517 Misty Crk · Canton, GA 30114

$299,900

3 bd · 2.5 ba · 1,348 sqft · SingleFamily public records · 7 Days on market

Built 1998 1.35 ac lot $222/sqft · 22% above area Est $363k · 17% under

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Why this score? — see what drove the D 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 +9.0/30.0
• Schools +4.2/10.0
• Livability +3.3/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 Bedrooms 2.5 Bathrooms Large Lot - 1.35 Acres No HOA Close to Downtown Canton Discover an incredible opportunity close to the heart of Canton. This 3-bedroom, 2.5-bath home sits on a spacious lot in the quiet Misty Creek community-with no HOA restrictions, offering flexibility for personal touches, parking, or future improvements. Inside, the home offers a traditional layout with great natural light and generous room sizes. While the property does need some updating and cosmetic repairs, it provides the perfect canvas for buyers looking to customize a home to their taste or investors seeking a value-add opportunity. Major mechanicals have recently been updated, including a 3-year-old water heater and a brand new HVAC and Furnace! It just needs your personalization to be perfect! The large lot offers privacy, room to expand outdoor living, and space that's increasingly hard to find. Whether you envision a garden, workshop, or simply more room to play, this property delivers. Spring-fed Puckett Creek runs along the property and flows into the Etowah River, creating a peaceful, year-round natural water feature with direct access from the backyard Located just minutes from Downtown Canton, you'll enjoy quick access to restaurants, shopping, parks, and the charm of the historic district-all while being tucked away in a peaceful neighborhood.

Key facts

• 1.35 acre lot
• Garage
• Built 1998

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-235 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (13.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (28.7% below list).
• Recommended offer: $214k (28.7% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 2.8% in Canton — 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 66/100 on livability (#200 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, cost of living B; Watch: schools D+, amenities F, commute 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.
• Market conditions: Rents soft (-1.6%/yr); 650 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,665 units permitted in Cherokee County in 2024 (852 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 9y 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.
• Current owner paid $147k; list at $300k implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,975 (28.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.71% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.36%
• DSCR: 0.85
• GRM: 11.7

CMA / ARV

• ARV (median comp): $362,973
• List price: $299,900
• Delta: -17.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 Honey Dew Dr	0.49mi	3/2.0	1,394 (+3%)	6mo	$375,000	$269	64
683 Waleska Rd	0.42mi	3/1.0	1,188 (-12%)	13mo	$250,000	$210	44
149 Old Donaldson Rd	0.38mi	3/2.0	1,533 (+14%)	21mo	$439,000	$286	40
61 Daisy Cir	0.57mi	3/1.0	1,148 (-15%)	7mo	$229,000	$199	37

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -25.1%
• Equity multiple: 0.17×
• Total profit: $-69,917
• Equity at exit: $44,716

10-year hold

• IRR: -32.5%
• Equity multiple: -0.25×
• Total profit: $-104,657
• Equity at exit: $25,930

Cash invested: $83,972 (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 30114

• Home prices YoY: -30.3%
• Rents YoY: -1.6%
• Active inventory: 650
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,140 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$228 /mo · $2,737/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $-235

Break-even live

Break-even rent $2,438

Max offer price $258,318

Occupancy floor —

Sensitivity live

Price	-10% $-66	-5% $-151	+0% $-235	+5% $-320	+10% $-405
Rent	-10% $-404	-5% $-320	+0% $-235	+5% $-151	+10% $-66
Rate	-1.0pp $-84	-0.5pp $-159	base $-235	+0.5pp $-313	+1.0pp $-392

