4220 Wildrose Ct · Cumming, GA 30028

$425,000

4 bd · 3.0 ba · 2,306 sqft · SingleFamily public records · 32 Days on market

Built 1999 0.50 ac lot $184/sqft · 12% below area Est $480k · 12% under $48/mo HOA · 2% of rent

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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 +12.7/15.0
• Cash flow +9.3/30.0
• Schools +5.7/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked away on a quiet cul-de-sac in sought-after North Forsyth, this beautifully updated home at 4220 Wildrose Ct offers the perfect combination of privacy, functionality, and modern comfort. Situated on a spacious lot with a fully fenced backyard, the property creates an ideal setting for entertaining, pets, outdoor gatherings, or simply enjoying peaceful evenings at home. Inside, you'll find stylish LVP flooring flowing throughout the main living areas, delivering both durability and contemporary appeal. The thoughtfully finished terrace level adds exceptional flexibility and can easily serve as a media room, home office, gym, playroom, guest retreat, or additional living space tailored to your lifestyle. This move-in-ready home has been meticulously maintained with several major system upgrades already completed, including new septic field lines, a new 3-ton HVAC system, and a new water heater - offering valuable peace of mind for years to come. One of the standout features is the ample parking and usable outdoor space, providing plenty of room for multiple vehicles, guests, recreational equipment, or future possibilities. Conveniently located just minutes from GA-400, shopping, dining, parks, and top Forsyth County amenities, this property also benefits from access to highly rated Forsyth County schools. Offering the rare combination of privacy, modern updates, versatile living space, and everyday convenience, this is a home you won't want to miss.

Key facts

• Quiet cul-de-sac
• Ample parking
• Usable outdoor space

Tags

• QUIET CUL-DE-SAC
• FULLY FENCED BACKYARD
• STYLISH LVP FLOORING
• AMPLE PARKING
• USABLE OUTDOOR SPACE
• ACCESS TO HIGHLY RATED SCHOOLS

Property features AI

Finance

• Other: Asphalt road access; Property located in Forsyth County, GA
• HOA & community: Homeowners association with annual fee; Association fee covers grounds maintenance and community pool; Community amenities include a pool and playground

Exterior

• Parking: Two garage spaces; driveway parking available; Garage faces side; Open parking available
• Utilities: Public water; Septic tank sewer; Electric service with 110V and 220V; Electricity and natural gas available
• Home design: Multi/split levels; Resale property
• Construction: Vinyl siding; Composition roof; Concrete perimeter foundation; Built with standard resale construction
• Exterior features: Rear porch; Back yard fenced

Interior

• Kitchen: Eat-in kitchen with stone counters; Stained cabinets; Breakfast bar; View to family room; Gas range and gas oven; Microwave
• Bedrooms: Master suite on the main level; Three main-level bedrooms; One lower-level bedroom
• Flooring: Carpet; Luxury vinyl; Other flooring
• Bathrooms: Three full bathrooms total; Two full bathrooms on the main level; One full bathroom on the lower level; Master bath with double vanity, separate tub and shower, and soaking tub
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Vaulted and tray ceilings with 9-ft ceilings on the main level; Walk-in closets; Double vanity in baths; Factory-built gas fireplace with gas log and gas starter; Insulated windows; No common walls; Bonus room; Finished basement with daylight windows, driveway access, exterior entry and interior entry, and a finished bathroom
• Laundry & utility: Main-level laundry located in hall

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $-310 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $370k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $304k (28.4% below list).
• Recommended offer: $304k (28.4% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: Poole'S Mill Elementary (math 45% / reading 45%, grade D-, #327 of 1,228 statewide, top 27%, 1,090 students, 15% FRL); Liberty Middle School (math 48% / reading 59%, grade C+, #56 of 470 statewide, top 12%, 1,032 students, 14% FRL); North Forsyth High School (math 22% / reading 37%, grade F, #140 of 424 statewide, top 35%, 2,065 students, 14% FRL) — zoned schools at 14% FRL track the district average.
• 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 (+3.3%/yr); 544 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 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 $3k of loan paydown is wiped out by about $13k 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 32 days — a 3% lower offer ($412k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago 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 $217k; list at $425k implies a 95% gain — meaningful room to come down on a strong offer.

