4175 Glen Iris Dr · Cumming, GA 30040

$269,900

2 bd · 2.0 ba · 1,160 sqft · Townhouse public records · 44 Days on market

Built 2000 435 sqft lot $233/sqft · at area comps Est $277k · at est. $66/mo HOA · 3% of rent ↓ 7% since listing

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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).

• Cash flow +10.7/30.0
• ARV discount +8.7/15.0
• Schools +5.7/10.0
• Livability +3.8/5.0
• DSCR +3.1/10.0
• Rent growth +2.9/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful end-unit townhome offering added privacy, abundant natural light, and a spacious layout in a highly desirable Cumming location. This well-maintained home features dual ensuite bedrooms with spacious walk-in closets, making it ideal for roommates, guests, or a flexible lifestyle. The open-concept main level includes a bright eat-in kitchen with stainless steel appliances overlooking the large family room, creating the perfect setup for everyday living and entertaining. Enjoy the benefits of end-unit living with extra outdoor space and close proximity to the community amenities, including a pool, tennis/pickleball courts, park, and walking trails. Conveniently located just minutes from GA-400, Northside Hospital Forsyth, Cumming City Center, North Georgia Premium Outlets, dining, shopping, and top-rated Forsyth County schools. This home combines comfort, convenience, and lifestyle all in one.

Key facts

• Extra outdoor space
• Large family room
• $66 HOA

Tags

• DUAL ENSUITE BEDROOMS
• SPACIOUS WALK-IN CLOSETS
• BRIGHT EAT-IN KITCHEN
• STAINLESS STEEL APPLIANCES
• LARGE FAMILY ROOM
• EXTRA OUTDOOR SPACE

Property features AI

Finance

• HOA & community: Homeowners association with annual fee; Community pool

Exterior

• Parking: Driveway; Open parking available
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Two levels; Resale property; Fee simple ownership
• Construction: Aluminum siding; Brick front; Composition roof
• Exterior features: Screened patio/porch; Back yard fencing (fenced)

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator; Other kitchen features
• Bedrooms: 2 bedrooms on upper level; Roommate floor plan
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Walk-in closet(s); Family room fireplace; 1 common wall; Attic
• Laundry & utility: Laundry located in hall

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $270k.

Deal economics

• At list price, monthly cash flow is $-127 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (8.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (22.6% below list).
• Recommended offer: $209k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 2.8% in Cumming — 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 76/100 on livability (#29 in GA, #3,797 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, crime A, housing A; Watch: employment C-, amenities D-, commute F.
• Forsyth County (suburban): math 62% / reading 62% proficiency, ranked #5 of 174 in GA (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: George W. Whitlow Elementary (math 66% / reading 64%, grade B+, #90 of 1,228 statewide, top 8%, 1,181 students, 22% FRL); Otwell Middle School (math 43% / reading 51%, grade D+, #89 of 470 statewide, top 20%, 1,034 students, 44% FRL); Forsyth Central High School (math 15% / reading 37%, grade F, #175 of 424 statewide, top 42%, 2,372 students, 29% FRL) — zoned schools average 32% FRL vs 15% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 46% at this address vs 62% district-wide (-16 pts) — the specific schools serving this property underperform the Forsyth County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.6%/yr); 904 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 2,525 units permitted in Forsyth County in 2024 (810 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 $8k of value loss. Plan a longer hold.
• Forsyth County population projected at +71% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 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 $118k; list at $270k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,916 (22.6% 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 44 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.02%
• DSCR: 0.91
• GRM: 10.8