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 Whispering Ct Canton, GA	3.0	2.5	1734	$2,161	$1.25	44d	1	0.23mi
100 River Ridge Dr Canton, GA	1.0–3.0	1.0–2.0	996	$1,699	$1.71	44d	9	0.65mi
800 Hickory Knoll Dr Canton, GA	1.0–3.0	1.0–2.0	905	$1,660	$1.83	0d	3	0.71mi
100 Legends Dr Canton, GA	1.0–3.0	1.0–2.0	1196	$2,462	$2.06	0d	12	0.82mi
229 Riverstone Commons Cir Canton, GA	3.0	2.5	1300	$1,750	$1.35	44d	1	0.84mi
30 Laurel Canyon Village Cir Canton, GA	1.0–2.0	1.0–2.0	963	$1,767	$1.83	0d	14	0.84mi
203 Riverstone Commons Cir Canton, GA	3.0	2.5	1659	$2,100	$1.27	3d	1	0.85mi
303 Brookside Way Canton, GA	2.0	2.5	1192	$1,650	$1.38	44d	1	0.89mi
201 Hospital Rd Canton, GA	1.0–2.0	1.0–2.0	899	$2,350	$2.61	0d	30	0.91mi
149 Riverstone Commons Cir Canton, GA	3.0	2.5	1409	$2,000	$1.42	44d	1	0.91mi
165 Reservoir Dr Canton, GA	2.0–3.0	2.0	1769	$2,392	$1.35	0d	19	1.02mi
115 Wayne Ln Canton, GA	4.0	2.5	1854	$2,224	$1.20	6d	1	1.16mi
211 Connie Ct Canton, GA	4.0	2.5	1854	$2,136	$1.15	44d	1	1.16mi
2258 Riverstone Blvd Canton, GA	3.0–4.0	2.5–3.5	1877	$2,078	$1.11	3d	10	1.24mi
137 Rivertown CMNS Canton, GA	3.0	2.5	1311	$1,900	$1.45	6d	1	1.43mi
215 Reformation Pkwy Canton, GA	2.0	1.0–2.0	938	$2,273	$2.42	0d	160	1.47mi

Listing history 35 events

1. 2026-05-14
   status Under Contract 1367-char remark

   Show marketing remark (1367 chars)

   3 Bedrooms 2.5 Bathrooms Large Lot - 1.35 Acres No HOA Close to Downtown Canton Discover an incredible opportunity close to the heart of Canton. This 3-bedroom, 2.5-bath home sits on a spacious lot in the quiet Misty Creek community-with no HOA restrictions, offering flexibility for personal touches, parking, or future improvements. Inside, the home offers a traditional layout with great natural light and generous room sizes. While the property does need some updating and cosmetic repairs, it provides the perfect canvas for buyers looking to customize a home to their taste or investors seeking a value-add opportunity. Major mechanicals have recently been updated, including a 3-year-old water heater and a brand new HVAC and Furnace! It just needs your personalization to be perfect! The large lot offers privacy, room to expand outdoor living, and space that's increasingly hard to find. Whether you envision a garden, workshop, or simply more room to play, this property delivers. Spring-fed Puckett Creek runs along the property and flows into the Etowah River, creating a peaceful, year-round natural water feature with direct access from the backyard Located just minutes from Downtown Canton, you'll enjoy quick access to restaurants, shopping, parks, and the charm of the historic district-all while being tucked away in a peaceful neighborhood.

2. 2026-05-08
   status Pending 1391-char remark

   Show marketing remark (1391 chars)

   3 Bedrooms 2.5 Bathrooms Large Lot - 1.35 Acres No HOA Close to Downtown Canton Discover an incredible opportunity close to the heart of Canton. This 3-bedroom, 2.5-bath home sits on a spacious lot in the quiet Misty Creek community—with no HOA restrictions, offering flexibility for personal touches, parking, or future improvements. Inside, the home offers a traditional layout with great natural light and generous room sizes. While the property does need some updating and cosmetic repairs, it provides the perfect canvas for buyers looking to customize a home to their taste or investors seeking a value-add opportunity. Major mechanicals have recently been updated, including a 3-year-old water heater and a brand new HVAC and Furnace! It just needs your personalization to be perfect! The large lot offers privacy, room to expand outdoor living, and space that’s increasingly hard to find. Whether you envision a garden, workshop, or simply more room to play, this property delivers. Spring-fed Puckett Creek runs along the property and flows into the Etowah River, creating a peaceful, year-round natural water feature with direct access from the backyard Located just minutes from Downtown Canton, you’ll enjoy quick access to restaurants, shopping, parks, and the charm of the historic district—all while being tucked away in a peaceful neighborhood.

3. 2026-05-05
   historical Active Under Contract 1391-char remark

   Show marketing remark (1391 chars)

   3 Bedrooms 2.5 Bathrooms Large Lot - 1.35 Acres No HOA Close to Downtown Canton Discover an incredible opportunity close to the heart of Canton. This 3-bedroom, 2.5-bath home sits on a spacious lot in the quiet Misty Creek community—with no HOA restrictions, offering flexibility for personal touches, parking, or future improvements. Inside, the home offers a traditional layout with great natural light and generous room sizes. While the property does need some updating and cosmetic repairs, it provides the perfect canvas for buyers looking to customize a home to their taste or investors seeking a value-add opportunity. Major mechanicals have recently been updated, including a 3-year-old water heater and a brand new HVAC and Furnace! It just needs your personalization to be perfect! The large lot offers privacy, room to expand outdoor living, and space that’s increasingly hard to find. Whether you envision a garden, workshop, or simply more room to play, this property delivers. Spring-fed Puckett Creek runs along the property and flows into the Etowah River, creating a peaceful, year-round natural water feature with direct access from the backyard Located just minutes from Downtown Canton, you’ll enjoy quick access to restaurants, shopping, parks, and the charm of the historic district—all while being tucked away in a peaceful neighborhood.

