5274 Parks Rd · Cumming, GA 30041

$340,000

3 bd · 2.0 ba · 2,432 sqft · Manufactured public records · 57 Days on market

Built 2007 1.13 ac lot

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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 +10.0/30.0
• ARV discount +7.5/15.0
• Schools +5.7/10.0
• Livability +3.8/5.0
• DSCR +2.8/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully Remodeled Home on Over an Acre - No HOA! Welcome to this fully renovated 4-bedroom, 2-bath home offering over 2,400 square feet of stylish, move-in-ready living space. Nestled on more than an acre, this property provides the perfect blend of privacy, space, and flexibility-with no HOA restrictions and plenty of room to create your ideal outdoor retreat. Step inside to discover a bright, open floor plan enhanced by modern finishes throughout. The stunning kitchen has been completely redesigned and features brand-new stainless steel appliances, a large center island, quartz countertops, new cabinetry, and an expanded buffet/serving area-perfect for entertaining or everyday convenience. The spacious primary bathroom has been fully remodeled with updated finishes, while the entire home showcases fresh interior and exterior paint, new LVP flooring, new carpet, and updated lighting fixtures. Enjoy peace of mind with major system upgrades already completed, including a brand-new roof, HVAC system, and water heater. Conveniently located just minutes from GA-400 and zoned for highly sought-after Forsyth County schools, this home offers exceptional value, modern updates, and room to grow-all in a prime location.

Key facts

• Large center island
• Over an acre
• Stunning kitchen

Tags

• REMODELED HOME
• OVER AN ACRE
• NO HOA
• BRIGHT OPEN FLOOR PLAN
• STUNNING KITCHEN
• LARGE CENTER ISLAND

Property features AI

Exterior

• Utilities: Public water; Septic tank sewer; 110 and 220 volt electric; Cable available; Electricity available; Phone available
• Home design: Double wide mobile home; Single-level (one story)
• Construction: Vinyl siding; Composition roof; Concrete perimeter foundation; Updated/remodeled
• Exterior features: Rear stairs; Deck; Front porch

Interior

• Kitchen: Breakfast bar; White cabinets; Kitchen island; Solid surface counters; Dishwasher; Electric range; Microwave; Refrigerator; ENERGY STAR qualified appliances
• Bedrooms: Four main-level bedrooms; Master bedroom on the main level and oversized
• Flooring: Luxury vinyl flooring
• Bathrooms: Two full bathrooms; Master bathroom with separate tub and shower, soaking tub, and whirlpool tub
• Heating & cooling: Heat pump for heating and cooling
• Interior features: One fireplace located in the family room; Walk-in closets; Aluminum window frames; No shared/common walls; Updated/remodeled condition
• Laundry & utility: Laundry room with electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $340k.

Deal economics

• At list price, monthly cash flow is $-208 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $303k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (32.4% below list).
• Recommended offer: $230k (32.4% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: Little Mill Middle School (math 39% / reading 47%, grade D-, #116 of 470 statewide, top 26%, 915 students, 29% FRL); East Forsyth High School (1,453 students, 24% FRL).
• Zoned-school proficiency averages 43% at this address vs 62% district-wide (-19 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 (+1.3%/yr); 822 active listings in the ZIP; 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 $10k 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 57 days — a 3% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 3 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 $186k; list at $340k implies a 83% gain — meaningful room to come down on a strong offer.

Recommended offer $229,803 (32.4% 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 57 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.68% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.62%
• DSCR: 0.88
• GRM: 12.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.33% rent growth · sell at horizon

5-year hold

• IRR: -22.3%
• Equity multiple: 0.24×
• Total profit: $-72,315
• Equity at exit: $50,695

10-year hold

• IRR: -20.5%
• Equity multiple: -0.01×
• Total profit: $-95,786
• Equity at exit: $29,397

Cash invested: $95,200 (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 30041

• Home prices YoY: -22.5%
• Rents YoY: 1.3%
• Active inventory: 822
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $2,298 medium
• Mortgage (P&I): −$1,783
• Tax from tax record: −$99 /mo · $1,187/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $-208

Break-even live

Break-even rent $2,562

Max offer price $303,231

Occupancy floor —

Sensitivity live

Price	-10% $-16	-5% $-112	+0% $-208	+5% $-304	+10% $-401
Rent	-10% $-390	-5% $-299	+0% $-208	+5% $-117	+10% $-27
Rate	-1.0pp $-37	-0.5pp $-122	base $-208	+0.5pp $-296	+1.0pp $-386

