7415 Olivia View Ct · Cumming, GA 30028

$540,000

5 bd · 3.0 ba · 3,444 sqft · SingleFamily public records · 106 Days on market

Built 2019 10,018 sqft lot $157/sqft · 17% below area Est $654k · 17% under $42/mo HOA · 1% 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 +15.0/15.0
• Cash flow +6.5/30.0
• Schools +5.7/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE IMPROVEMENT! Exceptional value in sought-after West Forsyth School District! Beautifully maintained 5-bedroom, 3-bath home offering 3,444 sq ft of comfortable living space with a warm, inviting family feel and an ideal layout for both everyday living and entertaining. The spacious kitchen is the centerpiece of the home featuring a large island, double ovens, and abundant prep and storage space perfect for hosting gatherings or busy weeknight meals. Enjoy year-round outdoor living on the screened-in porch overlooking a flat, fully fenced backyard ideal for play, pets, or relaxing evenings. The community amenities elevate the lifestyle with a swimming pool, tennis courts, playground, and sidewalks throughout. One of the most unique and desirable features of this neighborhood is sidewalk access to Pooles Mill Elementary School the only neighborhood with walker access to the school! Offering strong value, this move-in ready home is an incredible opportunity at the new price of $540,000!

Key facts

• Screened-in porch
• Community amenities
• Spacious kitchen

Tags

• SPACIOUS KITCHEN
• LARGE ISLAND
• DOUBLE OVENS
• SCREENED-IN PORCH
• FLAT FULLY FENCED BACKYARD
• COMMUNITY AMENITIES

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $540k.

Deal economics

• At list price, monthly cash flow is $-915 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $378k (29.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $330k (39.0% below list).
• Recommended offer: $330k (39.0% below list) — sets the bar for 1% rule.
• Cap rate 4.3% 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.
• Market conditions: Rents rising (+3.3%/yr); 542 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $4k of loan paydown is wiped out by about $16k 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 106 days — a 9% lower offer ($491k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $45k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $330k; list at $540k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $329,505 (39.0% 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 106 days. Have you received any prior offers? Is the seller open to a 39% 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: 0.61% ✗
• Cap rate: 4.26%
• Cash-on-cash: -7.26%
• DSCR: 0.68
• GRM: 13.7

CMA / ARV

• ARV (median comp): $653,573
• List price: $540,000
• Delta: -17.38%
• 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
7445 Easton Valley Ln	0.13mi	5/4.0	3,464 (+1%)	1mo	$560,000	$162	88
7440 Ansley View Ln	0.17mi	5/3.0	3,464 (+1%)	4mo	$610,000	$176	88
7410 Ansley Park Way	0.12mi	5/4.0	3,464 (+1%)	3mo	$568,000	$164	87
7410 Olivia View Ct	0.03mi	4/3.0 (-1)	2,988 (-13%)	0mo	$512,500	$172	71
6896 Heardsville Rd	0.19mi	4/3.0 (-1)	3,032 (-12%)	4mo	$560,000	$185	63
4730 Crestline View Rd	0.67mi	5/4.5	3,425 (-1%)	1mo	$800,000	$234	61
4750 Summerchase Ln	0.69mi	5/4.5	3,414 (-1%)	0mo	$557,000	$163	60
4840 Summerchase Ln	0.59mi	5/4.0	3,599 (+4%)	2mo	$715,000	$199	59
7550 Easton Valley Ln	0.18mi	6/4.0 (+1)	3,931 (+14%)	0mo	$600,000	$153	58
4815 Ramblewood Dr	0.63mi	5/4.5	3,320 (-4%)	4mo	$949,000	$286	55
4710 Crestline View Rd	0.70mi	5/4.5	3,393 (-2%)	5mo	$785,000	$231	55
4890 Revere Way	0.62mi	5/4.0	3,198 (-7%)	3mo	$615,000	$192	53

