The Pierce Plan · Woodstock, GA 30188

$334,900

3 bd · 2.5 ba · 1,627 sqft · SingleFamily · 41 Days on market

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +5.7/30.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.1/10.0
• Appreciation +0.0/10.0

Listing remarks

A covered entry welcomes you home in this popular townhome plan. The Pierce features an expansive family room and a generous kitchen with a walk-in pantry. Upstairs, you'll find a conveniently located laundry room and three bedrooms, including a generous owner's suite with a walk-in closet and soaking tub.

Key facts

• Generous kitchen
• Walk-in closet
• Soaking tub

Tags

• COVERED ENTRY
• EXPANSIVE FAMILY ROOM
• GENEROUS KITCHEN
• WALK-IN PANTRY
• WALK-IN CLOSET
• SOAKING TUB

Property features AI

Finance

• Other:
• Financial info: List price $354,900
• HOA & community:

Exterior

• Parking: 1 parking space
• Security:
• Utilities: Natural gas; Electric; Central air
• Home design: The Pierce plan (new construction, plan inventory)
• Construction:
• Exterior features: Approximately 1,627 living area

Interior

• Kitchen:
• Bedrooms: 3 bedrooms
• Flooring:
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Natural gas and electric heating; Central air conditioning
• Interior features: Open-plan living area
• Laundry & utility:

🏗️ New construction. The $334,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $425,842.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-879 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $299k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (22.0% below list).
• Recommended offer: $261k (22.0% below list) — sets the bar for 1% rule.

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: Little River Elem. (math 54% / reading 52%, grade C, #215 of 1,228 statewide, top 18%, 1,272 students, 23% 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 23% FRL track the district average.
• Market conditions: Rents rising (+4.0%/yr); 623 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 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 $3k of loan paydown is wiped out by about $13k 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

• It's been on market 41 days — a 3% lower offer ($325k) is reasonable based on typical stale-listing flexibility.

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 $261,217 (22.0% 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. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.61% ✗
• Cap rate: 3.82%
• Cash-on-cash: -8.85%
• DSCR: 0.61
• GRM: 13.6

CMA / ARV

• ARV (median comp): $425,842
• List price: $334,900
• Delta: -21.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
136 Churchcliff Dr	0.25mi	2/2.0 (-1)	1,687 (+4%)	1mo	$440,000	$261	75
138 Churchcliff Dr	0.26mi	2/2.0 (-1)	1,687 (+4%)	10mo	$475,000	$282	66
106 Pioneer Dr	0.37mi	3/2.0	1,516 (-7%)	5mo	$425,000	$280	66
1274 W Wylie Bridge Rd	0.35mi	4/3.5 (+1)	1,728 (+6%)	1mo	$375,000	$217	64
111 Churchcliff Dr	0.31mi	2/2.0 (-1)	1,687 (+4%)	12mo	$499,900	$296	62
431 Parkstone Dr	0.66mi	3/2.0	1,589 (-2%)	3mo	$425,000	$267	61
506 Bluff Ct	0.45mi	3/2.0	1,521 (-6%)	11mo	$370,000	$243	57
301 Glens Way	0.25mi	2/2.0 (-1)	1,458 (-10%)	10mo	$402,000	$276	56
317 Glens Way	0.27mi	2/2.0 (-1)	1,458 (-10%)	10mo	$400,000	$274	55
502 Helene Ct	0.48mi	2/2.0 (-1)	1,687 (+4%)	12mo	$479,000	$284	55
802 Bluff Pl	0.68mi	3/2.5	1,574 (-3%)	11mo	$410,000	$260	54
181 Colemans Bluff Dr	0.68mi	3/2.0	1,477 (-9%)	3mo	$385,000	$261	49

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: -30.9%
• Equity multiple: -0.03×
• Total profit: $-122,420
• Equity at exit: $63,494

10-year hold

• IRR: -29.6%
• Equity multiple: -0.41×
• Total profit: $-167,894
• Equity at exit: $36,819

