1496 Pine Log Rd NE Unit A · Conyers, GA 30012

$78,000

1 bd · 1.0 ba · 700 sqft · Condo · 109 Days on market

Built 1973 $280/mo HOA · 24% of rent ↓ 8% since listing

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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 +20.3/30.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 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

Charming & Affordable Starter Home in Conyers! Welcome to this delightful 1-bedroom, 1-bath home located in the heart of Conyers, GA. Nestled in a quiet community, this residence offers functional living space - perfect for first-time buyers, investors, or anyone seeking low-maintenance living. Located just minutes from shopping, dining, and local parks, this home combines convenience with small-town charm. HOA provides added community value and peace of mind. Don't miss your chance to make this inviting property your own! Sold As-Is. See Disclosures.

Key facts

• Quiet community
• $280 HOA
• 2 parking spots

Tags

• QUIET COMMUNITY
• FUNCTIONAL LIVING SPACE
• MINUTES FROM SHOPPING

Property features AI

Finance

• Other: Directions provided for property access
• HOA & community: Monthly association fee of $280 covering grounds maintenance; Homeowners association present; Community contains 1 unit

Exterior

• Parking: 2 unassigned parking spaces
• Utilities: Public water; Public sewer; Electric service
• Home design: One-level property; Fee simple ownership
• Construction: HardiPlank-type siding; Composition roof; Slab foundation; Resale condition
• Exterior features: Patio; Asphalt road frontage on a city street

Interior

• Kitchen: White cabinets; Other surface countertops; Open view to family room; Dishwasher; Electric oven
• Bedrooms: 1 main-level bedroom
• Flooring: Luxury vinyl flooring
• Bathrooms: 1 full bathroom with tub/shower combo
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Walk-in closet(s); One shared/common wall
• Laundry & utility: Washer/dryer hookups with electric and gas dryer connections; Laundry located in bathroom on main level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $78k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $71k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: crime D, amenities D, commute F.
• 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.
• Zoned schools: Hicks Elementary School (math 12% / reading 22%, grade F, #936 of 1,228 statewide, top 79%, 1,025 students, 78% FRL); Conyers Middle School (math 9% / reading 24%, grade F, #388 of 470 statewide, top 83%, 1,031 students, 78% FRL); Rockdale County High School (math 12% / reading 17%, grade F, #315 of 424 statewide, top 76%, 2,369 students, 64% FRL).
• Market conditions: Rents flat; 280 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 483 units permitted in Rockdale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $539 of loan paydown is wiped out by about $2k 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 109 days — a 9% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: moderate wind risk, 26% 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 $70,980 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 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 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.49% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.47%
• DSCR: 1.24
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.39% rent growth · sell at horizon

5-year hold

• IRR: -11.9%
• Equity multiple: 0.58×
• Total profit: $-9,090
• Equity at exit: $11,630

10-year hold

• IRR: -9.4%
• Equity multiple: 0.52×
• Total profit: $-10,576
• Equity at exit: $6,744

Cash invested: $21,840 (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: 280
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,163 medium
• Mortgage (P&I): −$409
• Tax est. 1.5%: −$98 /mo · $1,170/yr
• Insurance: −$32
• HOA: −$280
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $99

Break-even live

Break-even rent $1,037

Max offer price $78,000

Occupancy floor 86%

Sensitivity live

Price	-10% $153	-5% $126	+0% $99	+5% $73	+10% $46
Rent	-10% $8	-5% $54	+0% $99	+5% $145	+10% $191
Rate	-1.0pp $139	-0.5pp $119	base $99	+0.5pp $79	+1.0pp $59

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
893 Briar Creek Ct NE Conyers, GA	1.0–2.0	1.0–1.5	815	$1,079	$1.32	7d	1	0.29mi
1500 Brandon Glen Way Conyers, GA	1.0–2.0	1.0–2.0	870	$1,178	$1.35	0d	7	0.73mi
1076 S Main St NE Conyers, GA	1.0–3.0	1.0–2.0	945	$1,150	$1.22	7d	14	0.81mi
1669 Iris Dr SE Conyers, GA	1.0–2.0	1.0–2.0	888	$1,042	$1.17	1d	15	1.38mi

HOA detail condo

• Monthly dues: $280 · $3,360/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-05-18
   status Under Contract 561-char remark

   Show marketing remark (561 chars)

   Charming & Affordable Starter Home in Conyers! Welcome to this delightful 1-bedroom, 1-bath home located in the heart of Conyers, GA. Nestled in a quiet community, this residence offers functional living space - perfect for first-time buyers, investors, or anyone seeking low-maintenance living. Located just minutes from shopping, dining, and local parks, this home combines convenience with small-town charm. HOA provides added community value and peace of mind. Don't miss your chance to make this inviting property your own! Sold As-Is. See Disclosures.

2. 2026-05-15
   soldstatus $78,000 Sold 561-char remark

   Show marketing remark (561 chars)

   Charming & Affordable Starter Home in Conyers! Welcome to this delightful 1-bedroom, 1-bath home located in the heart of Conyers, GA. Nestled in a quiet community, this residence offers functional living space - perfect for first-time buyers, investors, or anyone seeking low-maintenance living. Located just minutes from shopping, dining, and local parks, this home combines convenience with small-town charm. HOA provides added community value and peace of mind. Don't miss your chance to make this inviting property your own! Sold As-Is. See Disclosures.