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 $304,405 (28.4% 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 32 days. Have you received any prior offers? Is the seller open to a 28% 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: 0.72% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.13%
• DSCR: 0.86
• GRM: 11.6

CMA / ARV

• ARV (median comp): $480,401
• List price: $425,000
• Delta: -11.53%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4465 Longmont Dr	0.33mi	4/3.0	2,323 (+1%)	2mo	$441,500	$190	81
4150 Starr Creek Rd	0.10mi	5/3.0 (+1)	2,444 (+6%)	6mo	$413,000	$169	76
3820 Pheasant Run Trce	0.42mi	4/3.0	2,202 (-4%)	4mo	$360,000	$163	70
3930 Pheasant Run Trce	0.50mi	4/3.0	2,205 (-4%)	5mo	$400,000	$181	65
4185 Longmont Dr	0.05mi	4/3.0	2,592 (+12%)	22mo	$450,000	$174	58
4150 Longmont Dr	0.05mi	3/3.0 (-1)	2,572 (+12%)	21mo	$495,000	$192	56
4435 Montrose Dr	0.19mi	4/3.0	2,571 (+12%)	20mo	$485,000	$189	55
4250 Ridgebrook Bnd	0.67mi	4/2.5	2,436 (+6%)	3mo	$470,000	$193	55
4265 Elmhurst Ln	0.20mi	3/2.5 (-1)	1,972 (-14%)	13mo	$429,000	$218	49
4280 Ridgebrook Bnd	0.60mi	4/2.5	2,212 (-4%)	21mo	$415,000	$188	46
4215 Pheasant Run Trce	0.69mi	4/2.5	2,593 (+12%)	3mo	$495,000	$191	42
4825 Whispering Pine Way	0.45mi	5/3.0 (+1)	2,645 (+15%)	10mo	$630,000	$238	41

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 · 3.32% rent growth · sell at horizon

5-year hold

• IRR: -21.2%
• Equity multiple: 0.26×
• Total profit: $-87,736
• Equity at exit: $63,369

10-year hold

• IRR: -14.2%
• Equity multiple: 0.18×
• Total profit: $-98,150
• Equity at exit: $36,746

Cash invested: $119,000 (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 30028

• Home prices YoY: -23.1%
• Rents YoY: 3.3%
• Active inventory: 544
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $3,044 medium
• Mortgage (P&I): −$2,229
• Tax from tax record: −$261 /mo · $3,135/yr
• Insurance: −$177
• HOA: −$48
• Vacancy / Maint / Mgmt: −$639
• Net cashflow: $-310

Break-even live

Break-even rent $3,437

Max offer price $370,192

Occupancy floor —

Sensitivity live

Price	-10% $-70	-5% $-190	+0% $-310	+5% $-431	+10% $-551
Rent	-10% $-551	-5% $-430	+0% $-310	+5% $-190	+10% $-70
Rate	-1.0pp $-96	-0.5pp $-202	base $-310	+0.5pp $-420	+1.0pp $-532

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4735 Bryn Ridge Ct Cumming, GA	3.0	2.0	2042	$2,475	$1.21	6d	1	1.04mi
4145 Pleasant Woods Dr Cumming, GA	5.0	3.0	3237	$3,200	$0.99	45d	1	1.28mi
4945 Shipley Ave Cumming, GA	5.0	4.5	3072	$3,300	$1.07	21d	1	1.29mi
3545 Bridgeshaw Dr Cumming, GA	3.0	2.5	2500	$2,411	$0.96	0d	1	1.49mi