CMA / ARV

• ARV (median comp): $276,988
• List price: $269,900
• Delta: -2.56%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3665 Magnolia Walk Trl	0.09mi	2/2.5	1,200 (+3%)	10mo	$310,000	$258	80
4110 Glen Iris Dr	0.04mi	2/2.5	1,253 (+8%)	6mo	$324,000	$259	78
3750 Magnolia Walk Trl	0.12mi	2/2.5	1,200 (+3%)	14mo	$315,000	$263	75
4480 Maple Valley Dr	0.10mi	2/2.5	1,219 (+5%)	13mo	$324,900	$267	74
3845 Magnolia Walk Trl	0.11mi	3/2.5 (+1)	1,240 (+7%)	5mo	$280,000	$226	72
4130 Glen Iris Dr	0.03mi	2/2.5	1,253 (+8%)	17mo	$319,500	$255	69
3735 Magnolia Walk Trl	0.09mi	2/2.0	1,300 (+12%)	9mo	$300,000	$231	68
3790 Magnolia Walk Trl	0.13mi	2/2.5	1,206 (+4%)	20mo	$325,500	$270	68
3780 Magnolia Walk Trl	0.13mi	2/2.5	1,200 (+3%)	23mo	$295,000	$246	67
4570 Maple Valley Dr	0.11mi	2/2.5	1,240 (+7%)	21mo	$312,000	$252	64
3640 Magnolia Walk Trl	0.10mi	2/2.5	1,333 (+15%)	20mo	$305,000	$229	51

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 · 1.65% rent growth · sell at horizon

5-year hold

• IRR: -21.1%
• Equity multiple: 0.28×
• Total profit: $-54,667
• Equity at exit: $40,243

10-year hold

• IRR: -17.8%
• Equity multiple: 0.08×
• Total profit: $-69,317
• Equity at exit: $23,336

Cash invested: $75,572 (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 30040

• Home prices YoY: -22.3%
• Rents YoY: 1.6%
• Active inventory: 904
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,089 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$184 /mo · $2,207/yr
• Insurance: −$112
• HOA: −$66
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-127

Break-even live

Break-even rent $2,250

Max offer price $247,409

Occupancy floor —

Sensitivity live

Price	-10% $25	-5% $-51	+0% $-127	+5% $-204	+10% $-280
Rent	-10% $-292	-5% $-210	+0% $-127	+5% $-45	+10% $38
Rate	-1.0pp $9	-0.5pp $-59	base $-127	+0.5pp $-197	+1.0pp $-268

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3305 Hutchinson Rd Cumming, GA	1.0–3.0	1.0–2.0	1327	$1,948	$1.47	3d	11	0.20mi
350 Bradley Park Ln Cumming, GA	1.0–3.0	1.0–2.0	1225	$1,906	$1.56	3d	10	0.63mi
98 Buford Dam Rd Cumming, GA	2.0	1.0–2.0	1147	$2,580	$2.25	0d	28	1.07mi
1600 Ronald Reagan Blvd Cumming, GA	1.0–2.0	1.0–2.0	950	$1,865	$1.96	0d	42	1.34mi
326 Canton Rd Cumming, GA	1.0–3.0	1.0–2.0	1144	$1,902	$1.66	3d	19	1.39mi

HOA detail

• Monthly dues: $66 · $792/yr
• Likely covers: pool

Listing history 19 events

1. 2026-06-21
   days on market $269,900 Active 44 DOM
2. 2026-06-18
   days on market $269,900 Active 41 DOM
3. 2026-06-17
   days on market $269,900 Active 40 DOM
4. 2026-06-16
   days on market $269,900 Active 39 DOM
5. 2026-06-15
   days on market $269,900 Active 38 DOM
6. 2026-06-13
   days on market $269,900 Active 36 DOM
7. 2026-06-13
   days on market $269,900 Active 35 DOM
8. 2026-06-09
   days on market $269,900 Active 32 DOM
9. 2026-06-08
   days on market $269,900 Active 31 DOM
10. 2026-06-07
    days on market $269,900 Active 30 DOM
11. 2026-06-04
    days on market $269,900 Active 27 DOM
12. 2026-06-03
    days on market $269,900 Active 26 DOM
13. 2026-06-02
    days on market $269,900 Active 25 DOM
14. 2026-06-01
    days on market $269,900 Active 24 DOM
15. 2026-05-31
    days on market $269,900 Active 23 DOM
16. 2026-05-06
    listed $269,900 New 916-char remark

    Show marketing remark (916 chars)

    Beautiful end-unit townhome offering added privacy, abundant natural light, and a spacious layout in a highly desirable Cumming location. This well-maintained home features dual ensuite bedrooms with spacious walk-in closets, making it ideal for roommates, guests, or a flexible lifestyle. The open-concept main level includes a bright eat-in kitchen with stainless steel appliances overlooking the large family room, creating the perfect setup for everyday living and entertaining. Enjoy the benefits of end-unit living with extra outdoor space and close proximity to the community amenities, including a pool, tennis/pickleball courts, park, and walking trails. Conveniently located just minutes from GA-400, Northside Hospital Forsyth, Cumming City Center, North Georgia Premium Outlets, dining, shopping, and top-rated Forsyth County schools. This home combines comfort, convenience, and lifestyle all in one.

