255 Sabrina Ct · Woodstock, GA 30188

$325,000

4 bd · 3.0 ba · 2,226 sqft · SingleFamily public records · 8 Days on market

Built 1978 0.49 ac lot Est $465k · 30% 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).

• ARV discount +15.0/15.0
• Cash flow +13.6/30.0
• Schools +4.2/10.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits at 255 Sabrina Court in Woodstock! This 3-bedroom, 2-bath ranch with an unfinished basement offers incredible potential for investors, renovators, or buyers looking to create their dream home. Situated on a quiet street, this property features a functional floor plan, spacious living areas, and a full unfinished basement ready for expansion, storage, or a workshop. While the home needs updates and repairs, it is priced accordingly and presents an excellent chance to build equity in a highly desirable area. The location is hard to beat-just minutes from vibrant Downtown Woodstock, where you'll enjoy award-winning restaurants, local shops, parks, entertainment, and community events throughout the year. With strong resale potential and a prime Woodstock address, this is a rare opportunity to purchase a fixer-upper in an area known for continued growth and demand. Bring your vision and make this property shine again!

Key facts

• Unfinished basement
• 0.49 acre lot
• 2 garage spots

Tags

• UNFINISHED BASEMENT
• FUNCTIONAL FLOOR PLAN
• SPACIOUS LIVING AREAS
• PRIME WOODSTOCK ADDRESS
• HIGHLY DESIRABLE AREA

Property features AI

Finance

• HOA & community: Near schools; Near shopping; Near trails/greenway

Exterior

• Parking: Attached garage that faces side; Drive-under main level design; 2 garage spaces
• Utilities: Public water; Septic tank sewer; Cable available; Electricity available; Natural gas available
• Home design: One-level home; Brick and vinyl siding exterior; Shingle/composition roof; Fixer condition; Partial daylight basement with interior entry and bath stubbed
• Construction: Block foundation
• Exterior features: Deck; Other exterior features

Interior

• Kitchen: Cabinets with stain finish; Country-style kitchen; Laminate counters; Dishwasher; Electric range; Refrigerator
• Bedrooms: Master bedroom on the main level; 3 main-level bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Master bath with shower only; 2 bathrooms on the main level
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Double vanity; Wood-framed windows; One fireplace in the family room; No shared/common walls
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $19 ($226/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $287k (11.8% below list).
• Recommended offer: $287k (11.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.3% in Woodstock — 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 73/100 on livability (#46 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Cherokee County (suburban): math 46% / reading 48% proficiency, ranked #17 of 174 in GA (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Johnston Elementary School (math 50% / reading 46%, grade D, #289 of 1,228 statewide, top 24%, 472 students, 36% FRL); Mill Creek Middle School (math 47% / reading 55%, grade C, #64 of 470 statewide, top 14%, 1,333 students, 25% FRL); River Ridge High School (math 18% / reading 46%, grade F, #110 of 424 statewide, top 28%, 1,914 students, 20% FRL) — zoned schools at 27% FRL track the district average.
• Market conditions: Rents rising (+4.0%/yr); 623 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,665 units permitted in Cherokee County in 2024 (852 in 5+ unit buildings).
• This rent runs 32% of the median local income ($107k/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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Cherokee County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $43k; list at $325k implies a 654% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $286,690 (11.8% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.88% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.25%
• DSCR: 1.01
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $465,234
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
406 Park Ter	0.47mi	3/3.0 (-1)	2,256 (+1%)	1mo	$425,000	$188	70
243 Sabrina Ct	0.11mi	4/2.0	2,548 (+14%)	1mo	$390,000	$153	66
144 Nocatee Trl	0.61mi	4/2.5	2,208 (-1%)	9mo	$460,000	$208	61
425 Citronelle Dr	0.69mi	3/2.5 (-1)	2,142 (-4%)	3mo	$423,000	$197	52
268 Sabrina Ct	0.28mi	3/2.0 (-1)	1,918 (-14%)	6mo	$417,500	$218	50
330 Davis Ln	0.51mi	4/3.0	2,535 (+14%)	5mo	$524,000	$207	49
618 Dahoma Trl	0.56mi	3/2.5 (-1)	1,974 (-11%)	1mo	$435,500	$221	47
153 Neese Farm Dr	0.47mi	4/2.0	1,941 (-13%)	8mo	$515,000	$265	47
1050 Dunedin Trl	0.49mi	3/2.5 (-1)	1,974 (-11%)	10mo	$410,000	$208	43
167 Neese Farm Dr	0.46mi	3/2.5 (-1)	2,511 (+13%)	10mo	$569,000	$227	42
640 Dahoma Trl	0.59mi	3/2.5 (-1)	1,974 (-11%)	6mo	$420,000	$213	41
424 Citronelle Dr	0.66mi	3/2.5 (-1)	1,974 (-11%)	10mo	$412,000	$209	35

