254 Chads Ford Way · Roswell, GA 30076

$232,500

3 bd · 3.5 ba · 1,280 sqft · Townhouse public records · 52 Days on market

Built 1983 1,916 sqft lot $182/sqft · 10% below area Est $258k · 10% under $250/mo HOA · 13% 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 +11.9/15.0
• Cash flow +8.2/30.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• 1% rule +3.4/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 254 Chads Ford Way, a beautifully updated and thoughtfully designed townhome where modern style meets everyday comfort in one of Roswell's most convenient locations. Offering approximately 1,280 square feet of inviting living space, this 3-bedroom, 3.5-bath residence delivers a rare combination of flexibility, privacy, and elevated finishes. From the moment you arrive, the classic brick facade and bold red entry door create a warm and welcoming first impression. Step inside and you're immediately greeted by a bright and inviting living space where gleaming hardwood floors, soft neutral tones, and abundant natural light come together to create an atmosphere that feels both stylish and comfortable. A cozy fireplace serves as the focal point, making it the perfect setting to relax or entertain. The layout flows seamlessly into the dining area and beautifully updated kitchen-designed with a clean, modern aesthetic and offering generous cabinetry and workspace for everyday living. Whether you're preparing meals or hosting guests, this space is both functional and inviting. The primary suite offers a peaceful retreat, highlighted by vaulted ceilings, rich hardwood flooring, and abundant natural light. The ensuite bath has been tastefully updated with a dual vanity and a sleek, tiled walk-in shower, creating a spa-like experience. Additional bedrooms provide comfort and privacy, each thoughtfully designed and complemented by well-appointed bathrooms-ideal for guests, family, or shared living. A finished basement adds exceptional flexibility, featuring a private bedroom and full bath-perfect for a roommate setup, guest suite, home office, or additional living space to suit your needs. Enjoy the added benefit of a private deck, offering a quiet outdoor space to relax, unwind, or enjoy fresh air. The attached two-car garage provides both convenience and additional storage. Ideally located just minutes from parks, schools, shopping, dining, and major commuter routes, this home offers the perfect balance of accessibility and neighborhood charm. This is more than just a home-it's a place to live comfortably, entertain with ease, and create lasting memories. Schedule your private tour today and experience everything 254 Chads Ford Way has to offer! Photos are digitally enhanced. Being sold AS IS, WHERE IS, Buyer is responsible for all inspections and any city requirements to close. All information and property details set forth in this listing, including all utilities and all room dimensions which are approximate and deemed reliable but not guaranteed and should be independently verified if any person intends to engage in a transaction based upon it. Seller/current owner does not represent and/or guarantee that all property information and details have been provided in this MLS listing. Some images in this listing have been virtually staged.

Key facts

• Red entry door
• Brick facade
• Cozy fireplace

Tags

• UPDATED TOWNHOME
• BRICK FACADE
• RED ENTRY DOOR
• HARDWOOD FLOORS
• COZY FIREPLACE
• MODERN KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath townhouse listed at $232k.

Deal economics

• At list price, monthly cash flow is $-216 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (16.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (15.5% below list).
• Recommended offer: $194k (16.4% below list) — sets the bar for cash-flow.
• Cap rate 5.2% vs local median 2.7% in Roswell — 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 79/100 on livability (#12 in GA, #1,990 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: commute F, cost of living F.
• Fulton County (suburban): math 49% / reading 53% proficiency, ranked #12 of 174 in GA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.0%/yr); 252 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 11,565 units permitted in Fulton County in 2024 (8,159 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 $7k of value loss. Plan a longer hold.
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago; this cycle's ask has dropped $24k (10%) 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 $194,426 (16.4% 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 52 days. Have you received any prior offers? Is the seller open to a 16% 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: 0.84% ✗
• Cap rate: 5.18%
• Cash-on-cash: -3.97%
• DSCR: 0.82
• GRM: 9.9

