5144 Hill Farm Dr NE · Woodstock, GA 30188

$189,900

2 bd · 2.0 ba · 1,124 sqft · Townhouse public records · 64 Days on market

Built 1985 5,466 sqft lot $169/sqft · 26% below area Est $256k · 26% 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 +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.2/10.0
• Schools +3.8/10.0
• 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

2 bed, 2 bath bungalow/townhouse minutes from downtown Woodstock. This home is perfect for an owner occupant willing to do a little work or would make a great investment property. The living room features high ceilings and skylights, along with a cozy fireplace. The primary suite includes an ensuite bathroom. The backyard is fenced and features a small porch and fire pit.

Key facts

• Built 1985
• Listed 64 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $190k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $179k (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.
• Cobb County (suburban): math 39% / reading 45% proficiency, ranked #25 of 174 in GA (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Nicholson Elementary School (math 42% / reading 42%, grade F, #380 of 1,228 statewide, top 33%, 407 students, 36% FRL); Mccleskey Middle School (math 37% / reading 44%, grade F, #140 of 470 statewide, top 30%, 570 students, 34% FRL); Kell High School (math 28% / reading 21%, grade F, #184 of 424 statewide, top 48%, 1,506 students, 32% FRL).
• Market conditions: Rents rising (+4.0%/yr); 623 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,625 units permitted in Cobb County in 2024 (389 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Cobb County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $142k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $178,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.02% ✓
• Cap rate: 7.93%
• Cash-on-cash: 5.85%
• DSCR: 1.26
• GRM: 8.2

CMA / ARV

• ARV (median comp): $255,616
• List price: $189,900
• Delta: -25.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5119 Hill Farm Dr NE	0.09mi	3/2.0 (+1)	1,197 (+6%)	10mo	$275,000	$230	72
5142 Farm Place Dr NE	0.13mi	3/2.0 (+1)	1,242 (+10%)	7mo	$263,000	$212	66
348 Farm Place Ct	0.27mi	3/2.0 (+1)	1,242 (+10%)	14mo	$283,000	$228	54

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-12,353
• Equity at exit: $28,315

10-year hold

• IRR: 4.5%
• Equity multiple: 1.35×
• Total profit: $18,452
• Equity at exit: $16,419

Cash invested: $53,172 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,939 high
• Mortgage (P&I): −$996
• Tax from tax record: −$198 /mo · $2,371/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $259

Break-even live

Break-even rent $1,611

Max offer price $189,900

Occupancy floor 82%

Sensitivity live

Price	-10% $367	-5% $313	+0% $259	+5% $206	+10% $152
Rent	-10% $106	-5% $183	+0% $259	+5% $336	+10% $413
Rate	-1.0pp $355	-0.5pp $308	base $259	+0.5pp $210	+1.0pp $160

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4930 Farmstead Ct NE Woodstock, GA	2.0	1.5	1194	$1,900	$1.59	0d	1	0.10mi
5091 Farm Valley Dr NE Unit 5091 Woodstock, GA	2.0	2.0	1100	$1,795	$1.63	45d	1	0.13mi
933 Old Noonday Sch House Rd Marietta, GA	3.0	2.0	1500	$1,800	$1.20	22d	1	0.56mi
10247 Highway 92 Woodstock, GA	1.0–3.0	1.0–2.0	1093	$1,798	$1.64	0d	10	1.11mi
1370 High Country Ct Marietta, GA	3.0	2.0	1260	$2,059	$1.63	45d	1	1.20mi
900 View Dr Woodstock, GA	1.0–3.0	1.0–2.0	1156	$1,995	$1.73	0d	12	1.32mi
1109 Rook Pl Woodstock, GA	2.0	2.0	912	$1,850	$2.03	45d	1	1.45mi

Listing history 18 events

1. 2026-06-18
   status $189,900 Pending 64 DOM
2. 2026-06-18
   days on market $189,900 Active Under Contract 64 DOM
3. 2026-06-17
   days on market $189,900 Active Under Contract 63 DOM
4. 2026-06-16
   days on market $189,900 Active Under Contract 62 DOM
5. 2026-06-15
   days on market $189,900 Active Under Contract 61 DOM
6. 2026-06-13
   days on market $189,900 Active Under Contract 59 DOM
7. 2026-06-13
   statusdays on market $189,900 Active Under Contract 58 DOM
8. 2026-06-09
   days on market $189,900 Active 55 DOM
9. 2026-06-08
   days on market $189,900 Active 54 DOM
10. 2026-06-07
    days on market $189,900 Active 53 DOM
11. 2026-06-04
    days on market $189,900 Active 50 DOM
12. 2026-06-03
    days on market $189,900 Active 49 DOM
13. 2026-06-02
    days on market $189,900 Active 48 DOM
14. 2026-06-01
    days on market $189,900 Active 47 DOM
15. 2026-05-31
    days on market $189,900 Active 46 DOM
16. 2026-04-15
    listed $210,000 New 374-char remark

    Show marketing remark (374 chars)

    2 bed, 2 bath bungalow/townhouse minutes from downtown Woodstock. This home is perfect for an owner occupant willing to do a little work or would make a great investment property. The living room features high ceilings and skylights, along with a cozy fireplace. The primary suite includes an ensuite bathroom. The backyard is fenced and features a small porch and fire pit.

17. 2026-04-15
    listed $210,000 Active 374-char remark

    Show marketing remark (374 chars)

    2 bed, 2 bath bungalow/townhouse minutes from downtown Woodstock. This home is perfect for an owner occupant willing to do a little work or would make a great investment property. The living room features high ceilings and skylights, along with a cozy fireplace. The primary suite includes an ensuite bathroom. The backyard is fenced and features a small porch and fire pit.

18. 2026-04-02
    soldstatus $142,500

ⓘ 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: $2,371 · $198/mo
• Projected year-2 tax: $2,371 · $198/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $23,271
• − Mortgage interest: −$10,637
• − Property taxes: −$2,371
• − Insurance: −$950
• − Repairs & maintenance: −$1,862
• − Management: −$1,862
• − Depreciation: −$5,524
• Taxable income: $65
• Est. tax owed @ 24.0%: −$16
• After-tax cash flow: $3,097/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: Cobb County
• NCES district ID: 1301290
• Math proficiency: 39% ▼ -15.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $68,845
• Composite: 37.93/100
• National rank: #4308
• State rank: #25 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 (Cobb County) Hauer SSP2

• Today (2025): 868,385 people
• By 2030: 929,614 · +7.1%
• By 2040: 1,047,533 · +20.6%
• By 2050: 1,155,537 · +33.1%
• By 2075: 1,405,030 · +61.8%
• By 2100: 1,555,058 · +79.1%

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 · Cobb

• 2024 margin: D (+14.9) · D 56.9% · R 42.0% · Other 1.1%
• 2008→2024 swing: +24.3pp toward D · 2008: -9.4pp · 2024: 14.9pp
• All cycles: 2024: D+14.9 2020: D+14.3 2016: D+2.1 2012: R+12.6 2008: R+9.4

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

+47.4% since first listed

3 events — show timeline

• 2026-04-15 Listed $210,000 FMLS
• 2026-04-15 Listed $210,000 GAMLS
• 2026-04-02 Sold (Public Records) $142,500 Public Records

Property tax history

+4.8%/yr

Latest (2025): $2,371 · -4.1% YoY. Source: county tax records.