS
• 2022-07-11 Price Changed $209,900 GAMLS
• 2022-07-11 Price Changed $209,900 FMLS
• 2022-06-13 Listed $224,900 FMLS
• 2022-06-13 Listed $224,900 GAMLS
• 2022-06-08 Sold (Public Records) $168,000 Public Records
• 2022-06-07 Sold (MLS) $168,000 GAMLS
• 2022-06-07 Sold (MLS) $168,000 FMLS
• 2022-05-17 Contingent — FMLS
• 2022-05-17 Pending — GAMLS
• 2022-05-04 Listed $155,000 GAMLS
• 2022-05-04 Listed $155,000 FMLS
• 1983-12-30 Sold (Public Records) $34,900 Public Records

Property tax history

+10.4%/yr

Latest (2025): $4,845 · +14.7% YoY. Source: county tax records.