CMA / ARV

• ARV (median comp): $257,759
• List price: $232,500
• Delta: -9.80%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
236 Chads Ford Way	0.04mi	3/3.5	1,280 (0%)	3mo	$240,000	$188	96
228 Chads Ford Way	0.06mi	3/3.5	1,280 (0%)	2mo	$235,699	$184	95
197 Holcomb Ferry Rd	0.07mi	2/2.5 (-1)	1,240 (-3%)	10mo	$261,340	$211	74
250 Mill Creek Pl	0.27mi	2/2.5 (-1)	1,240 (-3%)	0mo	$230,000	$185	73
205 High Creek Dr	0.14mi	2/2.5 (-1)	1,240 (-3%)	8mo	$227,500	$183	73
202 Chads Ford Way	0.12mi	2/2.5 (-1)	1,240 (-3%)	10mo	$250,000	$202	72
222 Mill Creek Pl	0.20mi	2/2.5 (-1)	1,244 (-3%)	6mo	$248,500	$200	72
223 Chads Ford Way	0.07mi	2/2.5 (-1)	1,240 (-3%)	12mo	$225,000	$181	72
191 High Creek Dr	0.11mi	2/2.5 (-1)	1,240 (-3%)	11mo	$245,000	$198	71
988 Old Holcomb Bridge Rd	0.32mi	2/2.5 (-1)	1,240 (-3%)	7mo	$250,000	$202	65
169 Willow Stream Ct	0.69mi	2/2.5 (-1)	1,280 (0%)	1mo	$283,000	$221	58
148 Willow Stream Ct	0.61mi	2/2.5 (-1)	1,292 (+1%)	8mo	$268,000	$207	54

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 · 1.03% rent growth · sell at horizon

5-year hold

• IRR: -25.4%
• Equity multiple: 0.15×
• Total profit: $-55,093
• Equity at exit: $34,667

10-year hold

• IRR: -29.9%
• Equity multiple: -0.23×
• Total profit: $-80,192
• Equity at exit: $20,102

Cash invested: $65,100 (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 30076

• Rents YoY: 1.0%
• Active inventory: 252
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,965 high
• Mortgage (P&I): −$1,219
• Tax from tax record: −$201 /mo · $2,417/yr
• Insurance: −$97
• HOA: −$250
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $-216