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 · 3.96% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.47×
• Total profit: $-48,625
• Equity at exit: $48,459

10-year hold

• IRR: -4.6%
• Equity multiple: 0.68×
• Total profit: $-28,922
• Equity at exit: $28,100

Cash invested: $91,000 (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 30188

• Rents YoY: 4.0%
• Active inventory: 623
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,867 high
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$602
• Net cashflow: $19

Break-even live

Break-even rent $2,843

Max offer price $325,000

Occupancy floor 94%

Sensitivity live

Price	-10% $243	-5% $131	+0% $19	+5% $-93	+10% $-206
Rent	-10% $-208	-5% $-94	+0% $19	+5% $132	+10% $245
Rate	-1.0pp $183	-0.5pp $102	base $19	+0.5pp $-65	+1.0pp $-151

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1506 Korona Ct Woodstock, GA	3.0	2.5	1619	$2,390	$1.48	19d	1	0.35mi
809 Cataya Cv Woodstock, GA	3.0	2.5	1974	$2,765	$1.40	15d	1	0.52mi
1056 Dunedin Trl Unit 1 Woodstock, GA	3.0	3.0	2000	$3,200	$1.60	46d	1	0.54mi
446 Ravine Dr Woodstock, GA	5.0	3.0	2734	$3,500	$1.28	46d	1	0.84mi
223 Regent Sq Woodstock, GA	3.0	2.5	1582	$2,200	$1.39	19d	1	0.85mi
121 Via Roma Woodstock, GA	3.0	2.5	2416	$3,600	$1.49	46d	1	0.93mi
156 Weatherstone Dr Woodstock, GA	3.0	3.0	1746	$2,400	$1.37	21d	1	1.00mi
160 Village Trl Woodstock, GA	4.0	2.5	2228	$2,600	$1.17	46d	1	1.15mi
227 Weatherstone Pointe Dr Woodstock, GA	5.0	2.5	2352	$2,615	$1.11	46d	1	1.20mi
159 Stone Manor Ct Woodstock, GA	3.0	2.0	1764	$2,406	$1.36	6d	1	1.21mi
158 Kingwood Dr Woodstock, GA	4.0	3.5	2754	$4,800	$1.74	46d	1	1.28mi
302 Montgomery Way Woodstock, GA	4.0	2.5	2352	$2,300	$0.98	5d	1	1.34mi
426 Parkstone Dr Woodstock, GA	4.0	2.5	2612	$2,695	$1.03	46d	1	1.35mi
1 Sycamore Ln Woodstock, GA	1.0–3.0	1.0–2.0	1164	$2,112	$1.81	0d	39	1.36mi
811 Riverstone Ln Woodstock, GA	3.0	2.0	1486	$1,999	$1.35	19d	1	1.37mi
432 Parkstone Dr Woodstock, GA	3.0	2.0	1633	$2,196	$1.34	46d	1	1.38mi
804 Araya Ct Woodstock, GA	4.0	2.5	2394	$3,000	$1.25	1d	1	1.42mi
813 Upper Dove Ct Woodstock, GA	4.0	2.5	1928	$2,395	$1.24	19d	1	1.46mi

