The Pierce Plan

Woodstock, GA 30188

$334,900F

3 bd · 2.5 ba · 1,627 sqft · Built — · SingleFamily · Active · 41 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,612/mo
• Mortgage (P&I): −$2,233
• Tax + insurance: −$710
• HOA: −$0
• Vac / Maint / Mgmt: −$549
• Net cashflow: $-879/mo
• Annual: $-10,551/yr
• Cap rate: 3.82%
• Cash-on-cash: -8.85%
• DSCR: 0.61
• 1% rule: 0.61%
• Cash to close: $119,236

Investor read

• This is a 3-bed/2.5-bath single-family listed at $335k.
• 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).
• It's been on market 41 days — a 3% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $261k (22.0% below list) — sets the bar for 1% rule.
• 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.
• 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).
• Cherokee County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 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.

Questions for listing agent

• 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?
• 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?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.
• 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.