Break-even live

Break-even rent $2,237

Max offer price $194,426

Occupancy floor —

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: $58,125
• Closing costs: $6,975
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
223 Chads Ford Way Roswell, GA	2.0	3.0	1240	$1,750	$1.41	24d	1	0.09mi
220 Chads Ford Way Unit 220 Roswell, GA	2.0	2.5	1240	$1,700	$1.37	24d	1	0.10mi
124 Holcomb Ferry Rd Roswell, GA	2.0	2.5	1240	$1,800	$1.45	44d	1	0.12mi
422 High Creek Trce Roswell, GA	3.0	3.5	1280	$2,500	$1.95	44d	1	0.13mi
102 Holcomb Ferry Rd Roswell, GA	2.0	2.5	1252	$2,000	$1.60	44d	1	0.17mi
111 Old Ferry Way Roswell, GA	2.0	3.0	1232	$1,550	$1.26	44d	1	0.21mi
218 Mill Creek Pl Roswell, GA	2.0	2.5	1240	$1,995	$1.61	44d	1	0.21mi
218 Mill Creek Pl Roswell, GA	2.0	2.5	1240	$1,995	$1.61	19d	1	0.21mi
119 Old Ferry Way #119 Roswell, GA	2.0	2.5	1260	$1,700	$1.35	44d	1	0.23mi
700 Old Holcomb Bridge Rd Roswell, GA	3.0	1.0–2.0	915	$3,712	$4.05	5d	8	0.30mi
1018 Old Holcomb Bridge Rd Roswell, GA	2.0	3.0	1240	$2,000	$1.61	15d	1	0.30mi
136 Old Ferry Way Roswell, GA	2.0	2.5	1249	$1,645	$1.32	3d	1	0.33mi
600 Old Holcomb Bridge Rd Roswell, GA	1.0–3.0	1.0–2.0	1070	$1,995	$1.86	1d	37	0.37mi
2200 Belcourt Pkwy Roswell, GA	1.0–2.0	1.0–2.0	1005	$2,124	$2.11	2d	14	0.51mi
1000 Holcomb Bridge Rd Roswell, GA	1.0–2.0	1.0–2.5	1016	$1,622	$1.60	2d	36	0.59mi
401 Huntington Dr Roswell, GA	1.0–3.0	1.0–2.0	1198	$2,375	$1.98	2d	31	0.64mi
1045 Holcomb Bridge Rd Roswell, GA	1.0–3.0	1.0–2.0	1075	$1,723	$1.60	1d	26	0.69mi
173 Willow Stream Ct Unit 173 Roswell, GA	3.0	2.0	1534	$2,499	$1.63	20d	1	0.69mi
1450 Raintree Dr Roswell, GA	1.0–3.0	1.0–2.5	1362	$2,415	$1.77	22d	9	0.82mi
9000 Beaver Creek Rd Alpharetta, GA	1.0–2.0	1.0–2.0	1151	$3,022	$2.63	1d	40	0.88mi
100 Hemingway Ln Roswell, GA	1.0–3.0	1.0–2.5	1221	$2,064	$1.69	2d	43	0.92mi
100 Legacy Oaks Cir Roswell, GA	1.0–2.0	1.0–2.0	1014	$2,019	$1.99	4d	10	1.03mi
135 Roswell Commons Way Roswell, GA	3.0	3.5	1800	$1,770	$0.98	17d	1	1.07mi
1232 Hanover Pl Unit 32 Alpharetta, GA	2.0	2.0	995	$1,895	$1.90	44d	1	1.18mi
7507 Richland Ct Roswell, GA	3.0	2.5	1642	$2,500	$1.52	19d	1	1.27mi
555 Eagles Crest Village Ln Roswell, GA	1.0–3.0	1.0–2.0	913	$2,116	$2.32	1d	5	1.31mi
9980 Lake Forest Way Roswell, GA	3.0	2.0	1713	$2,659	$1.55	3d	1	1.33mi
6004 Falling Water Ct Roswell, GA	3.0	2.5	1616	$2,600	$1.61	5d	1	1.37mi
160 Finchley Dr Roswell, GA	3.0	2.5	1750	$2,600	$1.49	44d	1	1.38mi
180 Finchley Dr Roswell, GA	3.0	2.5	1744	$2,600	$1.49	19d	1	1.40mi
1500 Harbor Lndg Roswell, GA	2.0–3.0	2.0	1416	$1,865	$1.32	1d	13	1.47mi

HOA detail

• Monthly dues: $250 · $3,000/yr

Listing history 24 events

1. 2026-05-11
   status Under Contract 2890-char remark

   Show marketing remark (2890 chars)

   Welcome to 254 Chads Ford Way, a beautifully updated and thoughtfully designed townhome where modern style meets everyday comfort in one of Roswell's most convenient locations. Offering approximately 1,280 square feet of inviting living space, this 3-bedroom, 3.5-bath residence delivers a rare combination of flexibility, privacy, and elevated finishes. From the moment you arrive, the classic brick facade and bold red entry door create a warm and welcoming first impression. Step inside and you're immediately greeted by a bright and inviting living space where gleaming hardwood floors, soft neutral tones, and abundant natural light come together to create an atmosphere that feels both stylish and comfortable. A cozy fireplace serves as the focal point, making it the perfect setting to relax or entertain. The layout flows seamlessly into the dining area and beautifully updated kitchen-designed with a clean, modern aesthetic and offering generous cabinetry and workspace for everyday living. Whether you're preparing meals or hosting guests, this space is both functional and inviting. The primary suite offers a peaceful retreat, highlighted by vaulted ceilings, rich hardwood flooring, and abundant natural light. The ensuite bath has been tastefully updated with a dual vanity and a sleek, tiled walk-in shower, creating a spa-like experience. Additional bedrooms provide comfort and privacy, each thoughtfully designed and complemented by well-appointed bathrooms-ideal for guests, family, or shared living. A finished basement adds exceptional flexibility, featuring a private bedroom and full bath-perfect for a roommate setup, guest suite, home office, or additional living space to suit your needs. Enjoy the added benefit of a private deck, offering a quiet outdoor space to relax, unwind, or enjoy fresh air. The attached two-car garage provides both convenience and additional storage. Ideally located just minutes from parks, schools, shopping, dining, and major commuter routes, this home offers the perfect balance of accessibility and neighborhood charm. This is more than just a home-it's a place to live comfortably, entertain with ease, and create lasting memories. Schedule your private tour today and experience everything 254 Chads Ford Way has to offer! Photos are digitally enhanced. Being sold AS IS, WHERE IS, Buyer is responsible for all inspections and any city requirements to close. All information and property details set forth in this listing, including all utilities and all room dimensions which are approximate and deemed reliable but not guaranteed and should be independently verified if any person intends to engage in a transaction based upon it. Seller/current owner does not represent and/or guarantee that all property information and details have been provided in this MLS listing. Some images in this listing have been virtually staged.

