5638 John Burruss Rd · Cumming, GA 30040

$275,000

3 bd · 2.0 ba · 1,792 sqft · SingleFamily public records · 15 Days on market

Built 1992 Average condition 1.33 ac lot Est $426k · 36% 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 +15.1/30.0
• ARV discount +15.0/15.0
• Schools +5.7/10.0
• DSCR +4.6/10.0
• 1% rule +4.2/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare opportunity to own a 4-bedroom, 2-bath home on 1.33 private acres in Cumming for under $300,000! Whether you're looking for an affordable home with room to grow or an investment opportunity with upside potential, this property offers incredible flexibility and value. Inside, you'll find a spacious floor plan featuring both a family room and a separate living room, providing multiple options for entertaining, everyday living, or reconfiguring the space to better fit your needs. The layout also offers potential to expand or redesign the kitchen, creating an even more open and functional living area. With four bedrooms, generous living space, and room to customize, this home is full of opportunity. Recent updates include new plumbing, new electrical panel outside, AC unit, and hot water heater internal components replaced. Enjoy the best of both worlds with a tranquil, country-style setting, a private and spacious front yard, and a brand-new back deck for entertaining or relaxing outdoors. Conveniently located just minutes from shopping, restaurants, top-rated schools, and the new Cumming City Center, this property offers space and convenience in a hard-to-find price point. With no HOA restrictions, you'll have the freedom to truly make this home your own. Also a great option for investors seeking a rental, long-term hold, or value-add opportunity. Property sold as-is. Brand-new back deck to be completed by 6/8

Key facts

• Private acres
• Recent updates
• New plumbing

Tags

• PRIVATE ACRES
• SPACIOUS FLOOR PLAN
• SEPARATE LIVING ROOM
• POTENTIAL TO EXPAND
• RECENT UPDATES
• NEW PLUMBING

Property features AI

Finance

• Other: Road access via dirt, county and private road frontage

Exterior

• Parking: Total parking for 6 vehicles; Detached parking; Carport (1 space); Driveway; Parking pad; Open parking available
• Utilities: Well (private water); Septic tank; 110-volt electric service; Cable available; Electricity available
• Home design: Double wide mobile home; Single-story (one level); Entry level: main; Composition roof; Property condition: fixer
• Construction: Vinyl siding; Block foundation; Built with composition roofing
• Exterior features: Private yard; Deck; Patio; Storage shed(s)

Interior

• Kitchen: White cabinets; Breakfast bar; Pantry; Open view to the family room; Refrigerator; Electric cooktop; Electric range; Dishwasher; Microwave
• Bedrooms: Master suite on the main level; Roommate floor plan; Four main-level bedrooms
• Flooring: Carpet; Wood
• Bathrooms: Two full bathrooms; Main-level bathrooms: 2; Master bath with shower (no tub)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: 9-foot ceilings on the main level; No shared/common walls; Crawl space foundation
• Laundry & utility: Laundry room; In-hall laundry; Mud room; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $89 ($1k/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 $252k (8.4% below list).
• Recommended offer: $252k (8.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Matt Elementary School (math 58% / reading 53%, grade C, #173 of 1,228 statewide, top 14%, 1,116 students, 15% 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 15% FRL track the district average.
• Zoned-school proficiency averages 42% at this address vs 62% district-wide (-20 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 (+1.6%/yr); 896 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $8k 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 15 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 2 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.

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 $251,829 (8.4% 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 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?
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: 0.92% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.39%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $426,496
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6640 Brittney Ln	0.71mi	3/2.5	1,736 (-3%)	3mo	$410,000	$236	57
6070 Savannah Dr	0.69mi	3/2.0	1,762 (-2%)	17mo	$420,000	$238	51
7675 Rose Ln	0.65mi	3/2.0	1,904 (+6%)	12mo	$410,000	$215	49
6630 Brittney Ln	0.71mi	3/2.0	1,528 (-15%)	1mo	$420,000	$275	42

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 · 1.65% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.45×
• Total profit: $-42,232
• Equity at exit: $41,003