Listing history 6 events

1. 2026-06-13
   statusdays on market $325,000 Pending 8 DOM
2. 2026-06-09
   days on market $325,000 Active Under Contract 6 DOM
3. 2026-06-08
   days on market $325,000 Active Under Contract 5 DOM
4. 2026-06-07
   statusdays on market $325,000 Active Under Contract 4 DOM
5. 2026-06-04
   remarks 693-char remark

   Show marketing remark (945 chars)

   Opportunity awaits at 255 Sabrina Court in Woodstock! This 3-bedroom, 2-bath ranch with an unfinished basement offers incredible potential for investors, renovators, or buyers looking to create their dream home. Situated on a quiet street, this property features a functional floor plan, spacious living areas, and a full unfinished basement ready for expansion, storage, or a workshop. While the home needs updates and repairs, it is priced accordingly and presents an excellent chance to build equity in a highly desirable area. The location is hard to beat-just minutes from vibrant Downtown Woodstock, where you'll enjoy award-winning restaurants, local shops, parks, entertainment, and community events throughout the year. With strong resale potential and a prime Woodstock address, this is a rare opportunity to purchase a fixer-upper in an area known for continued growth and demand. Bring your vision and make this property shine again!

6. 2026-06-04
   listed $325,000 Active 1 DOM

   Show marketing remark (945 chars)

   Opportunity awaits at 255 Sabrina Court in Woodstock! This 3-bedroom, 2-bath ranch with an unfinished basement offers incredible potential for investors, renovators, or buyers looking to create their dream home. Situated on a quiet street, this property features a functional floor plan, spacious living areas, and a full unfinished basement ready for expansion, storage, or a workshop. While the home needs updates and repairs, it is priced accordingly and presents an excellent chance to build equity in a highly desirable area. The location is hard to beat-just minutes from vibrant Downtown Woodstock, where you'll enjoy award-winning restaurants, local shops, parks, entertainment, and community events throughout the year. With strong resale potential and a prime Woodstock address, this is a rare opportunity to purchase a fixer-upper in an area known for continued growth and demand. Bring your vision and make this property shine again!

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,403
• − Mortgage interest: −$18,205
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,752
• − Management: −$2,752
• − Depreciation: −$9,455
• Taxable loss: −$5,261
• Est. tax savings @ 24.0%: +$1,263
• After-tax cash flow: $1,489/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: Cherokee County
• NCES district ID: 1301110
• Math proficiency: 46% ▼ -11.00%
• Reading proficiency: 48% ▼ -8.00%
• Median HH income: $69,295
• Composite: 42.14/100
• National rank: #3304
• State rank: #17 of 174 in GA

Livability — Woodstock

• Score: 73/100
• State rank: #46
• US rank: #5116

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodstock, GA
• County: Cherokee County · 289,977 people
• City population: 109,446
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 69,518
• Household income: $106,844
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 1591.0

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 281,923 people
• By 2030: 303,845 · +7.8%
• By 2040: 344,738 · +22.3%
• By 2050: 379,010 · +34.4%
• By 2075: 449,617 · +59.5%
• By 2100: 484,103 · +71.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 9% Two or more races 8% Black 7% Asian 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Slovak 3% Italian 3% Lithuanian 3%
• Foreign-born: 11% · Canada, Vietnam, South Korea
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 3% Other Asian/Pacific 1%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+39.0) · D 30.1% · R 69.1%
• 2008→2024 swing: +12.1pp toward D · 2008: -51.1pp · 2024: -39.0pp
• All cycles: 2024: R+39.0 2020: R+39.2 2016: R+50.0 2012: R+57.8 2008: R+51.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -291.54%
• Current HPI: 260.554
• Rent YoY: ▲ 3.96%
• 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

+654.1% since first listed

5 events — show timeline

• 2026-06-04 Contingent — GAMLS
• 2026-06-04 Contingent — FMLS
• 2026-06-03 Listed $325,000 FMLS
• 2026-06-03 Listed $325,000 GAMLS
• 1979-01-01 Sold (Public Records) $43,100 Public Records

Property tax history

+2.3%/yr

Latest (2025): $349 · -0.0% YoY. Source: county tax records.