2. 2026-05-05
   price $232,500 2890-char remark

   Show marketing remark (2890 chars)

   Welcome to 254 Chads Ford Way, a beautifully updated and thoughtfully designed townhome where modern style meets everyday comfort in one of Roswell's most convenient locations. Offering approximately 1,280 square feet of inviting living space, this 3-bedroom, 3.5-bath residence delivers a rare combination of flexibility, privacy, and elevated finishes. From the moment you arrive, the classic brick facade and bold red entry door create a warm and welcoming first impression. Step inside and you're immediately greeted by a bright and inviting living space where gleaming hardwood floors, soft neutral tones, and abundant natural light come together to create an atmosphere that feels both stylish and comfortable. A cozy fireplace serves as the focal point, making it the perfect setting to relax or entertain. The layout flows seamlessly into the dining area and beautifully updated kitchen-designed with a clean, modern aesthetic and offering generous cabinetry and workspace for everyday living. Whether you're preparing meals or hosting guests, this space is both functional and inviting. The primary suite offers a peaceful retreat, highlighted by vaulted ceilings, rich hardwood flooring, and abundant natural light. The ensuite bath has been tastefully updated with a dual vanity and a sleek, tiled walk-in shower, creating a spa-like experience. Additional bedrooms provide comfort and privacy, each thoughtfully designed and complemented by well-appointed bathrooms-ideal for guests, family, or shared living. A finished basement adds exceptional flexibility, featuring a private bedroom and full bath-perfect for a roommate setup, guest suite, home office, or additional living space to suit your needs. Enjoy the added benefit of a private deck, offering a quiet outdoor space to relax, unwind, or enjoy fresh air. The attached two-car garage provides both convenience and additional storage. Ideally located just minutes from parks, schools, shopping, dining, and major commuter routes, this home offers the perfect balance of accessibility and neighborhood charm. This is more than just a home-it's a place to live comfortably, entertain with ease, and create lasting memories. Schedule your private tour today and experience everything 254 Chads Ford Way has to offer! Photos are digitally enhanced. Being sold AS IS, WHERE IS, Buyer is responsible for all inspections and any city requirements to close. All information and property details set forth in this listing, including all utilities and all room dimensions which are approximate and deemed reliable but not guaranteed and should be independently verified if any person intends to engage in a transaction based upon it. Seller/current owner does not represent and/or guarantee that all property information and details have been provided in this MLS listing. Some images in this listing have been virtually staged.

