2230 Palm Rd · Woodstock, GA 30115

$295,000

3 bd · 2.0 ba · 1,162 sqft · SingleFamily · 41 Days on market

Built 1940 Good condition 0.36 ac lot $254/sqft · 13% below area Est $338k · 13% under ↓ 15% 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).

• ARV discount +13.2/15.0
• Cash flow +11.9/30.0
• Schools +4.2/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Key facts

• 0.36 acre lot
• Built 1940
• Listed 41 days

Property features AI

Exterior

• Parking: Driveway parking; Open parking available
• Utilities: Public water; Septic tank sewer; Electricity available; Natural gas available; Phone service available; Electric: Other
• Home design: One-level home; Enhanced accessible
• Construction: Cement siding; Asbestos shingle roof; Block foundation; Resale condition
• Exterior features: Located off Main Street; City street frontage; Workshop on the property

Interior

• Kitchen: Cabinets (other)
• Bedrooms: Three main-level bedrooms; Bedroom features: Other
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms (both on the main level); Master bath: None
• Heating & cooling: Heating: Other; Cooling: Other
• Interior features: Other interior features; No shared/common walls
• Laundry & utility: Appliances: Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $295k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-77 ($-928/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (15.8% below list).
• Recommended offer: $248k (15.8% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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.
• Zoned schools: Holly Springs Elementary School (math 53% / reading 36%, grade F, #336 of 1,228 statewide, top 29%, 744 students, 36% FRL); Dean Rusk Middle School (math 47% / reading 56%, grade C, #63 of 470 statewide, top 13%, 1,473 students, 23% FRL); Sequoyah High School (math 26% / reading 40%, grade F, #101 of 424 statewide, top 24%, 2,083 students, 19% FRL) — zoned schools at 26% FRL track the district average.
• Market conditions: Rents soft (-0.2%/yr); 633 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $9k 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 ($286k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $248,269 (15.8% 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 16% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.84% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.12%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (median comp): $338,105
• List price: $295,000
• Delta: -12.75%
• 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
212 Hiawassee Dr	0.54mi	2/2.0 (-1)	1,130 (-3%)	4mo	$322,000	$285	62
309 Ridge Hill Cir	0.43mi	3/2.0	1,246 (+7%)	9mo	$315,000	$253	60
905 Lebanon Pl	0.60mi	3/2.0	1,248 (+7%)	1mo	$375,000	$300	59
129 Swanee Ln	0.56mi	3/2.0	1,118 (-4%)	14mo	$349,000	$312	56
233 Hiawassee Dr	0.52mi	2/2.0 (-1)	1,118 (-4%)	14mo	$345,000	$309	53
326 Hiawassee Dr	0.74mi	2/2.0 (-1)	1,118 (-4%)	2mo	$312,000	$279	53
116 Swanee Ln	0.54mi	2/2.0 (-1)	1,012 (-13%)	2mo	$265,000	$262	47
142 Swanee Ln	0.62mi	3/2.5	1,274 (+10%)	8mo	$329,900	$259	46
185 Swanee Ln	0.66mi	2/2.5 (-1)	1,232 (+6%)	8mo	$332,000	$269	45
494 Toonigh Rd	0.50mi	4/2.0 (+1)	1,332 (+15%)	5mo	$405,000	$304	43
278 Hiawassee Dr	0.72mi	2/2.0 (-1)	1,027 (-12%)	4mo	$325,000	$316	39
309 Hiawassee Dr	0.71mi	2/2.5 (-1)	1,320 (+14%)	3mo	$313,000	$237	35

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.6%
• Equity multiple: 0.27×
• Total profit: $-59,968
• Equity at exit: $43,985

10-year hold

• IRR: -24.6%
• Equity multiple: -0.05×
• Total profit: $-86,529
• Equity at exit: $25,506

Cash invested: $82,600 (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 30115

• Home prices YoY: -29.3%
• Rents YoY: -0.2%
• Active inventory: 633
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,483 high
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $-77

Break-even live

Break-even rent $2,581

Max offer price $283,807

Occupancy floor 98%

Sensitivity live

Price	-10% $127	-5% $25	+0% $-77	+5% $-179	+10% $-281
Rent	-10% $-273	-5% $-175	+0% $-77	+5% $21	+10% $119
Rate	-1.0pp $71	-0.5pp $-2	base $-77	+0.5pp $-154	+1.0pp $-232

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1151 Heights Pkwy Canton, GA	1.0–3.0	1.0–2.0	1184	$3,205	$2.71	0d	24	0.23mi
4501 Holly Springs Pkwy Holly Springs, GA	1.0–3.0	1.0–2.0	1109	$2,869	$2.59	3d	24	0.48mi
305 Fox Overlook Unit 1 Woodstock, GA	2.0	2.0	1304	$1,900	$1.46	6d	1	0.50mi
305 Fox Overlook Woodstock, GA	2.0	2.0	1304	$1,900	$1.46	26d	1	0.50mi
137 Swanee Ln Woodstock, GA	3.0	2.5	1274	$1,795	$1.41	26d	1	0.57mi
4416 Holly Springs Pkwy Canton, GA	1.0–3.0	1.0–2.0	1008	$2,400	$2.38	0d	19	0.62mi
100 Holly Park Ct Holly Springs, GA	1.0–3.0	1.0–2.0	1081	$2,383	$2.20	4d	9	0.69mi
143 Aspen Ct Woodstock, GA	3.0	2.0	1428	$2,029	$1.42	24d	1	1.36mi
806 Palm St #03 Holly Springs, GA	2.0	1.0	1177	$1,450	$1.23	19d	1	1.48mi

Listing history 6 events

1. 2026-05-31
   days on market $295,000 Active 41 DOM
2. 2026-05-18
   historical $1,700
3. 2026-04-28
   price $1,700
4. 2026-04-27
   price $295,000
5. 2026-04-20
   listed $325,000 Active
6. 2026-04-15
   listed $2,000

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°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: $29,792
• − Mortgage interest: −$16,525
• − Property taxes: −$4,425
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,383
• − Management: −$2,383
• − Depreciation: −$8,582
• Taxable loss: −$5,981
• Est. tax savings @ 24.0%: +$1,435
• After-tax cash flow: $507/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This multi-family property is in good condition with cosmetic updates needed. The home is move-in ready with a good foundation and structure.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both landscaping — improves curb appeal and rental value
• Both install new flooring in bathrooms — enhances resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both landscaping — improves curb appeal and rental value ↑
• Both install new flooring in bathrooms — enhances resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 53,687
• Household income: $113,089
• Rent vs Own: 16.9% rent · 83.1% own
• Severe rent burden: 829.0

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 9% Black 5% Two or more races 5%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 89% English-only · Spanish 7% Russian/Polish/Slavic 1% French/Haitian/Cajun 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: ▼ -105.71%
• Current HPI: 255.5527
• Rent YoY: ▼ -0.23%
• 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

-15.0% since first listed

6 events — show timeline

• 2026-05-31 Listing Removed — FMLS
• 2026-05-18 Rental Removed $1,700 FMLS
• 2026-04-28 Price Changed $1,700 FMLS
• 2026-04-27 Price Changed $295,000 FMLS
• 2026-04-20 Listed $325,000 FMLS
• 2026-04-15 Listed for Rent $2,000 FMLS