Cash invested: $119,236 (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: 10.7×

Monthly cashflow live

• Estimated rent: $2,612 high
• Mortgage (P&I): −$2,233
• Tax est. 1.5%: −$532 /mo · $6,388/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $-879

Break-even live

Break-even rent $3,725

Max offer price $298,608

Occupancy floor —

Sensitivity live

Price	-10% $-585	-5% $-732	+0% $-879	+5% $-1,026	+10% $-1,174
Rent	-10% $-1,086	-5% $-982	+0% $-879	+5% $-776	+10% $-673
Rate	-1.0pp $-665	-0.5pp $-771	base $-879	+0.5pp $-990	+1.0pp $-1,102

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: $106,460
• Closing costs: $12,775
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
294 Balaban Cir Woodstock, GA	4.0	2.5	1878	$2,700	$1.44	26d	1	0.12mi
268 Balaban Cir Unit 1 Woodstock, GA	4.0	2.5	1878	$2,700	$1.44	20d	1	0.18mi
265 Balaban Cir Woodstock, GA	4.0	2.5	1878	$2,695	$1.44	12d	1	0.20mi
607 Hidden Close Woodstock, GA	4.0	3.0	2228	$3,300	$1.48	20d	1	0.62mi
628 Bluff Dr Woodstock, GA	3.0	2.0	1206	$2,145	$1.78	26d	1	0.63mi
432 Parkstone Dr Woodstock, GA	3.0	2.0	1633	$2,196	$1.34	45d	1	0.65mi
160 Village Trl Woodstock, GA	4.0	2.5	2228	$2,600	$1.17	45d	1	0.90mi
159 Stone Manor Ct Woodstock, GA	3.0	2.0	1764	$2,406	$1.36	5d	1	0.92mi
156 Weatherstone Dr Woodstock, GA	3.0	3.0	1746	$2,400	$1.37	20d	1	1.05mi
411 River Point Dr Woodstock, GA	3.0	2.5	1536	$2,175	$1.42	26d	1	1.10mi
223 Regent Sq Woodstock, GA	3.0	2.5	1582	$2,200	$1.39	19d	1	1.17mi
166 Bellehaven Dr Woodstock, GA	2.0	2.5	1931	$2,650	$1.37	45d	1	1.19mi
516 Mullein Trce Woodstock, GA	2.0	3.5	2005	$1,590	$0.79	14d	1	1.28mi

Listing history 15 events

1. 2026-06-21
   days on market $334,900 Active 41 DOM
2. 2026-06-18
   days on market $334,900 Active 38 DOM
3. 2026-06-17
   pricedays on market $334,900 Active 37 DOM
4. 2026-06-16
   days on market $354,900 Active 36 DOM
5. 2026-06-15
   days on market $354,900 Active 35 DOM
6. 2026-06-13
   days on market $354,900 Active 33 DOM
7. 2026-06-09
   days on market $354,900 Active 29 DOM
8. 2026-06-08
   days on market $354,900 Active 28 DOM
9. 2026-06-07
   days on market $354,900 Active 27 DOM
10. 2026-06-04
    days on market $354,900 Active 24 DOM
11. 2026-06-03
    days on market $354,900 Active 23 DOM
12. 2026-06-02
    days on market $354,900 Active 22 DOM
13. 2026-06-01
    days on market $354,900 Active 21 DOM
14. 2026-05-31
    days on market $354,900 Active 20 DOM
15. 2026-05-12
    listed $354,900 Active 307-char remark

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $31,346
• − Mortgage interest: −$23,854
• − Property taxes: −$6,388
• − Insurance: −$2,129
• − Repairs & maintenance: −$2,508
• − Management: −$2,508
• − Depreciation: −$12,388
• Taxable loss: −$18,428
• Est. tax savings @ 24.0%: +$4,423
• After-tax cash flow: $-6,129/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