1201 Fairway Oaks · Waleska, GA 30183

$198,000

3 bd · 2.0 ba · 1,399 sqft · SingleFamily · 9 Days on market

Good condition Est $334k · 41% 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).

• ARV discount +15.0/15.0
• Cash flow +14.8/30.0
• DSCR +4.5/10.0
• Schools +4.2/10.0
• 1% rule +4.1/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Livability +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Whether for a vacation home or a primary residence every day will feel like a getaway in this stunning 3 bed 2 bath condo. Community features the awe-inspiring Lake Arrowhead with available boat rentals, basketball, volleyball, corn hole, pool, massive playground, disk golf, and community concerts and activities. Did I mention the amazing golf course and club house? At your 3 bed 2 bath condo you have one of the few covered screened in back decks, wood fireplace, and spacious living room. This is home is built for relaxing in a community where every day can be filled with new fun and adventure. Perfect holiday hideaway or forever home.

Key facts

• Massive playground
• Boat rentals
• Disk golf

Tags

• BOAT RENTALS
• MASSIVE PLAYGROUND
• DISK GOLF
• GOLF COURSE
• CLUB HOUSE
• COVERED SCREENED IN BACK DECKS

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence (condo/townhome subtype listed); One story
• Exterior features: Covered patio/porch; Lake view

Interior

• Kitchen: Microwave; Refrigerator
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast bar; Living room fireplace
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $198k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $55 ($662/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (9.0% below list).
• Recommended offer: $180k (9.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 1.3% in Waleska — 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 47/100 on livability (#593 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities F, commute F, employment 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: R. M. Moore Elementary School (math 31% / reading 29%, grade F, #627 of 1,228 statewide, top 51%, 1,021 students, 60% FRL); Teasley Middle School (math 28% / reading 37%, grade F, #221 of 470 statewide, top 48%, 1,606 students, 52% FRL); Cherokee High School (math 35% / reading 40%, grade F, #65 of 424 statewide, top 16%, 2,937 students, 38% FRL) — zoned schools average 50% FRL vs 26% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 47% district-wide (-14 pts) — the specific schools serving this property underperform the Cherokee County average; the district grade overstates school quality for this exact location.
• Market conditions: 211 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $180,190 (9.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 0.91% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.19%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $334,361
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Fort Wayne Dr	0.46mi	3/2.0	1,526 (+9%)	16mo	$313,100	$205	50
125 Wolverine Dr	0.45mi	2/2.5 (-1)	1,425 (+2%)	23mo	$339,900	$239	50
114 Fort Wayne Dr	0.54mi	3/2.0	1,596 (+14%)	7mo	$325,000	$204	46
212 Red Cloud Lndg	0.51mi	2/2.0 (-1)	1,275 (-9%)	16mo	$329,900	$259	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.49×
• Total profit: $-28,544
• Equity at exit: $29,522

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-20,220
• Equity at exit: $17,119

Cash invested: $55,440 (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 30183

• Home prices YoY: -10.5%
• Active inventory: 211
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,802 medium
• Mortgage (P&I): −$1,038
• Tax est. 1.5%: −$248 /mo · $2,970/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $55

Break-even live

Break-even rent $1,732

Max offer price $198,000

Occupancy floor 92%

Sensitivity live

Price	-10% $192	-5% $124	+0% $55	+5% $-13	+10% $-82
Rent	-10% $-87	-5% $-16	+0% $55	+5% $126	+10% $198
Rate	-1.0pp $155	-0.5pp $106	base $55	+0.5pp $4	+1.0pp $-48

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $198,000 Active 9 DOM
2. 2026-06-18
   days on market $198,000 Active 6 DOM
3. 2026-06-17
   days on market $198,000 Active 5 DOM
4. 2026-06-16
   days on market $198,000 Active 4 DOM
5. 2026-06-15
   days on market $198,000 Active 3 DOM
6. 2026-06-13
   remarks 643-char remark
7. 2026-06-13
   listed $198,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,623
• − Mortgage interest: −$11,091
• − Property taxes: −$2,970
• − Insurance: −$990
• − Repairs & maintenance: −$1,730
• − Management: −$1,730
• − Depreciation: −$5,760
• Taxable loss: −$2,648
• Est. tax savings @ 24.0%: +$636
• After-tax cash flow: $1,298/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 3-bedroom, 2-bathroom condo is in good condition with a good condition score of 75. It has a good roof, exterior, and foundation, and is located in a community with amenities such as a lake, playground, and pool. The home has some cosmetic updates needed, such as updating the kitchen and painting the interior walls, which would increase its value for both resale and rental.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Minor kitchen sink — basic design

Value-add opportunities

• Both update kitchen cabinets and sink — modernizing the kitchen would appeal to both buyers and renters
• Both paint interior walls — fresh paint can make a significant difference in the home's appearance
• Both replace carpet with hardwood or tile — hardwood or tile flooring would increase the home's value and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
kitchen sink · basic design	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Both update kitchen cabinets and sink — modernizing the kitchen would appeal to both buyers and renters ↑
• Both paint interior walls — fresh paint can make a significant difference in the home's appearance ↑
• Both replace carpet with hardwood or tile — hardwood or tile flooring would increase the home's value and appeal ↑

ⓘ 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 — Waleska

• Score: 47/100
• State rank: #593
• US rank: #26192

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing F Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,320

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 4% Black 2%
• Common ancestry: Serbian 5% Slovak 4% Lithuanian 3%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 2% German/W. Germanic 2%

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: ▼ -34.43%
• Current HPI: 292.92
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-06-13 Listed $198,000 CCARMLS