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: -28.7%
• Equity multiple: 0.04×
• Total profit: $-144,810
• Equity at exit: $80,516

10-year hold

• IRR: -27.2%
• Equity multiple: -0.30×
• Total profit: $-197,091
• Equity at exit: $46,689

Cash invested: $151,200 (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: 542
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $3,295 medium
• Mortgage (P&I): −$2,832
• Tax from tax record: −$419 /mo · $5,034/yr
• Insurance: −$225
• HOA: −$42
• Vacancy / Maint / Mgmt: −$692
• Net cashflow: $-915

Break-even live

Break-even rent $4,454

Max offer price $378,325

Occupancy floor —

Sensitivity live

Price	-10% $-610	-5% $-762	+0% $-915	+5% $-1,068	+10% $-1,221
Rent	-10% $-1,176	-5% $-1,045	+0% $-915	+5% $-785	+10% $-655
Rate	-1.0pp $-643	-0.5pp $-778	base $-915	+0.5pp $-1,055	+1.0pp $-1,197

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: $135,000
• Closing costs: $16,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4945 Shipley Ave Cumming, GA	5.0	4.5	3072	$3,300	$1.07	20d	1	0.83mi

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: pool

Listing history 27 events

1. 2026-06-18
   status $540,000 Pending 106 DOM
2. 2026-06-18
   days on market $540,000 Active Under Contract 106 DOM
3. 2026-06-17
   days on market $540,000 Active Under Contract 105 DOM
4. 2026-06-16
   days on market $540,000 Active Under Contract 104 DOM
5. 2026-06-15
   days on market $540,000 Active Under Contract 103 DOM
6. 2026-06-13
   days on market $540,000 Active Under Contract 101 DOM
7. 2026-06-13
   days on market $540,000 Active Under Contract 100 DOM
8. 2026-06-09
   days on market $540,000 Active Under Contract 97 DOM
9. 2026-06-08
   days on market $540,000 Active Under Contract 96 DOM
10. 2026-06-07
    days on market $540,000 Active Under Contract 95 DOM
11. 2026-06-04
    days on market $540,000 Active Under Contract 92 DOM
12. 2026-06-03
    days on market $540,000 Active Under Contract 91 DOM
13. 2026-06-02
    days on market $540,000 Active Under Contract 90 DOM
14. 2026-06-02
    status $540,000 Active Under Contract 89 DOM
15. 2026-06-01
    days on market $540,000 Active 89 DOM
16. 2026-05-31
    days on market $540,000 Active 88 DOM
17. 2026-05-14
    price $540,000 1003-char remark

    Show marketing remark (1012 chars)

    PRICE IMPROVEMENT! Exceptional value in sought-after West Forsyth School District! Beautifully maintained 5-bedroom, 3-bath home offering 3,444 sq ft of comfortable living space with a warm, inviting family feel and an ideal layout for both everyday living and entertaining. The spacious kitchen is the centerpiece of the home featuring a large island, double ovens, and abundant prep and storage space perfect for hosting gatherings or busy weeknight meals. Enjoy year-round outdoor living on the screened-in porch overlooking a flat, fully fenced backyard ideal for play, pets, or relaxing evenings. The community amenities elevate the lifestyle with a swimming pool, tennis courts, playground, and sidewalks throughout. One of the most unique and desirable features of this neighborhood is sidewalk access to Pooles Mill Elementary School the only neighborhood with walker access to the school! Offering strong value, this move-in ready home is an incredible opportunity at the new price of $540,000!