4. 2026-05-04
   listed $299,900 New 1367-char remark

   Show marketing remark (1391 chars)

   3 Bedrooms 2.5 Bathrooms Large Lot - 1.35 Acres No HOA Close to Downtown Canton Discover an incredible opportunity close to the heart of Canton. This 3-bedroom, 2.5-bath home sits on a spacious lot in the quiet Misty Creek community—with no HOA restrictions, offering flexibility for personal touches, parking, or future improvements. Inside, the home offers a traditional layout with great natural light and generous room sizes. While the property does need some updating and cosmetic repairs, it provides the perfect canvas for buyers looking to customize a home to their taste or investors seeking a value-add opportunity. Major mechanicals have recently been updated, including a 3-year-old water heater and a brand new HVAC and Furnace! It just needs your personalization to be perfect! The large lot offers privacy, room to expand outdoor living, and space that’s increasingly hard to find. Whether you envision a garden, workshop, or simply more room to play, this property delivers. Spring-fed Puckett Creek runs along the property and flows into the Etowah River, creating a peaceful, year-round natural water feature with direct access from the backyard Located just minutes from Downtown Canton, you’ll enjoy quick access to restaurants, shopping, parks, and the charm of the historic district—all while being tucked away in a peaceful neighborhood.

5. 2026-05-04
   status Active 1391-char remark

   Show marketing remark (1391 chars)

   3 Bedrooms 2.5 Bathrooms Large Lot - 1.35 Acres No HOA Close to Downtown Canton Discover an incredible opportunity close to the heart of Canton. This 3-bedroom, 2.5-bath home sits on a spacious lot in the quiet Misty Creek community—with no HOA restrictions, offering flexibility for personal touches, parking, or future improvements. Inside, the home offers a traditional layout with great natural light and generous room sizes. While the property does need some updating and cosmetic repairs, it provides the perfect canvas for buyers looking to customize a home to their taste or investors seeking a value-add opportunity. Major mechanicals have recently been updated, including a 3-year-old water heater and a brand new HVAC and Furnace! It just needs your personalization to be perfect! The large lot offers privacy, room to expand outdoor living, and space that’s increasingly hard to find. Whether you envision a garden, workshop, or simply more room to play, this property delivers. Spring-fed Puckett Creek runs along the property and flows into the Etowah River, creating a peaceful, year-round natural water feature with direct access from the backyard Located just minutes from Downtown Canton, you’ll enjoy quick access to restaurants, shopping, parks, and the charm of the historic district—all while being tucked away in a peaceful neighborhood.

6. 2026-05-01
   historical $299,900 1367-char remark

   Show marketing remark (1391 chars)

   3 Bedrooms 2.5 Bathrooms Large Lot - 1.35 Acres No HOA Close to Downtown Canton Discover an incredible opportunity close to the heart of Canton. This 3-bedroom, 2.5-bath home sits on a spacious lot in the quiet Misty Creek community—with no HOA restrictions, offering flexibility for personal touches, parking, or future improvements. Inside, the home offers a traditional layout with great natural light and generous room sizes. While the property does need some updating and cosmetic repairs, it provides the perfect canvas for buyers looking to customize a home to their taste or investors seeking a value-add opportunity. Major mechanicals have recently been updated, including a 3-year-old water heater and a brand new HVAC and Furnace! It just needs your personalization to be perfect! The large lot offers privacy, room to expand outdoor living, and space that’s increasingly hard to find. Whether you envision a garden, workshop, or simply more room to play, this property delivers. Spring-fed Puckett Creek runs along the property and flows into the Etowah River, creating a peaceful, year-round natural water feature with direct access from the backyard Located just minutes from Downtown Canton, you’ll enjoy quick access to restaurants, shopping, parks, and the charm of the historic district—all while being tucked away in a peaceful neighborhood.