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $340,000 Active 57 DOM
2. 2026-06-18
   days on market $340,000 Active 54 DOM
3. 2026-06-17
   days on market $340,000 Active 53 DOM
4. 2026-06-16
   days on market $340,000 Active 52 DOM
5. 2026-06-15
   days on market $340,000 Active 51 DOM
6. 2026-06-13
   days on market $340,000 Active 49 DOM
7. 2026-06-13
   days on market $340,000 Active 48 DOM
8. 2026-06-09
   days on market $340,000 Active 45 DOM
9. 2026-06-08
   days on market $340,000 Active 44 DOM
10. 2026-06-07
    days on market $340,000 Active 43 DOM
11. 2026-06-04
    days on market $340,000 Active 40 DOM
12. 2026-06-03
    days on market $340,000 Active 39 DOM
13. 2026-06-02
    days on market $340,000 Active 38 DOM
14. 2026-06-01
    days on market $340,000 Active 37 DOM
15. 2026-05-31
    days on market $340,000 Active 36 DOM
16. 2026-04-25
    listed $350,000 New 1248-char remark

    Show marketing remark (1248 chars)

    Beautifully Remodeled Home on Over an Acre - No HOA! Welcome to this fully renovated 4-bedroom, 2-bath home offering over 2,400 square feet of stylish, move-in-ready living space. Nestled on more than an acre, this property provides the perfect blend of privacy, space, and flexibility-with no HOA restrictions and plenty of room to create your ideal outdoor retreat. Step inside to discover a bright, open floor plan enhanced by modern finishes throughout. The stunning kitchen has been completely redesigned and features brand-new stainless steel appliances, a large center island, quartz countertops, new cabinetry, and an expanded buffet/serving area-perfect for entertaining or everyday convenience. The spacious primary bathroom has been fully remodeled with updated finishes, while the entire home showcases fresh interior and exterior paint, new LVP flooring, new carpet, and updated lighting fixtures. Enjoy peace of mind with major system upgrades already completed, including a brand-new roof, HVAC system, and water heater. Conveniently located just minutes from GA-400 and zoned for highly sought-after Forsyth County schools, this home offers exceptional value, modern updates, and room to grow-all in a prime location.

17. 2026-04-25
    listed $350,000 Active 1272-char remark

    Show marketing remark (1248 chars)

    Beautifully Remodeled Home on Over an Acre - No HOA! Welcome to this fully renovated 4-bedroom, 2-bath home offering over 2,400 square feet of stylish, move-in-ready living space. Nestled on more than an acre, this property provides the perfect blend of privacy, space, and flexibility-with no HOA restrictions and plenty of room to create your ideal outdoor retreat. Step inside to discover a bright, open floor plan enhanced by modern finishes throughout. The stunning kitchen has been completely redesigned and features brand-new stainless steel appliances, a large center island, quartz countertops, new cabinetry, and an expanded buffet/serving area-perfect for entertaining or everyday convenience. The spacious primary bathroom has been fully remodeled with updated finishes, while the entire home showcases fresh interior and exterior paint, new LVP flooring, new carpet, and updated lighting fixtures. Enjoy peace of mind with major system upgrades already completed, including a brand-new roof, HVAC system, and water heater. Conveniently located just minutes from GA-400 and zoned for highly sought-after Forsyth County schools, this home offers exceptional value, modern updates, and room to grow-all in a prime location.

18. 2021-06-15
    soldstatus $186,000
19. 2021-03-26
    soldstatus $120,000

ⓘ 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: $1,187 · $99/mo
• Projected year-2 tax: $3,128 · $261/mo
• Expected delta: +$1,941/yr (+$162/mo · 163.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,576
• − Mortgage interest: −$19,045
• − Property taxes: −$1,187
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,206
• − Management: −$2,206
• − Depreciation: −$9,891
• Taxable loss: −$8,659
• Est. tax savings @ 24.0%: +$2,078
• After-tax cash flow: $-420/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): 77,664
• Household income: $152,564
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 796.0

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: Majority White (63%)
• Race & ethnicity: White 63% Asian 23% Hispanic / Latino 8% Two or more races 6% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Romanian 2% Italian 2%
• Foreign-born: 23% · Canada, China, South Korea
• Languages at home: 72% English-only · Other Asian/Pacific 9% Other Indo-European 7% Spanish 6%

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: ▼ -79.19%
• Current HPI: 272.1758
• Rent YoY: ▲ 1.33%
• 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

+183.3% since first listed

8 events — show timeline

• 2026-05-27 Price Changed $340,000 FMLS
• 2026-05-27 Price Changed $340,000 GAMLS
• 2026-05-24 Relisted — FMLS
• 2026-05-20 Contingent — FMLS
• 2026-04-25 Listed $350,000 FMLS
• 2026-04-25 Listed $350,000 GAMLS
• 2021-06-15 Sold (Public Records) $186,000 Public Records
• 2021-03-26 Sold (Public Records) $120,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,187 · -3.1% YoY. Source: county tax records.