102 Eagle Ridge Dr · Canton, GA 30114

$329,000

4 bd · 2.5 ba · 2,226 sqft · SingleFamily public records · 2 Days on market

Built 1993 0.64 ac lot $148/sqft · at area comps Est $512k · 36% under ↓ 29% since listing

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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 +11.0/30.0
• Schools +4.2/10.0
• Livability +3.3/5.0
• DSCR +3.2/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Two fireplaces, a light-filled sunroom overlooking the pool, and a private level lot of more than half an acre give this Eagle Ridge home serious renovation upside in a sought-after Canton location. The main level offers a traditional layout with defined living spaces ready for a full refresh. A separate dining room sets the stage for hosting, while the office off the kitchen adds practical everyday function. The kitchen connects to the family room and sunroom, creating a natural place to gather, recharge, and enjoy pool views throughout the day. Upstairs, four bedrooms and two full baths support a strong resale footprint. The primary suite includes its own bath, while the secondary bedrooms offer flexibility for guest space, a home office, storage, or polished staging after renovation. The partial unfinished basement adds useful value beyond the current living areas. Use it for storage or workshop space now, or explore a future build-out for a finished basement, media room, gym, or additional living area. The remaining lower-level space includes the garage, keeping the floor plan practical. Outside, the wraparound front porch brings the Southern-style character buyers remember, with room for rocking chairs, porch swings, and slower evenings. The large private yard is level, spread out, and designed for outdoor living around the pool. Set in Eagle Ridge with homes on generous lots, convenient access to Canton, Holly Springs, and Woodstock, and served by Cherokee County Schools and the Woodstock High School district, this fixer-upper is priced well below nearby comparable sales and ready for its next chapter.

Key facts

• Light filled sunroom
• Separate dining room
• Office off kitchen

Tags

• LIGHT FILLED SUNROOM
• PRIVATE LEVEL LOT
• SEPARATE DINING ROOM
• OFFICE OFF KITCHEN
• KITCHEN CONNECTS FAMILY ROOM
• WRAPAROUND FRONT PORCH

Property features AI

Finance

• Other: Property listed as fixer condition

Exterior

• Parking: Attached garage (side-facing); Driveway parking; Total 2 parking spaces; Open parking available
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available
• Home design: Two levels
• Construction: Wood siding and vinyl siding; Wood roof; Combination foundation with block and concrete perimeter; Unfinished basement
• Exterior features: Private yard; Rear stairs; Wrap-around deck/porch; Above-ground pool; Front-yard and backyard fencing with privacy

Interior

• Kitchen: Breakfast bar; Breakfast room; Cabinets (other); Gas range; Microwave
• Bedrooms: Oversized master; Four upper-level bedrooms
• Flooring: Hardwood; Carpet
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with tub/shower combo; One main-level half bath; Two full baths on upper level
• Heating & cooling: Forced-air heating; Central air conditioning
• Interior features: Entrance foyer; Elevator; High 9-ft ceilings on main level; Walk-in closets; Double-pane windows; No common walls; Two fireplaces (family room)
• Laundry & utility: Laundry on upper level; 220V and 110V electrical service (laundry area)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $329k.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $305k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (20.9% below list).
• Recommended offer: $260k (20.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 2.7% in Canton — 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 66/100 on livability (#200 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, cost of living B; Watch: amenities F, commute F, health & safety 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: Sixes Elementary School (math 69% / reading 55%, grade B, #111 of 1,228 statewide, top 9%, 714 students, 15% FRL); Woodstock High School (math 22% / reading 41%, grade F, #122 of 424 statewide, top 30%, 2,044 students, 25% FRL).
• Market conditions: Rents soft (-1.6%/yr); 637 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,665 units permitted in Cherokee County in 2024 (852 in 5+ unit buildings).
• This rent runs 32% of the median local income ($99k/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.
• Cherokee County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $234k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $260,213 (20.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 0.79% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.79%
• DSCR: 0.92
• GRM: 10.5