7. 2026-05-01
   price $299,900 1391-char remark

   Show marketing remark (1391 chars)

   3 Bedrooms 2.5 Bathrooms Large Lot - 1.35 Acres No HOA Close to Downtown Canton Discover an incredible opportunity close to the heart of Canton. This 3-bedroom, 2.5-bath home sits on a spacious lot in the quiet Misty Creek community—with no HOA restrictions, offering flexibility for personal touches, parking, or future improvements. Inside, the home offers a traditional layout with great natural light and generous room sizes. While the property does need some updating and cosmetic repairs, it provides the perfect canvas for buyers looking to customize a home to their taste or investors seeking a value-add opportunity. Major mechanicals have recently been updated, including a 3-year-old water heater and a brand new HVAC and Furnace! It just needs your personalization to be perfect! The large lot offers privacy, room to expand outdoor living, and space that’s increasingly hard to find. Whether you envision a garden, workshop, or simply more room to play, this property delivers. Spring-fed Puckett Creek runs along the property and flows into the Etowah River, creating a peaceful, year-round natural water feature with direct access from the backyard Located just minutes from Downtown Canton, you’ll enjoy quick access to restaurants, shopping, parks, and the charm of the historic district—all while being tucked away in a peaceful neighborhood.

8. 2026-04-09
   historical
9. 2026-03-31
   listed $347,000 New
10. 2026-03-27
    listed $347,000 Active 1391-char remark

    Show marketing remark (1391 chars)

    3 Bedrooms 2.5 Bathrooms Large Lot - 1.35 Acres No HOA Close to Downtown Canton Discover an incredible opportunity close to the heart of Canton. This 3-bedroom, 2.5-bath home sits on a spacious lot in the quiet Misty Creek community—with no HOA restrictions, offering flexibility for personal touches, parking, or future improvements. Inside, the home offers a traditional layout with great natural light and generous room sizes. While the property does need some updating and cosmetic repairs, it provides the perfect canvas for buyers looking to customize a home to their taste or investors seeking a value-add opportunity. Major mechanicals have recently been updated, including a 3-year-old water heater and a brand new HVAC and Furnace! It just needs your personalization to be perfect! The large lot offers privacy, room to expand outdoor living, and space that’s increasingly hard to find. Whether you envision a garden, workshop, or simply more room to play, this property delivers. Spring-fed Puckett Creek runs along the property and flows into the Etowah River, creating a peaceful, year-round natural water feature with direct access from the backyard Located just minutes from Downtown Canton, you’ll enjoy quick access to restaurants, shopping, parks, and the charm of the historic district—all while being tucked away in a peaceful neighborhood.

11. 2026-03-26
    historical

    Show marketing remark (1391 chars)

    3 Bedrooms 2.5 Bathrooms Large Lot - 1.35 Acres No HOA Close to Downtown Canton Discover an incredible opportunity close to the heart of Canton. This 3-bedroom, 2.5-bath home sits on a spacious lot in the quiet Misty Creek community—with no HOA restrictions, offering flexibility for personal touches, parking, or future improvements. Inside, the home offers a traditional layout with great natural light and generous room sizes. While the property does need some updating and cosmetic repairs, it provides the perfect canvas for buyers looking to customize a home to their taste or investors seeking a value-add opportunity. Major mechanicals have recently been updated, including a 3-year-old water heater and a brand new HVAC and Furnace! It just needs your personalization to be perfect! The large lot offers privacy, room to expand outdoor living, and space that’s increasingly hard to find. Whether you envision a garden, workshop, or simply more room to play, this property delivers. Spring-fed Puckett Creek runs along the property and flows into the Etowah River, creating a peaceful, year-round natural water feature with direct access from the backyard Located just minutes from Downtown Canton, you’ll enjoy quick access to restaurants, shopping, parks, and the charm of the historic district—all while being tucked away in a peaceful neighborhood.

12. 2026-03-26
    historical $347,000 1391-char remark

    Show marketing remark (1391 chars)

    3 Bedrooms 2.5 Bathrooms Large Lot - 1.35 Acres No HOA Close to Downtown Canton Discover an incredible opportunity close to the heart of Canton. This 3-bedroom, 2.5-bath home sits on a spacious lot in the quiet Misty Creek community—with no HOA restrictions, offering flexibility for personal touches, parking, or future improvements. Inside, the home offers a traditional layout with great natural light and generous room sizes. While the property does need some updating and cosmetic repairs, it provides the perfect canvas for buyers looking to customize a home to their taste or investors seeking a value-add opportunity. Major mechanicals have recently been updated, including a 3-year-old water heater and a brand new HVAC and Furnace! It just needs your personalization to be perfect! The large lot offers privacy, room to expand outdoor living, and space that’s increasingly hard to find. Whether you envision a garden, workshop, or simply more room to play, this property delivers. Spring-fed Puckett Creek runs along the property and flows into the Etowah River, creating a peaceful, year-round natural water feature with direct access from the backyard Located just minutes from Downtown Canton, you’ll enjoy quick access to restaurants, shopping, parks, and the charm of the historic district—all while being tucked away in a peaceful neighborhood.

