164 Oxbo Rd · Roswell, GA 30075

$275,000

3 bd · 2.0 ba · 1,254 sqft · Townhouse public records · 17 Days on market

Built 2003 1,254 sqft lot Est $291k · 5% under $275/mo HOA · 11% 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).

• Cash flow +12.8/30.0
• ARV discount +10.0/15.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• DSCR +3.8/10.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Perfectly positioned across from Big Creek and the Oxbo Trail, this inviting townhome offers an unbeatable combination of natural beauty and walkable convenience just minutes from Downtown Roswell and Canton Street. Enjoy easy access to some of Roswell’s best restaurants, boutique shopping, coffee houses, art galleries, and year-round community events. The location also places you just minutes from the highly anticipated Hillrose mixed-use development, bringing even more dining, retail, and gathering spaces to the area. Inside, the light-filled open floor plan is designed for comfortable everyday living and easy entertaining. The main level features a spacious living area, open dining

Key facts

• $275 HOA
• 2 parking spots
• Built 2003

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $275k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (11.0% below list).
• Recommended offer: $245k (11.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 2.6% 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.
• Zoned schools: Vickery Mill Elementary (math 27% / reading 27%, grade F, #689 of 1,228 statewide, top 58%, 438 students, 74% FRL); Crabapple Middle School (math 54% / reading 73%, grade B+, #31 of 470 statewide, top 6%, 871 students, 13% FRL); Roswell High School (math 54%, 2,119 students, 23% FRL) — zoned schools at 37% FRL track the district average.
• Market conditions: Rents rising fast (+4.7%/yr); 391 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $8k 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 17 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago 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 $169k; list at $275k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $244,744 (11.0% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.89% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.37%
• DSCR: 0.98
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $290,928
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
512 Creek View Ln	0.41mi	2/2.0 (-1)	1,293 (+3%)	8mo	$520,000	$402	64
812 Creek View Ln	0.44mi	2/2.0 (-1)	1,293 (+3%)	8mo	$489,000	$378	62
810 River Mill Cir	0.70mi	2/2.0 (-1)	1,306 (+4%)	1mo	$295,000	$226	55
405 River Mill Cir	0.70mi	2/2.0 (-1)	1,306 (+4%)	2mo	$290,000	$222	54
710 Creek View Ln #701	0.43mi	2/2.0 (-1)	1,293 (+3%)	23mo	$467,000	$361	51
812 River Mill Cir	0.70mi	2/2.0 (-1)	1,306 (+4%)	9mo	$325,000	$249	48
801 River Mill Cir	0.70mi	2/2.0 (-1)	1,306 (+4%)	13mo	$269,000	$206	45
803 River Mill Cir	0.70mi	2/2.0 (-1)	1,306 (+4%)	23mo	$280,000	$214	36
211 River Mill Cir	0.70mi	2/2.0 (-1)	1,158 (-8%)	22mo	$263,000	$227	31
703 Roswell Landing Dr #703	0.62mi	3/2.5	1,398 (+12%)	23mo	$325,000	$232	31
703 Roswell Landings Dr	0.62mi	3/2.5	1,398 (+12%)	23mo	$325,000	$232	31
206 River Mill Cir	0.70mi	2/2.0 (-1)	1,158 (-8%)	23mo	$255,000	$220	31

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 · 4.72% rent growth · sell at horizon

5-year hold

• IRR: -16.5%
• Equity multiple: 0.40×
• Total profit: $-45,888
• Equity at exit: $41,003

10-year hold

• IRR: -5.3%
• Equity multiple: 0.63×
• Total profit: $-28,590
• Equity at exit: $23,777

Cash invested: $77,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 30075

• Rents YoY: 4.7%
• Active inventory: 391
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,447 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$126 /mo · $1,506/yr
• Insurance: −$115
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$275
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $-90

