4749 Shallow Ridge Rd NE · Woodstock, GA 30144

$335,000

4 bd · 2.5 ba · 2,376 sqft · SingleFamily public records · 72 Days on market

Built 1988 0.26 ac lot $141/sqft · 25% below area Est $447k · 25% under $31/mo HOA · 1% of rent

---

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 +15.0/15.0
• Cash flow +8.8/30.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious 5-bedroom, 2.5-bath home in the desirable Falcon Hills neighborhood an incredible opportunity to make it truly your own. This home offers a warm and inviting layout, highlighted by a cozy brick fireplace in the family room, perfect for relaxing evenings. Just off the breakfast/dining area, you'll find a bright sunroom ideal for morning coffee or entertaining guests. The generously sized primary suite features a large bedroom and private bath, providing a comfortable retreat. A finished basement adds valuable living space, perfect for a media room, home office, or recreation area. Located in a vibrant swim and tennis community with a serene, wooded backyard, with great bones, ample space, and endless potential, this home is ready for your personal touch. Don't miss your chance to create something special this one is sure to please!

Key facts

• 0.26 acre lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-276 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (14.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (24.5% below list).
• Recommended offer: $253k (24.5% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.4% 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.
• Cobb County (suburban): math 39% / reading 45% proficiency, ranked #25 of 174 in GA (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.4%/yr); 341 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,625 units permitted in Cobb County in 2024 (389 in 5+ unit buildings).
• This rent runs 34% of the median local income ($89k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Cobb County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $252,848 (24.5% 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 72 days. Have you received any prior offers? Is the seller open to a 25% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 5.30%
• Cash-on-cash: -3.54%
• DSCR: 0.84
• GRM: 11.0

CMA / ARV

• ARV (median comp): $446,839
• List price: $335,000
• Delta: -25.03%
• 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
4834 Shallow Creek Dr NW	0.07mi	3/2.5 (-1)	2,362 (-1%)	1mo	$410,000	$174	90
4832 Shallow Creek Dr NW	0.07mi	5/3.0 (+1)	2,623 (+10%)	2mo	$492,500	$188	71
4844 Ridgewood Creek Dr	0.21mi	4/2.5	2,668 (+12%)	3mo	$460,000	$172	67
4992 Shallow Ridge Rd NE	0.38mi	3/2.5 (-1)	2,284 (-4%)	7mo	$395,000	$173	65
4981 Shallow Ridge Rd NE	0.41mi	3/2.5 (-1)	2,588 (+9%)	3mo	$409,000	$158	58
1028 Boston Rdg	0.55mi	4/3.5	2,560 (+8%)	2mo	$550,000	$215	56
4445 Shiloh Ct NW	0.74mi	4/3.0	2,451 (+3%)	3mo	$348,000	$142	56
5036 India Lake Dr	0.56mi	3/3.0 (-1)	2,280 (-4%)	8mo	$426,000	$187	54
4471 Myrtle Hill Rd NE	0.71mi	4/3.0	2,237 (-6%)	2mo	$370,000	$165	53
2111 Yorkshire Ct	0.55mi	3/2.0 (-1)	2,574 (+8%)	8mo	$425,000	$165	47
233 Sharney Ln NE	0.56mi	3/2.0 (-1)	2,092 (-12%)	3mo	$367,500	$176	45
163 Castleair Ct NE	0.60mi	3/3.0 (-1)	2,024 (-15%)	5mo	$395,000	$195	36

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: -25.6%
• Equity multiple: 0.15×
• Total profit: $-79,292
• Equity at exit: $49,950

10-year hold

• IRR: -34.9%
• Equity multiple: -0.28×
• Total profit: $-120,306
• Equity at exit: $28,965

Cash invested: $93,800 (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 30144

• Rents YoY: -1.4%
• Active inventory: 341
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,528 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$347 /mo · $4,160/yr
• Insurance: −$140
• HOA: −$31
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $-276

Break-even live

Break-even rent $2,878

Max offer price $286,155

Occupancy floor —

Sensitivity live

Price	-10% $-87	-5% $-182	+0% $-276	+5% $-371	+10% $-466
Rent	-10% $-476	-5% $-376	+0% $-276	+5% $-177	+10% $-77
Rate	-1.0pp $-108	-0.5pp $-191	base $-276	+0.5pp $-363	+1.0pp $-452