3. 2026-04-20
   price $239,900 2890-char remark

   Show marketing remark (2890 chars)

   Welcome to 254 Chads Ford Way, a beautifully updated and thoughtfully designed townhome where modern style meets everyday comfort in one of Roswell's most convenient locations. Offering approximately 1,280 square feet of inviting living space, this 3-bedroom, 3.5-bath residence delivers a rare combination of flexibility, privacy, and elevated finishes. From the moment you arrive, the classic brick facade and bold red entry door create a warm and welcoming first impression. Step inside and you're immediately greeted by a bright and inviting living space where gleaming hardwood floors, soft neutral tones, and abundant natural light come together to create an atmosphere that feels both stylish and comfortable. A cozy fireplace serves as the focal point, making it the perfect setting to relax or entertain. The layout flows seamlessly into the dining area and beautifully updated kitchen-designed with a clean, modern aesthetic and offering generous cabinetry and workspace for everyday living. Whether you're preparing meals or hosting guests, this space is both functional and inviting. The primary suite offers a peaceful retreat, highlighted by vaulted ceilings, rich hardwood flooring, and abundant natural light. The ensuite bath has been tastefully updated with a dual vanity and a sleek, tiled walk-in shower, creating a spa-like experience. Additional bedrooms provide comfort and privacy, each thoughtfully designed and complemented by well-appointed bathrooms-ideal for guests, family, or shared living. A finished basement adds exceptional flexibility, featuring a private bedroom and full bath-perfect for a roommate setup, guest suite, home office, or additional living space to suit your needs. Enjoy the added benefit of a private deck, offering a quiet outdoor space to relax, unwind, or enjoy fresh air. The attached two-car garage provides both convenience and additional storage. Ideally located just minutes from parks, schools, shopping, dining, and major commuter routes, this home offers the perfect balance of accessibility and neighborhood charm. This is more than just a home-it's a place to live comfortably, entertain with ease, and create lasting memories. Schedule your private tour today and experience everything 254 Chads Ford Way has to offer! Photos are digitally enhanced. Being sold AS IS, WHERE IS, Buyer is responsible for all inspections and any city requirements to close. All information and property details set forth in this listing, including all utilities and all room dimensions which are approximate and deemed reliable but not guaranteed and should be independently verified if any person intends to engage in a transaction based upon it. Seller/current owner does not represent and/or guarantee that all property information and details have been provided in this MLS listing. Some images in this listing have been virtually staged.

4. 2026-03-20
   listed $257,000 New 2890-char remark

   Show marketing remark (2890 chars)

   Welcome to 254 Chads Ford Way, a beautifully updated and thoughtfully designed townhome where modern style meets everyday comfort in one of Roswell's most convenient locations. Offering approximately 1,280 square feet of inviting living space, this 3-bedroom, 3.5-bath residence delivers a rare combination of flexibility, privacy, and elevated finishes. From the moment you arrive, the classic brick facade and bold red entry door create a warm and welcoming first impression. Step inside and you're immediately greeted by a bright and inviting living space where gleaming hardwood floors, soft neutral tones, and abundant natural light come together to create an atmosphere that feels both stylish and comfortable. A cozy fireplace serves as the focal point, making it the perfect setting to relax or entertain. The layout flows seamlessly into the dining area and beautifully updated kitchen-designed with a clean, modern aesthetic and offering generous cabinetry and workspace for everyday living. Whether you're preparing meals or hosting guests, this space is both functional and inviting. The primary suite offers a peaceful retreat, highlighted by vaulted ceilings, rich hardwood flooring, and abundant natural light. The ensuite bath has been tastefully updated with a dual vanity and a sleek, tiled walk-in shower, creating a spa-like experience. Additional bedrooms provide comfort and privacy, each thoughtfully designed and complemented by well-appointed bathrooms-ideal for guests, family, or shared living. A finished basement adds exceptional flexibility, featuring a private bedroom and full bath-perfect for a roommate setup, guest suite, home office, or additional living space to suit your needs. Enjoy the added benefit of a private deck, offering a quiet outdoor space to relax, unwind, or enjoy fresh air. The attached two-car garage provides both convenience and additional storage. Ideally located just minutes from parks, schools, shopping, dining, and major commuter routes, this home offers the perfect balance of accessibility and neighborhood charm. This is more than just a home-it's a place to live comfortably, entertain with ease, and create lasting memories. Schedule your private tour today and experience everything 254 Chads Ford Way has to offer! Photos are digitally enhanced. Being sold AS IS, WHERE IS, Buyer is responsible for all inspections and any city requirements to close. All information and property details set forth in this listing, including all utilities and all room dimensions which are approximate and deemed reliable but not guaranteed and should be independently verified if any person intends to engage in a transaction based upon it. Seller/current owner does not represent and/or guarantee that all property information and details have been provided in this MLS listing. Some images in this listing have been virtually staged.