3. 2026-05-13
   status Pending
4. 2026-05-12
   historical Active Under Contract
5. 2026-04-29
   status Pending
6. 2026-04-28
   historical Active Under Contract

   Show marketing remark (561 chars)

   Charming & Affordable Starter Home in Conyers! Welcome to this delightful 1-bedroom, 1-bath home located in the heart of Conyers, GA. Nestled in a quiet community, this residence offers functional living space - perfect for first-time buyers, investors, or anyone seeking low-maintenance living. Located just minutes from shopping, dining, and local parks, this home combines convenience with small-town charm. HOA provides added community value and peace of mind. Don't miss your chance to make this inviting property your own! Sold As-Is. See Disclosures.

7. 2026-04-28
   historical Active Under Contract 561-char remark

   Show marketing remark (561 chars)

   Charming & Affordable Starter Home in Conyers! Welcome to this delightful 1-bedroom, 1-bath home located in the heart of Conyers, GA. Nestled in a quiet community, this residence offers functional living space - perfect for first-time buyers, investors, or anyone seeking low-maintenance living. Located just minutes from shopping, dining, and local parks, this home combines convenience with small-town charm. HOA provides added community value and peace of mind. Don't miss your chance to make this inviting property your own! Sold As-Is. See Disclosures.

8. 2026-04-01
   price $78,000

   Show marketing remark (561 chars)

   Charming & Affordable Starter Home in Conyers! Welcome to this delightful 1-bedroom, 1-bath home located in the heart of Conyers, GA. Nestled in a quiet community, this residence offers functional living space - perfect for first-time buyers, investors, or anyone seeking low-maintenance living. Located just minutes from shopping, dining, and local parks, this home combines convenience with small-town charm. HOA provides added community value and peace of mind. Don't miss your chance to make this inviting property your own! Sold As-Is. See Disclosures.

9. 2026-04-01
   price $78,000 561-char remark

   Show marketing remark (561 chars)

   Charming & Affordable Starter Home in Conyers! Welcome to this delightful 1-bedroom, 1-bath home located in the heart of Conyers, GA. Nestled in a quiet community, this residence offers functional living space - perfect for first-time buyers, investors, or anyone seeking low-maintenance living. Located just minutes from shopping, dining, and local parks, this home combines convenience with small-town charm. HOA provides added community value and peace of mind. Don't miss your chance to make this inviting property your own! Sold As-Is. See Disclosures.

10. 2026-02-20
    price $80,000 561-char remark

    Show marketing remark (561 chars)

    Charming & Affordable Starter Home in Conyers! Welcome to this delightful 1-bedroom, 1-bath home located in the heart of Conyers, GA. Nestled in a quiet community, this residence offers functional living space - perfect for first-time buyers, investors, or anyone seeking low-maintenance living. Located just minutes from shopping, dining, and local parks, this home combines convenience with small-town charm. HOA provides added community value and peace of mind. Don't miss your chance to make this inviting property your own! Sold As-Is. See Disclosures.

11. 2026-02-20
    price $80,000

    Show marketing remark (561 chars)

    Charming & Affordable Starter Home in Conyers! Welcome to this delightful 1-bedroom, 1-bath home located in the heart of Conyers, GA. Nestled in a quiet community, this residence offers functional living space - perfect for first-time buyers, investors, or anyone seeking low-maintenance living. Located just minutes from shopping, dining, and local parks, this home combines convenience with small-town charm. HOA provides added community value and peace of mind. Don't miss your chance to make this inviting property your own! Sold As-Is. See Disclosures.

12. 2026-01-09
    listed $85,000 New 561-char remark

    Show marketing remark (561 chars)

    Charming & Affordable Starter Home in Conyers! Welcome to this delightful 1-bedroom, 1-bath home located in the heart of Conyers, GA. Nestled in a quiet community, this residence offers functional living space - perfect for first-time buyers, investors, or anyone seeking low-maintenance living. Located just minutes from shopping, dining, and local parks, this home combines convenience with small-town charm. HOA provides added community value and peace of mind. Don't miss your chance to make this inviting property your own! Sold As-Is. See Disclosures.

13. 2026-01-09
    listed $85,000 Active

    Show marketing remark (561 chars)

    Charming & Affordable Starter Home in Conyers! Welcome to this delightful 1-bedroom, 1-bath home located in the heart of Conyers, GA. Nestled in a quiet community, this residence offers functional living space - perfect for first-time buyers, investors, or anyone seeking low-maintenance living. Located just minutes from shopping, dining, and local parks, this home combines convenience with small-town charm. HOA provides added community value and peace of mind. Don't miss your chance to make this inviting property your own! Sold As-Is. See Disclosures.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $13,952
• − Mortgage interest: −$4,369
• − Property taxes: −$1,170
• − Insurance: −$390
• − Repairs & maintenance: −$1,116
• − Management: −$1,116
• − HOA: −$3,360
• − Depreciation: −$2,269
• Taxable income: $162
• Est. tax owed @ 24.0%: −$39
• After-tax cash flow: $1,155/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

• Census place: Conyers, GA
• 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

-8.2% since first listed

13 events — show timeline

• 2026-05-18 Pending — GAMLS
• 2026-05-15 Sold (MLS) $78,000 GAMLS
• 2026-05-13 Pending — FMLS
• 2026-05-12 Contingent — FMLS
• 2026-04-29 Pending — FMLS
• 2026-04-28 Contingent — FMLS
• 2026-04-28 Contingent — GAMLS
• 2026-04-01 Price Changed $78,000 FMLS
• 2026-04-01 Price Changed $78,000 GAMLS
• 2026-02-20 Price Changed $80,000 GAMLS
• 2026-02-20 Price Changed $80,000 FMLS
• 2026-01-09 Listed $85,000 FMLS
• 2026-01-09 Listed $85,000 GAMLS