17. 2026-05-06
    listed $269,900 Active 914-char remark

    Show marketing remark (916 chars)

    Beautiful end-unit townhome offering added privacy, abundant natural light, and a spacious layout in a highly desirable Cumming location. This well-maintained home features dual ensuite bedrooms with spacious walk-in closets, making it ideal for roommates, guests, or a flexible lifestyle. The open-concept main level includes a bright eat-in kitchen with stainless steel appliances overlooking the large family room, creating the perfect setup for everyday living and entertaining. Enjoy the benefits of end-unit living with extra outdoor space and close proximity to the community amenities, including a pool, tennis/pickleball courts, park, and walking trails. Conveniently located just minutes from GA-400, Northside Hospital Forsyth, Cumming City Center, North Georgia Premium Outlets, dining, shopping, and top-rated Forsyth County schools. This home combines comfort, convenience, and lifestyle all in one.

18. 2007-06-19
    soldstatus $118,000
19. 2000-06-16
    soldstatus $291,000

ⓘ 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: $2,207 · $184/mo
• Projected year-2 tax: $2,483 · $207/mo
• Expected delta: +$276/yr (+$23/mo · 12.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,070
• − Mortgage interest: −$15,119
• − Property taxes: −$2,207
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,006
• − Management: −$2,006
• − HOA: −$792
• − Depreciation: −$7,852
• Taxable loss: −$6,260
• Est. tax savings @ 24.0%: +$1,502
• After-tax cash flow: $-25/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: Forsyth County
• NCES district ID: 1302220
• Math proficiency: 62% ▼ -13.00%
• Reading proficiency: 62% ▼ -11.00%
• Median HH income: $89,763
• Composite: 56.54/100
• National rank: #1151
• State rank: #5 of 174 in GA

Livability — Cumming

• Score: 76/100
• State rank: #29
• US rank: #3797

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Forsyth County · 198,629 people
• City population: 198,629
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 82,532
• Household income: $137,211
• Rent vs Own: 15.9% rent · 84.1% own
• Severe rent burden: 1056.0

Population outlook (Forsyth County) Hauer SSP2

• Today (2025): 294,519 people
• By 2030: 336,546 · +14.3%
• By 2040: 421,220 · +43.0%
• By 2050: 502,754 · +70.7%
• By 2075: 683,179 · +132.0%
• By 2100: 792,174 · +169.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Asian 13% Hispanic / Latino 12% Two or more races 11% Black 4%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Romanian 2% Italian 2% Slovak 2%
• Foreign-born: 20% · Canada, Jamaica, South Korea
• Languages at home: 75% English-only · Spanish 9% Other Asian/Pacific 6% Other Indo-European 5%

Political lean MEDSL · Forsyth

• 2024 margin: Solid R (+33.1) · D 32.9% · R 66.0% · Other 1.1%
• 2008→2024 swing: +24.9pp toward D · 2008: -58.0pp · 2024: -33.1pp
• All cycles: 2024: R+33.1 2020: R+33.2 2016: R+47.7 2012: R+62.9 2008: R+58.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.76%
• Current HPI: 277.8697
• Rent YoY: ▲ 1.65%
• 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

-7.3% since first listed

4 events — show timeline

• 2026-05-06 Listed $269,900 FMLS
• 2026-05-06 Listed $269,900 GAMLS
• 2007-06-19 Sold (Public Records) $118,000 Public Records
• 2000-06-16 Sold (Public Records) $291,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $2,207 · -0.3% YoY. Source: county tax records.