5. 2026-02-01
   historical $2,249
6. 2026-01-30
   listed $2,249
7. 2021-12-31
   soldstatus $277,000
8. 2021-12-28
   soldstatus $277,000 Closed 399-char remark

   Show marketing remark (399 chars)

   Must see this well maintained and spacious 3 BR 3.5 BA Townhouse in a great neighborhood; Large Eat In Kitchen; Hardwoods on main level with Fireplace, Top floor bedrooms w/full BA; Bottom Level has a large open bedroom w/full bath & perfect layout for in-law or roommate floor-plan on terrace Level. Two car garage! All appliances in unit remain. Easy access to SR-400 and close to restaurants.

9. 2021-12-28
   soldstatus $277,000 Sold

   Show marketing remark (399 chars)

   Must see this well maintained and spacious 3 BR 3.5 BA Townhouse in a great neighborhood; Large Eat In Kitchen; Hardwoods on main level with Fireplace, Top floor bedrooms w/full BA; Bottom Level has a large open bedroom w/full bath & perfect layout for in-law or roommate floor-plan on terrace Level. Two car garage! All appliances in unit remain. Easy access to SR-400 and close to restaurants.

10. 2021-12-09
    status Pending 399-char remark

    Show marketing remark (399 chars)

    Must see this well maintained and spacious 3 BR 3.5 BA Townhouse in a great neighborhood; Large Eat In Kitchen; Hardwoods on main level with Fireplace, Top floor bedrooms w/full BA; Bottom Level has a large open bedroom w/full bath & perfect layout for in-law or roommate floor-plan on terrace Level. Two car garage! All appliances in unit remain. Easy access to SR-400 and close to restaurants.

11. 2021-12-02
    status Under Contract

    Show marketing remark (399 chars)

    Must see this well maintained and spacious 3 BR 3.5 BA Townhouse in a great neighborhood; Large Eat In Kitchen; Hardwoods on main level with Fireplace, Top floor bedrooms w/full BA; Bottom Level has a large open bedroom w/full bath & perfect layout for in-law or roommate floor-plan on terrace Level. Two car garage! All appliances in unit remain. Easy access to SR-400 and close to restaurants.

12. 2021-12-02
    historical Active Under Contract 399-char remark

    Show marketing remark (399 chars)

    Must see this well maintained and spacious 3 BR 3.5 BA Townhouse in a great neighborhood; Large Eat In Kitchen; Hardwoods on main level with Fireplace, Top floor bedrooms w/full BA; Bottom Level has a large open bedroom w/full bath & perfect layout for in-law or roommate floor-plan on terrace Level. Two car garage! All appliances in unit remain. Easy access to SR-400 and close to restaurants.

13. 2021-11-19
    listed $265,000 Active 399-char remark

    Show marketing remark (399 chars)

    Must see this well maintained and spacious 3 BR 3.5 BA Townhouse in a great neighborhood; Large Eat In Kitchen; Hardwoods on main level with Fireplace, Top floor bedrooms w/full BA; Bottom Level has a large open bedroom w/full bath & perfect layout for in-law or roommate floor-plan on terrace Level. Two car garage! All appliances in unit remain. Easy access to SR-400 and close to restaurants.

14. 2021-11-19
    listed $265,000 New

    Show marketing remark (399 chars)

    Must see this well maintained and spacious 3 BR 3.5 BA Townhouse in a great neighborhood; Large Eat In Kitchen; Hardwoods on main level with Fireplace, Top floor bedrooms w/full BA; Bottom Level has a large open bedroom w/full bath & perfect layout for in-law or roommate floor-plan on terrace Level. Two car garage! All appliances in unit remain. Easy access to SR-400 and close to restaurants.