CMA / ARV

• ARV (median comp): $512,186
• List price: $329,000
• Delta: -35.77%
• 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
6055 Golden Lndg	0.16mi	3/2.5 (-1)	2,264 (+2%)	3mo	$370,000	$163	83
423 Eagle Ridge Trl	0.37mi	4/2.5	2,272 (+2%)	13mo	$500,000	$220	68
183 Overlook Ridge Way	0.46mi	4/2.5	2,346 (+5%)	6mo	$490,000	$209	64
182 Overlook Ridge Way	0.44mi	4/3.5	2,407 (+8%)	0mo	$500,000	$208	62
1025 Copper Creek Dr	0.62mi	4/2.0	2,245 (+1%)	8mo	$430,000	$192	61
700 Ridgeway Ct	0.55mi	4/3.0	2,296 (+3%)	9mo	$440,000	$192	60
103 Overlook Ridge Way	0.68mi	4/2.5	2,329 (+5%)	5mo	$480,000	$206	56
1095 Blankets Creek Dr	0.69mi	4/2.5	2,386 (+7%)	3mo	$525,000	$220	53
110 Overlook Ridge Way	0.63mi	4/3.0	2,406 (+8%)	10mo	$515,000	$214	47
602 Garnet Ct	0.70mi	3/2.5 (-1)	2,433 (+9%)	0mo	$550,000	$226	47
504 Valley Ct	0.61mi	4/3.0	2,537 (+14%)	5mo	$585,000	$231	42
125 Overlook Ridge Way	0.59mi	4/3.0	1,975 (-11%)	14mo	$468,200	$237	40

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: -22.6%
• Equity multiple: 0.24×
• Total profit: $-69,724
• Equity at exit: $49,055

10-year hold

• IRR: -26.5%
• Equity multiple: -0.10×
• Total profit: $-101,526
• Equity at exit: $28,446

Cash invested: $92,120 (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 30114

• Home prices YoY: -30.3%
• Rents YoY: -1.6%
• Active inventory: 637
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,602 high
• Mortgage (P&I): −$1,725
• Tax from tax record: −$331 /mo · $3,973/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $-138

Break-even live

Break-even rent $2,777

Max offer price $304,659

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Picadilly Pl Canton, GA	4.0	2.5	2516	$2,415	$0.96	5d	1	1.04mi
304 Westminster Dr Canton, GA	4.0	2.5	2536	$2,515	$0.99	43d	1	1.11mi
611 Stonehurst Ln Canton, GA	4.0	2.5	2600	$2,450	$0.94	17d	1	1.20mi
1000 Preston Glen Cir Canton, GA	1.0–3.0	1.0–2.0	1094	$1,691	$1.54	3d	23	1.24mi
729 Tall Oaks Dr Canton, GA	5.0	3.5	2392	$2,881	$1.20	5d	1	1.44mi
442 Crestmont Ln Canton, GA	4.0	2.5	2201	$2,200	$1.00	43d	1	1.50mi

Listing history 4 events

1. 2026-05-17
   status Under Contract 1639-char remark

   Show marketing remark (1639 chars)

   Two fireplaces, a light-filled sunroom overlooking the pool, and a private level lot of more than half an acre give this Eagle Ridge home serious renovation upside in a sought-after Canton location. The main level offers a traditional layout with defined living spaces ready for a full refresh. A separate dining room sets the stage for hosting, while the office off the kitchen adds practical everyday function. The kitchen connects to the family room and sunroom, creating a natural place to gather, recharge, and enjoy pool views throughout the day. Upstairs, four bedrooms and two full baths support a strong resale footprint. The primary suite includes its own bath, while the secondary bedrooms offer flexibility for guest space, a home office, storage, or polished staging after renovation. The partial unfinished basement adds useful value beyond the current living areas. Use it for storage or workshop space now, or explore a future build-out for a finished basement, media room, gym, or additional living area. The remaining lower-level space includes the garage, keeping the floor plan practical. Outside, the wraparound front porch brings the Southern-style character buyers remember, with room for rocking chairs, porch swings, and slower evenings. The large private yard is level, spread out, and designed for outdoor living around the pool. Set in Eagle Ridge with homes on generous lots, convenient access to Canton, Holly Springs, and Woodstock, and served by Cherokee County Schools and the Woodstock High School district, this fixer-upper is priced well below nearby comparable sales and ready for its next chapter.

2. 2026-05-17
   status Pending 1639-char remark

   Show marketing remark (1639 chars)

   Two fireplaces, a light-filled sunroom overlooking the pool, and a private level lot of more than half an acre give this Eagle Ridge home serious renovation upside in a sought-after Canton location. The main level offers a traditional layout with defined living spaces ready for a full refresh. A separate dining room sets the stage for hosting, while the office off the kitchen adds practical everyday function. The kitchen connects to the family room and sunroom, creating a natural place to gather, recharge, and enjoy pool views throughout the day. Upstairs, four bedrooms and two full baths support a strong resale footprint. The primary suite includes its own bath, while the secondary bedrooms offer flexibility for guest space, a home office, storage, or polished staging after renovation. The partial unfinished basement adds useful value beyond the current living areas. Use it for storage or workshop space now, or explore a future build-out for a finished basement, media room, gym, or additional living area. The remaining lower-level space includes the garage, keeping the floor plan practical. Outside, the wraparound front porch brings the Southern-style character buyers remember, with room for rocking chairs, porch swings, and slower evenings. The large private yard is level, spread out, and designed for outdoor living around the pool. Set in Eagle Ridge with homes on generous lots, convenient access to Canton, Holly Springs, and Woodstock, and served by Cherokee County Schools and the Woodstock High School district, this fixer-upper is priced well below nearby comparable sales and ready for its next chapter.