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4759 Shallow Ridge Rd NE Kennesaw, GA	3.0	2.5	1962	$2,320	$1.18	44d	1	0.08mi
4805 Shallow Farm Dr NE Kennesaw, GA	3.0	2.0	1636	$2,355	$1.44	2d	1	0.29mi
4771 N Springs Rd NW Kennesaw, GA	4.0	2.0	2280	$2,410	$1.06	44d	1	0.31mi
4734 N Springs Rd NW Kennesaw, GA	4.0	2.0	1584	$2,500	$1.58	44d	1	0.32mi
151 Castleair Dr NE Kennesaw, GA	3.0	2.0	1780	$2,225	$1.25	18d	1	0.52mi
151 Castleair Dr NE Kennesaw, GA	3.0	2.0	1780	$2,075	$1.17	5d	1	0.52mi
371 Lanier Cir Woodstock, GA	4.0	2.5	1805	$2,680	$1.48	3d	1	0.84mi
4631 Astible Ct NW Acworth, GA	4.0	2.5	2905	$2,800	$0.96	44d	1	0.85mi
398 Lanier Cir Woodstock, GA	3.0	2.5	1946	$2,750	$1.41	5d	1	0.86mi
4259 Pentworth Ln NW Kennesaw, GA	3.0	2.5	2176	$2,400	$1.10	4d	1	0.97mi
114 Kasey Dr Woodstock, GA	3.0	2.5	1915	$2,250	$1.17	5d	1	1.08mi
314 New Crossing Trl E Kennesaw, GA	4.0	4.0	2328	$800	$0.34	44d	1	1.25mi
4717 Norman Dr NW Kennesaw, GA	3.0	2.0	1789	$2,150	$1.20	3d	1	1.31mi
4723 Canary Diamond Ln Kennesaw, GA	4.0	3.5	2200	$3,250	$1.48	19d	1	1.41mi
4112 Lynette Ct NE Kennesaw, GA	4.0	3.0	2680	$7,500	$2.80	24d	1	1.41mi
527 Charing Cross Dr Marietta, GA	4.0	3.0	2600	$6,300	$2.42	44d	1	1.45mi
675 Smokey Quartz Way Kennesaw, GA	4.0	3.5	2390	$3,250	$1.36	5d	1	1.45mi
836 Sunset Ct NW Acworth, GA	4.0	3.0	2298	$2,250	$0.98	44d	1	1.49mi

HOA detail

• Monthly dues: $31 · $372/yr

Listing history 33 events

1. 2026-06-18
   days on market $335,000 Active 72 DOM
2. 2026-06-17
   days on market $335,000 Active 71 DOM
3. 2026-06-16
   days on market $335,000 Active 70 DOM
4. 2026-06-15
   days on market $335,000 Active 69 DOM
5. 2026-06-13
   days on market $335,000 Active 67 DOM
6. 2026-06-13
   days on market $335,000 Active 66 DOM
7. 2026-06-09
   days on market $335,000 Active 63 DOM
8. 2026-06-08
   days on market $335,000 Active 62 DOM
9. 2026-06-07
   pricedays on market $335,000 Active 61 DOM
10. 2026-06-04
    days on market $345,000 Active 58 DOM
11. 2026-06-03
    days on market $345,000 Active 57 DOM
12. 2026-06-02
    days on market $345,000 Active 56 DOM
13. 2026-06-01
    days on market $345,000 Active 55 DOM
14. 2026-05-31
    days on market $345,000 Active 54 DOM
15. 2026-05-11
    price $345,000 867-char remark

    Show marketing remark (867 chars)

    Welcome to this spacious 5-bedroom, 2.5-bath home in the desirable Falcon Hills neighborhood an incredible opportunity to make it truly your own. This home offers a warm and inviting layout, highlighted by a cozy brick fireplace in the family room, perfect for relaxing evenings. Just off the breakfast/dining area, you'll find a bright sunroom ideal for morning coffee or entertaining guests. The generously sized primary suite features a large bedroom and private bath, providing a comfortable retreat. A finished basement adds valuable living space, perfect for a media room, home office, or recreation area. Located in a vibrant swim and tennis community with a serene, wooded backyard, with great bones, ample space, and endless potential, this home is ready for your personal touch. Don't miss your chance to create something special this one is sure to please!

16. 2026-05-11
    price $345,000 867-char remark

    Show marketing remark (867 chars)

    Welcome to this spacious 5-bedroom, 2.5-bath home in the desirable Falcon Hills neighborhood an incredible opportunity to make it truly your own. This home offers a warm and inviting layout, highlighted by a cozy brick fireplace in the family room, perfect for relaxing evenings. Just off the breakfast/dining area, you'll find a bright sunroom ideal for morning coffee or entertaining guests. The generously sized primary suite features a large bedroom and private bath, providing a comfortable retreat. A finished basement adds valuable living space, perfect for a media room, home office, or recreation area. Located in a vibrant swim and tennis community with a serene, wooded backyard, with great bones, ample space, and endless potential, this home is ready for your personal touch. Don't miss your chance to create something special this one is sure to please!

17. 2026-04-07
    listed $355,000 New 867-char remark

    Show marketing remark (867 chars)

    Welcome to this spacious 5-bedroom, 2.5-bath home in the desirable Falcon Hills neighborhood an incredible opportunity to make it truly your own. This home offers a warm and inviting layout, highlighted by a cozy brick fireplace in the family room, perfect for relaxing evenings. Just off the breakfast/dining area, you'll find a bright sunroom ideal for morning coffee or entertaining guests. The generously sized primary suite features a large bedroom and private bath, providing a comfortable retreat. A finished basement adds valuable living space, perfect for a media room, home office, or recreation area. Located in a vibrant swim and tennis community with a serene, wooded backyard, with great bones, ample space, and endless potential, this home is ready for your personal touch. Don't miss your chance to create something special this one is sure to please!