10-year hold

• IRR: -9.6%
• Equity multiple: 0.44×
• Total profit: $-42,802
• Equity at exit: $23,777

Cash invested: $77,000 (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 30040

• Home prices YoY: -22.3%
• Rents YoY: 1.6%
• Active inventory: 896
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,518 high
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $89

Break-even live

Break-even rent $2,406

Max offer price $275,000

Occupancy floor 91%

Sensitivity live

Price	-10% $279	-5% $184	+0% $89	+5% $-6	+10% $-101
Rent	-10% $-110	-5% $-10	+0% $89	+5% $188	+10% $288
Rate	-1.0pp $227	-0.5pp $159	base $89	+0.5pp $18	+1.0pp $-55

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7080 Shady Oak Ln Cumming, GA	3.0	2.0	1348	$2,375	$1.76	44d	1	1.15mi
5820 Flint Ln Cumming, GA	3.0	2.5	1992	$2,200	$1.10	6d	1	1.16mi
5945 Osgood Pl Cumming, GA	3.0	2.5	2028	$2,180	$1.07	44d	1	1.24mi
4150 Hamilton Cove Ct Cumming, GA	4.0	3.0	2398	$2,870	$1.20	2d	1	1.33mi
6050 Sanford Pl Cumming, GA	3.0	2.5	1970	$2,200	$1.12	19d	1	1.35mi

Listing history 11 events

1. 2026-06-18
   days on market $275,000 Active 15 DOM
2. 2026-06-17
   days on market $275,000 Active 14 DOM
3. 2026-06-16
   days on market $275,000 Active 13 DOM
4. 2026-06-15
   days on market $275,000 Active 12 DOM
5. 2026-06-13
   days on market $275,000 Active 10 DOM
6. 2026-06-13
   days on market $275,000 Active 9 DOM
7. 2026-06-09
   days on market $275,000 Active 6 DOM
8. 2026-06-08
   days on market $275,000 Active 5 DOM
9. 2026-06-07
   days on market $275,000 Active 4 DOM
10. 2026-06-04
    remarks 699-char remark
11. 2026-06-04
    listed $275,000 Active 1 DOM

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

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 ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $30,219
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,418
• − Management: −$2,418
• − Depreciation: −$8,000
• Taxable loss: −$3,520
• Est. tax savings @ 24.0%: +$845
• After-tax cash flow: $1,913/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

Average 55/100 Cosmetic rehab

This home offers a good starting point with a spacious floor plan and four bedrooms, but requires some cosmetic updates to enhance its resale and rental value.

Repairs flagged

• Moderate Kitchen cabinets — Dated appearance
• Moderate Bathroom fixtures — Need updating for a fresh look

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace carpet with hardwood or tile — Hardwood or tile flooring is more durable and adds value
• Both Update bathroom fixtures — Modern fixtures improve functionality and aesthetics
• Both Landscaping and curb appeal — Enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Dated appearance	Moderate	$3,000–15,000
Bathroom fixtures · Need updating for a fresh look	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$6,000–30,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace carpet with hardwood or tile — Hardwood or tile flooring is more durable and adds value ↑
• Both Update bathroom fixtures — Modern fixtures improve functionality and aesthetics ↑
• Both Landscaping and curb appeal — Enhances curb appeal and adds 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: 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): 82,532
• Household income: $137,211
• Rent vs Own: 15.9% rent · 84.1% own
• Severe rent burden: 1056.0

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 (65%)
• Race & ethnicity: White 65% Asian 13% Hispanic / Latino 12% Two or more races 11% Black 4%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Romanian 2% Italian 2% Slovak 2%
• Foreign-born: 20% · Canada, Jamaica, South Korea
• Languages at home: 75% English-only · Spanish 9% Other Asian/Pacific 6% Other Indo-European 5%

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: ▼ -79.76%
• Current HPI: 277.8697
• Rent YoY: ▲ 1.65%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-03 Listed $275,000 GAMLS
• 2026-06-03 Listed $275,000 FMLS