136 Creekview Dr · Woodstock, GA 30188

$319,500

4 bd · 2.0 ba · 2,360 sqft · SingleFamily public records · 74 Days on market

Built 1977 0.39 ac lot $135/sqft · 24% below area Est $420k · 24% 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).

• Cash flow +20.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.0/10.0
• Schools +4.2/10.0
• 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 in a prime Woodstock location. This home needs cosmetic updates but offers strong upside in a highly desirable area close to Downtown Woodstock, shopping, dining, parks and I-575. Located in the Cherokee County school district and surrounded by established neighborhoods, this property is ideal for buyers looking to renovate and build equity in excellent community.

Key facts

• 0.39 acre lot
• 2 garage spots
• Built 1977

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $320k).
• Recommended offer: $300k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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.
• Market conditions: Rents rising (+4.0%/yr); 624 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 36% 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

• It's been on market 74 days — a 6% lower offer ($300k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $40k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $178k; list at $320k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $300,330 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.00% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.81%
• DSCR: 1.26
• GRM: 8.3

CMA / ARV

• ARV (median comp): $419,793
• List price: $319,500
• Delta: -23.89%
• 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
505 Radford Ct	0.35mi	3/2.0 (-1)	2,551 (+8%)	6mo	$430,000	$169	60
224 Dahlia Dr	0.36mi	4/2.5	2,053 (-13%)	1mo	$526,398	$256	59
340 Marigold Ln	0.38mi	4/2.5	2,053 (-13%)	1mo	$523,058	$255	58
220 Dahlia Dr	0.37mi	4/2.5	2,053 (-13%)	2mo	$516,912	$252	57
304 Marigold Ln	0.34mi	4/2.5	2,053 (-13%)	6mo	$523,548	$255	56
200 Dahlia Dr	0.40mi	4/2.5	2,053 (-13%)	4mo	$529,991	$258	55
229 Dahlia Dr	0.36mi	4/2.5	2,053 (-13%)	6mo	$513,221	$250	54
403 Village Vw	0.58mi	4/3.5	2,253 (-4%)	7mo	$430,000	$191	54
119 Winsome Way	0.38mi	4/2.5	2,053 (-13%)	6mo	$499,900	$243	54
330 Davis Ln	0.65mi	4/3.0	2,535 (+7%)	5mo	$524,000	$207	49
1798 Grand Oaks Dr	0.38mi	3/3.5 (-1)	2,685 (+14%)	4mo	$650,000	$242	45
139 Village Trl	0.64mi	3/2.5 (-1)	2,030 (-14%)	0mo	$405,000	$200	39

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: -6.3%
• Equity multiple: 0.76×
• Total profit: $-21,093
• Equity at exit: $47,638

10-year hold

• IRR: 4.4%
• Equity multiple: 1.34×
• Total profit: $30,104
• Equity at exit: $27,625

Cash invested: $89,460 (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: 624
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $3,197 high
• Mortgage (P&I): −$1,675
• Tax from tax record: −$284 /mo · $3,406/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$671
• Net cashflow: $433

Break-even live

Break-even rent $2,649

Max offer price $319,500

Occupancy floor 81%

Sensitivity live

Price	-10% $614	-5% $524	+0% $433	+5% $343	+10% $252
Rent	-10% $181	-5% $307	+0% $433	+5% $559	+10% $686
Rate	-1.0pp $594	-0.5pp $514	base $433	+0.5pp $350	+1.0pp $266

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: $79,875
• Closing costs: $9,585
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 Via Roma Woodstock, GA	3.0	2.5	2416	$3,600	$1.49	44d	1	0.24mi
813 Upper Dove Ct Woodstock, GA	4.0	2.5	1928	$2,395	$1.24	18d	1	0.37mi
303 Winchester Way Woodstock, GA	3.0	2.5	1750	$2,350	$1.34	5d	1	0.59mi
579 W Oaks Dr Woodstock, GA	3.0	2.5	1650	$2,150	$1.30	25d	1	0.96mi
158 Kingwood Dr Woodstock, GA	4.0	3.5	2754	$4,800	$1.74	44d	1	0.97mi
809 Cataya Cv Woodstock, GA	3.0	2.5	1974	$2,765	$1.40	14d	1	0.99mi
508 Melody Pl Woodstock, GA	4.0	2.5	2624	$3,400	$1.30	44d	1	1.01mi
165 Bentley Pkwy Woodstock, GA	4.0	2.0	2000	$5,995	$3.00	44d	1	1.02mi
1506 Korona Ct Woodstock, GA	3.0	2.5	1619	$2,390	$1.48	18d	1	1.06mi
122 Bentley Pkwy Woodstock, GA	3.0	2.5	1800	$4,650	$2.58	44d	1	1.06mi
1056 Dunedin Trl Unit 1 Woodstock, GA	3.0	3.0	2000	$3,200	$1.60	44d	1	1.15mi
446 Ravine Dr Woodstock, GA	5.0	3.0	2734	$3,500	$1.28	44d	1	1.20mi
1104 Thomas St Woodstock, GA	3.0	3.5	2264	$3,650	$1.61	45d	1	1.30mi
735 Market St Woodstock, GA	1.0–3.0	1.0–2.0	1484	$3,997	$2.69	0d	21	1.44mi
156 Weatherstone Dr Woodstock, GA	3.0	3.0	1746	$2,400	$1.37	20d	1	1.47mi
223 Regent Sq Woodstock, GA	3.0	2.5	1582	$2,200	$1.39	18d	1	1.49mi

Listing history 28 events

1. 2026-06-04
   status $319,500 Pending 74 DOM
2. 2026-06-03
   days on market $319,500 Active 74 DOM
3. 2026-06-02
   days on market $319,500 Active 73 DOM
4. 2026-06-01
   days on market $319,500 Active 72 DOM
5. 2026-05-31
   days on market $319,500 Active 71 DOM
6. 2026-05-16
   price $319,500 378-char remark

   Show marketing remark (378 chars)

   Opportunity in a prime Woodstock location. This home needs cosmetic updates but offers strong upside in a highly desirable area close to Downtown Woodstock, shopping, dining, parks and I-575. Located in the Cherokee County school district and surrounded by established neighborhoods, this property is ideal for buyers looking to renovate and build equity in excellent community.