18. 2026-05-14
    price $540,000 1012-char remark

    Show marketing remark (1012 chars)

    PRICE IMPROVEMENT! Exceptional value in sought-after West Forsyth School District! Beautifully maintained 5-bedroom, 3-bath home offering 3,444 sq ft of comfortable living space with a warm, inviting family feel and an ideal layout for both everyday living and entertaining. The spacious kitchen is the centerpiece of the home featuring a large island, double ovens, and abundant prep and storage space perfect for hosting gatherings or busy weeknight meals. Enjoy year-round outdoor living on the screened-in porch overlooking a flat, fully fenced backyard ideal for play, pets, or relaxing evenings. The community amenities elevate the lifestyle with a swimming pool, tennis courts, playground, and sidewalks throughout. One of the most unique and desirable features of this neighborhood is sidewalk access to Pooles Mill Elementary School the only neighborhood with walker access to the school! Offering strong value, this move-in ready home is an incredible opportunity at the new price of $540,000!

19. 2026-04-24
    price $559,000 1003-char remark

    Show marketing remark (1012 chars)

    PRICE IMPROVEMENT! Exceptional value in sought-after West Forsyth School District! Beautifully maintained 5-bedroom, 3-bath home offering 3,444 sq ft of comfortable living space with a warm, inviting family feel and an ideal layout for both everyday living and entertaining. The spacious kitchen is the centerpiece of the home featuring a large island, double ovens, and abundant prep and storage space perfect for hosting gatherings or busy weeknight meals. Enjoy year-round outdoor living on the screened-in porch overlooking a flat, fully fenced backyard ideal for play, pets, or relaxing evenings. The community amenities elevate the lifestyle with a swimming pool, tennis courts, playground, and sidewalks throughout. One of the most unique and desirable features of this neighborhood is sidewalk access to Pooles Mill Elementary School the only neighborhood with walker access to the school! Offering strong value, this move-in ready home is an incredible opportunity at the new price of $540,000!

20. 2026-04-24
    price $559,000 1012-char remark

    Show marketing remark (1012 chars)

    PRICE IMPROVEMENT! Exceptional value in sought-after West Forsyth School District! Beautifully maintained 5-bedroom, 3-bath home offering 3,444 sq ft of comfortable living space with a warm, inviting family feel and an ideal layout for both everyday living and entertaining. The spacious kitchen is the centerpiece of the home featuring a large island, double ovens, and abundant prep and storage space perfect for hosting gatherings or busy weeknight meals. Enjoy year-round outdoor living on the screened-in porch overlooking a flat, fully fenced backyard ideal for play, pets, or relaxing evenings. The community amenities elevate the lifestyle with a swimming pool, tennis courts, playground, and sidewalks throughout. One of the most unique and desirable features of this neighborhood is sidewalk access to Pooles Mill Elementary School the only neighborhood with walker access to the school! Offering strong value, this move-in ready home is an incredible opportunity at the new price of $540,000!

21. 2026-04-02
    price $579,000 1012-char remark

    Show marketing remark (1003 chars)

    PRICE IMPROVEMENT! Exceptional value in sought-after West Forsyth School District! Beautifully maintained 5-bedroom, 3-bath home offering 3,444 sq ft of comfortable living space with a warm, inviting family feel and an ideal layout for both everyday living and entertaining. The spacious kitchen is the centerpiece of the home featuring a large island, double ovens, and abundant prep and storage space perfect for hosting gatherings or busy weeknight meals. Enjoy year-round outdoor living on the screened-in porch overlooking a flat, fully fenced backyard ideal for play, pets, or relaxing evenings. The community amenities elevate the lifestyle with a swimming pool, tennis courts, playground, and sidewalks throughout. One of the most unique and desirable features of this neighborhood is sidewalk access to Pooles Mill Elementary School the only neighborhood with walker access to the school! Offering strong value, this move-in ready home is an incredible opportunity at the new price of $540,000!