Break-even live

Break-even rent $2,562

Max offer price $259,061

Occupancy floor 99%

Sensitivity live

Price	-10% $65	-5% $-12	+0% $-90	+5% $-168	+10% $-246
Rent	-10% $-284	-5% $-187	+0% $-90	+5% $6	+10% $103
Rate	-1.0pp $48	-0.5pp $-20	base $-90	+0.5pp $-161	+1.0pp $-234

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

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

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
528 Barrington Dr Roswell, GA	4.0	2.0	1469	$3,100	$2.11	7d	1	0.56mi
3000 Forrest Walk Roswell, GA	1.0–2.0	1.0–2.0	1020	$2,747	$2.69	0d	31	0.62mi
1055 Alpharetta St Roswell, GA	1.0–3.0	1.0–2.5	1209	$4,985	$4.12	0d	14	0.64mi
100 Chattahoochee Cir Roswell, GA	2.0–3.0	2.0–2.5	1333	$2,050	$1.54	14d	5	0.76mi
129 Warm Springs Cir Roswell, GA	2.0	1.0	1000	$1,595	$1.59	45d	1	0.80mi
529 Warm Springs Cir Roswell, GA	2.0	2.0	1000	$1,850	$1.85	45d	1	0.82mi
60 Long Cir Roswell, GA	2.0	1.0	1100	$1,950	$1.77	45d	1	0.89mi
1180 Canton St Roswell, GA	2.0–3.0	2.0–2.5	1518	$5,080	$3.35	0d	9	0.93mi
180 Moonshadow Ct Roswell, GA	3.0	2.0	1823	$2,350	$1.29	45d	1	0.94mi
1252 Minhinette Dr Unit 1252 Roswell, GA	2.0	2.0	1371	$2,250	$1.64	20d	1	1.04mi
303 Canton Way Roswell, GA	2.0	2.0	1625	$3,250	$2.00	45d	1	1.05mi
10160 N Coleman Rd Roswell, GA	3.0	2.0	1373	$3,000	$2.18	20d	1	1.07mi
1500 Huntcliff Village Ct Atlanta, GA	1.0–3.0	1.0–2.0	1030	$2,447	$2.38	3d	25	1.30mi
2907 Queen Anne Ct Atlanta, GA	2.0	2.5	1160	$2,000	$1.72	7d	1	1.33mi
335 Winding River Dr Unit H Atlanta, GA	2.0	2.0	1408	$1,600	$1.14	0d	1	1.35mi
335 Winding River Dr Unit H Atlanta, GA	2.0	2.0	1408	$1,600	$1.14	45d	1	1.35mi
360 Winding River Dr Unit J Atlanta, GA	3.0	2.5	1564	$2,950	$1.89	45d	1	1.36mi
1003 Wedgewood Way Atlanta, GA	2.0	2.5	1160	$2,000	$1.72	45d	1	1.36mi
1306 Wedgewood Ct Atlanta, GA	2.0	2.5	1088	$2,200	$2.02	7d	1	1.36mi
100 Hemingway Ln Roswell, GA	1.0–3.0	1.0–2.5	1221	$2,053	$1.68	0d	40	1.36mi
330 Winding River Dr Unit C Atlanta, GA	2.0	2.5	1392	$2,150	$1.54	45d	1	1.40mi
295 Winding River Dr Unit H Atlanta, GA	3.0	2.0	1568	$2,250	$1.43	45d	1	1.45mi
1045 Holcomb Bridge Rd Roswell, GA	1.0–3.0	1.0–2.0	1075	$1,723	$1.60	0d	24	1.47mi
275 Winding River Dr Unit C Atlanta, GA	2.0	2.5	1408	$2,100	$1.49	7d	1	1.48mi
265 Winding River Dr Unit A Atlanta, GA	2.0	1.5	1090	$1,800	$1.65	45d	1	1.50mi
9400 Roberts Dr Sandy Springs, GA	1.0–2.0	1.0–2.0	1200	$1,395	$1.16	26d	2	1.50mi
9400 Roberts Dr Sandy Springs, GA	1.0–2.0	1.0–2.0	1200	$1,395	$1.16	21d	2	1.50mi
9400 Roberts Dr Unit 3D Atlanta, GA	2.0	2.0	1200	$1,395	$1.16	22d	1	1.50mi