15. 2015-07-09
    price $108,000
16. 2015-06-25
    soldstatus $108,000
17. 2015-06-24
    historical
18. 2015-06-19
    soldstatus $108,000 Sold
19. 2015-04-07
    status Under Contract
20. 2015-04-06
    price $112,000
21. 2015-02-04
    price $112,000
22. 2014-12-19
    listed $115,000 New
23. 2007-06-14
    soldstatus $105,000
24. 1984-08-31
    soldstatus $78,500

ⓘ 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: $2,417 · $201/mo
• Projected year-2 tax: $2,417 · $201/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 ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,574
• − Mortgage interest: −$13,024
• − Property taxes: −$2,417
• − Insurance: −$1,162
• − Repairs & maintenance: −$1,886
• − Management: −$1,886
• − HOA: −$3,000
• − Depreciation: −$6,764
• Taxable loss: −$6,564
• Est. tax savings @ 24.0%: +$1,575
• After-tax cash flow: $-1,011/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: Fulton County
• NCES district ID: 1302280
• Math proficiency: 49% ▼ -2.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $68,035
• Composite: 45.33/100
• National rank: #2640
• State rank: #12 of 174 in GA

Livability — Roswell

• Score: 79/100
• State rank: #12
• US rank: #1990

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roswell, GA
• County: Fulton County · 1,094,430 people
• City population: 102,317
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 46,054
• Household income: $118,170
• Rent vs Own: 32.2% rent · 67.8% own
• Severe rent burden: 1256.0

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 1,203,707 people
• By 2030: 1,299,706 · +8.0%
• By 2040: 1,488,256 · +23.6%
• By 2050: 1,664,580 · +38.3%
• By 2075: 2,036,072 · +69.2%
• By 2100: 2,222,402 · +84.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 53% Hispanic / Latino 23% Black 15% Two or more races 12% Asian 4%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Slovak 2% Romanian 2% Serbian 2%
• Foreign-born: 21% · Canada, Jamaica, South Korea
• Languages at home: 70% English-only · Spanish 20% Other Indo-European 2% Arabic 2%

Political lean MEDSL · Fulton

• 2024 margin: Solid D (+44.9) · D 71.9% · R 27.0% · Other 1.1%
• 2008→2024 swing: +9.8pp toward D · 2008: 35.0pp · 2024: 44.9pp
• All cycles: 2024: D+44.9 2020: D+46.4 2016: D+42.1 2012: D+29.6 2008: D+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -341.79%
• Current HPI: 280.0165
• Rent YoY: ▲ 1.03%
• 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

+196.2% since first listed

24 events — show timeline

• 2026-05-11 Pending — GAMLS
• 2026-05-05 Price Changed $232,500 GAMLS
• 2026-04-20 Price Changed $239,900 GAMLS
• 2026-03-20 Listed $257,000 GAMLS
• 2026-02-01 Rental Removed $2,249 Tricon
• 2026-01-30 Listed for Rent $2,249 Tricon
• 2021-12-31 Sold (Public Records) $277,000 Public Records
• 2021-12-28 Sold (MLS) $277,000 GAMLS
• 2021-12-28 Sold (MLS) $277,000 FMLS
• 2021-12-09 Pending — FMLS
• 2021-12-02 Pending — GAMLS
• 2021-12-02 Contingent — FMLS
• 2021-11-19 Listed $265,000 GAMLS
• 2021-11-19 Listed $265,000 FMLS
• 2015-07-09 Price Changed $108,000 GAMLS
• 2015-06-25 Sold (Public Records) $108,000 Public Records
• 2015-06-24 Listing Removed — GAMLS
• 2015-06-19 Sold (MLS) $108,000 GAMLS
• 2015-04-07 Pending — GAMLS
• 2015-04-06 Price Changed $112,000 GAMLS
• 2015-02-04 Price Changed $112,000 GAMLS
• 2014-12-19 Listed $115,000 GAMLS
• 2007-06-14 Sold (Public Records) $105,000 Public Records
• 1984-08-31 Sold (Public Records) $78,500 Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,417 · -20.0% YoY. Source: county tax records.