18. 2026-04-07
    listed $355,000 Active 867-char remark

    Show marketing remark (867 chars)

    Welcome to this spacious 5-bedroom, 2.5-bath home in the desirable Falcon Hills neighborhood an incredible opportunity to make it truly your own. This home offers a warm and inviting layout, highlighted by a cozy brick fireplace in the family room, perfect for relaxing evenings. Just off the breakfast/dining area, you'll find a bright sunroom ideal for morning coffee or entertaining guests. The generously sized primary suite features a large bedroom and private bath, providing a comfortable retreat. A finished basement adds valuable living space, perfect for a media room, home office, or recreation area. Located in a vibrant swim and tennis community with a serene, wooded backyard, with great bones, ample space, and endless potential, this home is ready for your personal touch. Don't miss your chance to create something special this one is sure to please!

19. 2026-01-09
    historical $2,399
20. 2026-01-06
    listed $2,399
21. 2018-06-28
    soldstatus $849,000
22. 2017-06-27
    soldstatus $167,000
23. 2017-06-23
    soldstatus $167,000 Sold
24. 2017-06-23
    soldstatus $167,000 Sold
25. 2017-05-22
    status Under Contract
26. 2017-05-22
    historical Contingent - Due Diligence
27. 2017-05-14
    price $189,999
28. 2017-05-14
    price $189,999
29. 2017-05-05
    listed $200,000 New
30. 2017-05-05
    listed $200,000 Active
31. 1999-06-07
    soldstatus $139,500
32. 1997-04-03
    soldstatus $133,500
33. 1989-06-07
    soldstatus $108,000

ⓘ 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: $4,160 · $347/mo
• Projected year-2 tax: $4,160 · $347/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,342
• − Mortgage interest: −$18,765
• − Property taxes: −$4,160
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,427
• − Management: −$2,427
• − HOA: −$372
• − Depreciation: −$9,745
• Taxable loss: −$9,230
• Est. tax savings @ 24.0%: +$2,215
• After-tax cash flow: $-1,103/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: Cobb County
• NCES district ID: 1301290
• Math proficiency: 39% ▼ -15.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $68,845
• Composite: 37.93/100
• National rank: #4308
• State rank: #25 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: Cobb County · 777,758 people
• City population: 109,446
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 59,661
• Household income: $88,560
• Rent vs Own: 40.2% rent · 59.8% own
• Severe rent burden: 3141.0

Population outlook (Cobb County) Hauer SSP2

• Today (2025): 868,385 people
• By 2030: 929,614 · +7.1%
• By 2040: 1,047,533 · +20.6%
• By 2050: 1,155,537 · +33.1%
• By 2075: 1,405,030 · +61.8%
• By 2100: 1,555,058 · +79.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 52% Black 20% Hispanic / Latino 15% Two or more races 12% Asian 7%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 19% · Canada, China, Vietnam
• Languages at home: 76% English-only · Spanish 11% Other Indo-European 5% French/Haitian/Cajun 2%

Political lean MEDSL · Cobb

• 2024 margin: D (+14.9) · D 56.9% · R 42.0% · Other 1.1%
• 2008→2024 swing: +24.3pp toward D · 2008: -9.4pp · 2024: 14.9pp
• All cycles: 2024: D+14.9 2020: D+14.3 2016: D+2.1 2012: R+12.6 2008: R+9.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -188.10%
• Current HPI: 252.7769
• Rent YoY: ▼ -1.35%
• 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

+219.4% since first listed

19 events — show timeline

• 2026-05-11 Price Changed $345,000 GAMLS
• 2026-05-11 Price Changed $345,000 FMLS
• 2026-04-07 Listed $355,000 FMLS
• 2026-04-07 Listed $355,000 GAMLS
• 2026-01-09 Rental Removed $2,399 Tricon
• 2026-01-06 Listed for Rent $2,399 Tricon
• 2018-06-28 Sold (Public Records) $849,000 Public Records
• 2017-06-27 Sold (Public Records) $167,000 Public Records
• 2017-06-23 Sold (MLS) $167,000 GAMLS
• 2017-06-23 Sold (MLS) $167,000 FMLS
• 2017-05-22 Pending — GAMLS
• 2017-05-22 Contingent — FMLS
• 2017-05-14 Price Changed $189,999 GAMLS
• 2017-05-14 Price Changed $189,999 FMLS
• 2017-05-05 Listed $200,000 GAMLS
• 2017-05-05 Listed $200,000 FMLS
• 1999-06-07 Sold (Public Records) $139,500 Public Records
• 1997-04-03 Sold (Public Records) $133,500 Public Records
• 1989-06-07 Sold (Public Records) $108,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $4,160 · +5.2% YoY. Source: county tax records.