7. 2026-05-16
   price $319,500 378-char remark

   Show marketing remark (378 chars)

   Opportunity in a prime Woodstock location. This home needs cosmetic updates but offers strong upside in a highly desirable area close to Downtown Woodstock, shopping, dining, parks and I-575. Located in the Cherokee County school district and surrounded by established neighborhoods, this property is ideal for buyers looking to renovate and build equity in excellent community.

8. 2026-04-30
   price $339,500 378-char remark

   Show marketing remark (378 chars)

   Opportunity in a prime Woodstock location. This home needs cosmetic updates but offers strong upside in a highly desirable area close to Downtown Woodstock, shopping, dining, parks and I-575. Located in the Cherokee County school district and surrounded by established neighborhoods, this property is ideal for buyers looking to renovate and build equity in excellent community.

9. 2026-04-30
   price $339,500 378-char remark

   Show marketing remark (378 chars)

   Opportunity in a prime Woodstock location. This home needs cosmetic updates but offers strong upside in a highly desirable area close to Downtown Woodstock, shopping, dining, parks and I-575. Located in the Cherokee County school district and surrounded by established neighborhoods, this property is ideal for buyers looking to renovate and build equity in excellent community.

10. 2026-03-15
    listed $359,000 New 378-char remark

    Show marketing remark (378 chars)

    Opportunity in a prime Woodstock location. This home needs cosmetic updates but offers strong upside in a highly desirable area close to Downtown Woodstock, shopping, dining, parks and I-575. Located in the Cherokee County school district and surrounded by established neighborhoods, this property is ideal for buyers looking to renovate and build equity in excellent community.

11. 2026-03-15
    listed $359,000 Active 378-char remark

    Show marketing remark (378 chars)

    Opportunity in a prime Woodstock location. This home needs cosmetic updates but offers strong upside in a highly desirable area close to Downtown Woodstock, shopping, dining, parks and I-575. Located in the Cherokee County school district and surrounded by established neighborhoods, this property is ideal for buyers looking to renovate and build equity in excellent community.

12. 2026-02-15
    historical $2,849
13. 2026-01-14
    listed $2,849
14. 2015-12-11
    price $177,900
15. 2015-06-22
    price $177,900
16. 2015-06-16
    soldstatus $177,900
17. 2015-06-15
    status Under Contract
18. 2015-06-15
    historical Contingent - Due Diligence
19. 2015-06-11
    soldstatus $177,900 Sold
20. 2015-06-11
    price $179,900
21. 2015-06-11
    soldstatus $177,900 Sold
22. 2015-06-01
    price $179,900
23. 2015-05-18
    listed $179,900 New
24. 2015-05-18
    listed $179,900 Active
25. 2014-10-08
    soldstatus $95,000
26. 2002-03-08
    soldstatus $112,000
27. 1981-06-04
    soldstatus $65,300
28. 1979-04-01
    soldstatus $54,300

ⓘ 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: $3,406 · $284/mo
• Projected year-2 tax: $3,406 · $284/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 6 d/yr ≥102°F today · 15 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: $38,363
• − Mortgage interest: −$17,897
• − Property taxes: −$3,406
• − Insurance: −$1,598
• − Repairs & maintenance: −$3,069
• − Management: −$3,069
• − Depreciation: −$9,295
• Taxable income: $30
• Est. tax owed @ 24.0%: −$7
• After-tax cash flow: $5,190/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

• 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

+488.4% since first listed

23 events — show timeline

• 2026-05-16 Price Changed $319,500 GAMLS
• 2026-05-16 Price Changed $319,500 FMLS
• 2026-04-30 Price Changed $339,500 GAMLS
• 2026-04-30 Price Changed $339,500 FMLS
• 2026-03-15 Listed $359,000 FMLS
• 2026-03-15 Listed $359,000 GAMLS
• 2026-02-15 Rental Removed $2,849 Tricon
• 2026-01-14 Listed for Rent $2,849 Tricon
• 2015-12-11 Price Changed $177,900 GAMLS
• 2015-06-22 Price Changed $177,900 FMLS
• 2015-06-16 Sold (Public Records) $177,900 Public Records
• 2015-06-15 Pending — GAMLS
• 2015-06-15 Contingent — FMLS
• 2015-06-11 Sold (MLS) $177,900 GAMLS
• 2015-06-11 Sold (MLS) $177,900 FMLS
• 2015-06-11 Price Changed $179,900 FMLS
• 2015-06-01 Price Changed $179,900 GAMLS
• 2015-05-18 Listed $179,900 GAMLS
• 2015-05-18 Listed $179,900 FMLS
• 2014-10-08 Sold (Public Records) $95,000 Public Records
• 2002-03-08 Sold (Public Records) $112,000 Public Records
• 1981-06-04 Sold (Public Records) $65,300 Public Records
• 1979-04-01 Sold (Public Records) $54,300 Public Records

Property tax history

+4.3%/yr

Latest (2025): $3,406 · -0.0% YoY. Source: county tax records.