22. 2026-04-02
    price $579,000 1003-char remark

    Show marketing remark (1003 chars)

    PRICE IMPROVEMENT! Exceptional value in sought-after West Forsyth School District! Beautifully maintained 5-bedroom, 3-bath home offering 3,444 sq ft of comfortable living space with a warm, inviting family feel and an ideal layout for both everyday living and entertaining. The spacious kitchen is the centerpiece of the home featuring a large island, double ovens, and abundant prep and storage space perfect for hosting gatherings or busy weeknight meals. Enjoy year-round outdoor living on the screened-in porch overlooking a flat, fully fenced backyard ideal for play, pets, or relaxing evenings. The community amenities elevate the lifestyle with a swimming pool, tennis courts, playground, and sidewalks throughout. One of the most unique and desirable features of this neighborhood is sidewalk access to Pooles Mill Elementary School the only neighborhood with walker access to the school! Offering strong value, this move-in ready home is an incredible opportunity at the new price of $540,000!

23. 2026-03-04
    listed $585,000 New 1003-char remark

    Show marketing remark (1012 chars)

    PRICE IMPROVEMENT! Exceptional value in sought-after West Forsyth School District! Beautifully maintained 5-bedroom, 3-bath home offering 3,444 sq ft of comfortable living space with a warm, inviting family feel and an ideal layout for both everyday living and entertaining. The spacious kitchen is the centerpiece of the home featuring a large island, double ovens, and abundant prep and storage space perfect for hosting gatherings or busy weeknight meals. Enjoy year-round outdoor living on the screened-in porch overlooking a flat, fully fenced backyard ideal for play, pets, or relaxing evenings. The community amenities elevate the lifestyle with a swimming pool, tennis courts, playground, and sidewalks throughout. One of the most unique and desirable features of this neighborhood is sidewalk access to Pooles Mill Elementary School the only neighborhood with walker access to the school! Offering strong value, this move-in ready home is an incredible opportunity at the new price of $540,000!

24. 2026-03-04
    listed $585,000 Active 1012-char remark

    Show marketing remark (1012 chars)

    PRICE IMPROVEMENT! Exceptional value in sought-after West Forsyth School District! Beautifully maintained 5-bedroom, 3-bath home offering 3,444 sq ft of comfortable living space with a warm, inviting family feel and an ideal layout for both everyday living and entertaining. The spacious kitchen is the centerpiece of the home featuring a large island, double ovens, and abundant prep and storage space perfect for hosting gatherings or busy weeknight meals. Enjoy year-round outdoor living on the screened-in porch overlooking a flat, fully fenced backyard ideal for play, pets, or relaxing evenings. The community amenities elevate the lifestyle with a swimming pool, tennis courts, playground, and sidewalks throughout. One of the most unique and desirable features of this neighborhood is sidewalk access to Pooles Mill Elementary School the only neighborhood with walker access to the school! Offering strong value, this move-in ready home is an incredible opportunity at the new price of $540,000!

25. 2019-10-29
    soldstatus $330,000 Closed
26. 2019-07-08
    status Pending
27. 2019-05-16
    listed $368,534 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: $5,034 · $419/mo
• Projected year-2 tax: $5,034 · $419/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $39,541
• − Mortgage interest: −$30,248
• − Property taxes: −$5,034
• − Insurance: −$2,700
• − Repairs & maintenance: −$3,163
• − Management: −$3,163
• − HOA: −$504
• − Depreciation: −$15,709
• Taxable loss: −$20,981
• Est. tax savings @ 24.0%: +$5,035
• After-tax cash flow: $-5,947/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

+46.5% since first listed

11 events — show timeline

• 2026-05-14 Price Changed $540,000 GAMLS
• 2026-05-14 Price Changed $540,000 FMLS
• 2026-04-24 Price Changed $559,000 GAMLS
• 2026-04-24 Price Changed $559,000 FMLS
• 2026-04-02 Price Changed $579,000 FMLS
• 2026-04-02 Price Changed $579,000 GAMLS
• 2026-03-04 Listed $585,000 FMLS
• 2026-03-04 Listed $585,000 GAMLS
• 2019-10-29 Sold (MLS) $330,000 FMLS
• 2019-07-08 Pending — FMLS
• 2019-05-16 Listed $368,534 FMLS

Property tax history

+47.1%/yr

Latest (2025): $5,034 · -1.5% YoY. Source: county tax records.