HOA detail

• Monthly dues: $48 · $576/yr
• Likely covers: watergym

Listing history 34 events

1. 2026-06-21
   days on market $425,000 Active 32 DOM
2. 2026-06-18
   days on market $425,000 Active 29 DOM
3. 2026-06-17
   days on market $425,000 Active 28 DOM
4. 2026-06-16
   days on market $425,000 Active 27 DOM
5. 2026-06-15
   days on market $425,000 Active 26 DOM
6. 2026-06-13
   days on market $425,000 Active 24 DOM
7. 2026-06-13
   days on market $425,000 Active 23 DOM
8. 2026-06-09
   days on market $425,000 Active 20 DOM
9. 2026-06-08
   days on market $425,000 Active 19 DOM
10. 2026-06-07
    days on market $425,000 Active 18 DOM
11. 2026-06-04
    days on market $425,000 Active 15 DOM
12. 2026-06-03
    days on market $425,000 Active 14 DOM
13. 2026-06-02
    days on market $425,000 Active 13 DOM
14. 2026-06-01
    days on market $425,000 Active 12 DOM
15. 2026-05-31
    days on market $425,000 Active 11 DOM
16. 2026-05-18
    historical
17. 2026-03-11
    price $425,000
18. 2026-02-18
    price $449,000
19. 2025-12-19
    listed $460,000 New
20. 2016-03-31
    price $217,400 316-char remark
21. 2016-03-18
    soldstatus $217,400
22. 2016-03-16
    price $217,400
23. 2016-03-15
    soldstatus $217,400 Sold 316-char remark
24. 2016-03-15
    soldstatus $217,400 Sold
25. 2016-03-15
    price $219,900
26. 2016-02-24
    status Under Contract 316-char remark
27. 2016-02-19
    historical 316-char remark
28. 2016-02-10
    status Under Contract 316-char remark
29. 2016-02-05
    historical 316-char remark
30. 2016-02-04
    status Under Contract 316-char remark
31. 2016-02-04
    historical Contingent - Due Diligence
32. 2016-01-27
    price $219,900 316-char remark
33. 2016-01-22
    listed $219,900 New 316-char remark
34. 2016-01-22
    listed $219,900 Active

ⓘ 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: $3,135 · $261/mo
• Projected year-2 tax: $3,910 · $326/mo
• Expected delta: +$775/yr (+$65/mo · 24.7%)

ⓘ 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 5/10 Major 7 d/yr ≥101°F today · 18 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: $36,529
• − Mortgage interest: −$23,807
• − Property taxes: −$3,135
• − Insurance: −$2,125
• − Repairs & maintenance: −$2,922
• − Management: −$2,922
• − HOA: −$576
• − Depreciation: −$12,364
• Taxable loss: −$11,322
• Est. tax savings @ 24.0%: +$2,717
• After-tax cash flow: $-1,006/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): 38,433
• Household income: $138,011
• Rent vs Own: 13.3% rent · 86.7% own
• Severe rent burden: 257.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 11% Two or more races 10% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Slovak 3% Romanian 3% Italian 2%
• Foreign-born: 11% · Canada, Jamaica, China
• Languages at home: 86% English-only · Spanish 8% Other Indo-European 2% Other Asian/Pacific 2%

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: ▼ -79.48%
• Current HPI: 264.5815
• Rent YoY: ▲ 3.32%
• 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

+93.3% since first listed

21 events — show timeline

• 2026-05-19 Listed $425,000 FMLS
• 2026-05-19 Listed $425,000 GAMLS
• 2026-05-18 Listing Removed — GAMLS
• 2026-03-11 Price Changed $425,000 GAMLS
• 2026-02-18 Price Changed $449,000 GAMLS
• 2025-12-19 Listed $460,000 GAMLS
• 2016-03-31 Price Changed $217,400 GAMLS
• 2016-03-18 Sold (Public Records) $217,400 Public Records
• 2016-03-16 Price Changed $217,400 FMLS
• 2016-03-15 Sold (MLS) $217,400 GAMLS
• 2016-03-15 Sold (MLS) $217,400 FMLS
• 2016-03-15 Price Changed $219,900 FMLS
• 2016-02-24 Pending — GAMLS
• 2016-02-19 Listing Removed — GAMLS
• 2016-02-10 Pending — GAMLS
• 2016-02-05 Listing Removed — GAMLS
• 2016-02-04 Pending — GAMLS
• 2016-02-04 Contingent — FMLS
• 2016-01-27 Price Changed $219,900 GAMLS
• 2016-01-22 Listed $219,900 GAMLS
• 2016-01-22 Listed $219,900 FMLS

Property tax history

+4.5%/yr

Latest (2025): $3,135 · +21.5% YoY. Source: county tax records.