13. 2026-03-24
    historical
14. 2026-03-08
    price $335,000
15. 2026-02-26
    listed $347,000 New
16. 2019-06-28
    soldstatus $146,862 Closed
17. 2019-06-28
    soldstatus $146,862 Sold
18. 2019-05-16
    status Under Contract
19. 2019-05-16
    status Pending
20. 2019-05-09
    status Pending Offer Approval
21. 2019-05-06
    status Pending
22. 2019-05-06
    historical Hold
23. 2019-05-02
    status Active
24. 2019-05-02
    status Back on Market
25. 2019-04-29
    status Pending Offer Approval
26. 2019-04-29
    historical Hold
27. 2019-04-16
    listed $150,000 Active
28. 2019-04-16
    listed $150,000 New
29. 2017-05-30
    status Under Contract
30. 2017-05-26
    historical
31. 2017-05-15
    status Back on Market
32. 2017-05-01
    status Under Contract
33. 2017-04-04
    listed $135,000 New
34. 2006-02-14
    soldstatus $155,900
35. 2001-12-31
    soldstatus $141,800

ⓘ 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: $2,737 · $228/mo
• Projected year-2 tax: $2,759 · $230/mo
• Expected delta: +$22/yr (+$2/mo · 0.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,677
• − Mortgage interest: −$16,799
• − Property taxes: −$2,737
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,054
• − Management: −$2,054
• − Depreciation: −$8,724
• Taxable loss: −$8,192
• Est. tax savings @ 24.0%: +$1,966
• After-tax cash flow: $-859/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 — Canton

• Score: 66/100
• State rank: #200
• US rank: #12301

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Canton, GA
• County: Cherokee County · 289,977 people
• City population: 116,078
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 62,391
• Household income: $98,902
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 1820.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 18% Two or more races 9% Black 9% Native American 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 3% Italian 2% Romanian 1%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 85% English-only · Spanish 12% Other Indo-European 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: ▼ -106.82%
• Current HPI: 245.474
• Rent YoY: ▼ -1.63%
• 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

+111.5% since first listed

35 events — show timeline

• 2026-05-14 Pending — GAMLS
• 2026-05-08 Pending — FMLS
• 2026-05-05 Contingent — FMLS
• 2026-05-04 Listed $299,900 GAMLS
• 2026-05-04 Relisted — FMLS
• 2026-05-01 Coming Soon $299,900 GAMLS
• 2026-05-01 Price Changed $299,900 FMLS
• 2026-04-09 Listing Removed — GAMLS
• 2026-03-31 Listed $347,000 GAMLS
• 2026-03-27 Listed $347,000 FMLS
• 2026-03-26 Coming Soon — GAMLS
• 2026-03-26 Coming Soon $347,000 FMLS
• 2026-03-24 Listing Removed — GAMLS
• 2026-03-08 Price Changed $335,000 GAMLS
• 2026-02-26 Listed $347,000 GAMLS
• 2019-06-28 Sold (MLS) $146,862 GAMLS
• 2019-06-28 Sold (MLS) $146,862 FMLS
• 2019-05-16 Pending — GAMLS
• 2019-05-16 Pending — FMLS
• 2019-05-09 Pending — GAMLS
• 2019-05-06 Pending — FMLS
• 2019-05-06 Delisted — FMLS
• 2019-05-02 Relisted — FMLS
• 2019-05-02 Relisted — GAMLS
• 2019-04-29 Pending — GAMLS
• 2019-04-29 Delisted — FMLS
• 2019-04-16 Listed $150,000 GAMLS
• 2019-04-16 Listed $150,000 FMLS
• 2017-05-30 Pending — GAMLS
• 2017-05-26 Listing Removed — GAMLS
• 2017-05-15 Relisted — GAMLS
• 2017-05-01 Pending — GAMLS
• 2017-04-04 Listed $135,000 GAMLS
• 2006-02-14 Sold (Public Records) $155,900 Public Records
• 2001-12-31 Sold (Public Records) $141,800 Public Records

Property tax history

+6.1%/yr

Latest (2025): $2,737 · +0.3% YoY. Source: county tax records.