3. 2026-05-15
   listed $329,000 New 1639-char remark

   Show marketing remark (1639 chars)

   Two fireplaces, a light-filled sunroom overlooking the pool, and a private level lot of more than half an acre give this Eagle Ridge home serious renovation upside in a sought-after Canton location. The main level offers a traditional layout with defined living spaces ready for a full refresh. A separate dining room sets the stage for hosting, while the office off the kitchen adds practical everyday function. The kitchen connects to the family room and sunroom, creating a natural place to gather, recharge, and enjoy pool views throughout the day. Upstairs, four bedrooms and two full baths support a strong resale footprint. The primary suite includes its own bath, while the secondary bedrooms offer flexibility for guest space, a home office, storage, or polished staging after renovation. The partial unfinished basement adds useful value beyond the current living areas. Use it for storage or workshop space now, or explore a future build-out for a finished basement, media room, gym, or additional living area. The remaining lower-level space includes the garage, keeping the floor plan practical. Outside, the wraparound front porch brings the Southern-style character buyers remember, with room for rocking chairs, porch swings, and slower evenings. The large private yard is level, spread out, and designed for outdoor living around the pool. Set in Eagle Ridge with homes on generous lots, convenient access to Canton, Holly Springs, and Woodstock, and served by Cherokee County Schools and the Woodstock High School district, this fixer-upper is priced well below nearby comparable sales and ready for its next chapter.

4. 2026-05-15
   listed $329,000 Active 1639-char remark

   Show marketing remark (1639 chars)

   Two fireplaces, a light-filled sunroom overlooking the pool, and a private level lot of more than half an acre give this Eagle Ridge home serious renovation upside in a sought-after Canton location. The main level offers a traditional layout with defined living spaces ready for a full refresh. A separate dining room sets the stage for hosting, while the office off the kitchen adds practical everyday function. The kitchen connects to the family room and sunroom, creating a natural place to gather, recharge, and enjoy pool views throughout the day. Upstairs, four bedrooms and two full baths support a strong resale footprint. The primary suite includes its own bath, while the secondary bedrooms offer flexibility for guest space, a home office, storage, or polished staging after renovation. The partial unfinished basement adds useful value beyond the current living areas. Use it for storage or workshop space now, or explore a future build-out for a finished basement, media room, gym, or additional living area. The remaining lower-level space includes the garage, keeping the floor plan practical. Outside, the wraparound front porch brings the Southern-style character buyers remember, with room for rocking chairs, porch swings, and slower evenings. The large private yard is level, spread out, and designed for outdoor living around the pool. Set in Eagle Ridge with homes on generous lots, convenient access to Canton, Holly Springs, and Woodstock, and served by Cherokee County Schools and the Woodstock High School district, this fixer-upper is priced well below nearby comparable sales and ready for its next chapter.

ⓘ 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: $3,973 · $331/mo
• Projected year-2 tax: $3,973 · $331/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 6 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,226
• − Mortgage interest: −$18,429
• − Property taxes: −$3,973
• − Insurance: −$1,645
• − Repairs & maintenance: −$2,498
• − Management: −$2,498
• − Depreciation: −$9,571
• Taxable loss: −$7,388
• Est. tax savings @ 24.0%: +$1,773
• After-tax cash flow: $120/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: 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 — Canton

• Score: 66/100
• State rank: #200
• US rank: #12301

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cherokee County · 289,977 people
• City population: 116,078
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 62,391
• Household income: $98,902
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 1820.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 18% Two or more races 9% Black 9% Native American 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 3% Italian 2% Romanian 1%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 85% English-only · Spanish 12% Other Indo-European 1%

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: ▼ -106.82%
• Current HPI: 245.474
• Rent YoY: ▼ -1.63%
• 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

-28.9% since first listed

6 events — show timeline

• 2026-05-29 Sold (MLS) $234,000 GAMLS
• 2026-05-29 Sold (MLS) $234,000 FMLS
• 2026-05-17 Pending — GAMLS
• 2026-05-17 Pending — FMLS
• 2026-05-15 Listed $329,000 GAMLS
• 2026-05-15 Listed $329,000 FMLS

Property tax history

+4.1%/yr

Latest (2025): $3,973 · -0.8% YoY. Source: county tax records.