HOA detail

• Monthly dues: $275 · $3,300/yr

Listing history 30 events

1. 2026-06-21
   days on market $275,000 Active 17 DOM
2. 2026-06-18
   days on market $275,000 Active 14 DOM
3. 2026-06-17
   days on market $275,000 Active 13 DOM
4. 2026-06-16
   days on market $275,000 Active 12 DOM
5. 2026-06-15
   days on market $275,000 Active 11 DOM
6. 2026-06-13
   days on market $275,000 Active 9 DOM
7. 2026-06-09
   days on market $275,000 Active 5 DOM
8. 2026-06-08
   days on market $275,000 Active 4 DOM
9. 2026-06-07
   days on market $275,000 Active 3 DOM
10. 2026-06-04
    days on marketlisting id $275,000 Active 1 DOM
11. 2026-06-03
    days on market $275,000 Active 13 DOM
12. 2026-06-01
    days on market $275,000 Active 11 DOM
13. 2026-05-31
    days on market $275,000 Active 10 DOM
14. 2026-03-13
    status Pending
15. 2026-03-04
    listed $275,000 Active
16. 2026-03-04
    historical
17. 2025-10-15
    listed $285,000 New
18. 2025-06-30
    historical
19. 2025-03-07
    price $299,000
20. 2025-02-15
    listed $335,000 Active
21. 2018-04-02
    soldstatus $169,000
22. 2018-03-29
    soldstatus $169,000 Sold
23. 2018-03-29
    soldstatus $169,000 Sold
24. 2018-02-07
    status Under Contract
25. 2018-02-07
    status Pending
26. 2017-10-19
    price $169,000
27. 2017-10-19
    price $169,000
28. 2017-10-04
    listed $175,000 New
29. 2017-10-04
    listed $175,000 Active
30. 2003-05-29
    soldstatus $71,442

ⓘ 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: $1,506 · $126/mo
• Projected year-2 tax: $2,530 · $211/mo
• Expected delta: +$1,024/yr (+$85/mo · 68.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 78% 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 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,369
• − Mortgage interest: −$15,404
• − Property taxes: −$1,506
• − Insurance: −$2,172
• − Repairs & maintenance: −$2,350
• − Management: −$2,350
• − HOA: −$3,300
• − Depreciation: −$8,000
• Taxable loss: −$5,713
• Est. tax savings @ 24.0%: +$1,371
• After-tax cash flow: $288/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): 56,263
• Household income: $157,335
• Rent vs Own: 16.9% rent · 83.1% own
• Severe rent burden: 1111.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Two or more races 10% Hispanic / Latino 8% Black 7% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 1%
• Common ancestry: Lithuanian 3% Italian 3% Slovak 3%
• Foreign-born: 14% · Canada, South Korea, Vietnam
• Languages at home: 86% English-only · Other Indo-European 4% Spanish 4% Other Asian/Pacific 1%

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: ▼ -314.20%
• Current HPI: 284.642
• Rent YoY: ▲ 4.72%
• 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

+284.9% since first listed

17 events — show timeline

• 2026-03-13 Pending — FMLS
• 2026-03-04 Listing Removed — GAMLS
• 2026-03-04 Listed $275,000 FMLS
• 2025-10-15 Listed $285,000 GAMLS
• 2025-06-30 Listing Removed — FMLS
• 2025-03-07 Price Changed $299,000 FMLS
• 2025-02-15 Listed $335,000 FMLS
• 2018-04-02 Sold (Public Records) $169,000 Public Records
• 2018-03-29 Sold (MLS) $169,000 GAMLS
• 2018-03-29 Sold (MLS) $169,000 FMLS
• 2018-02-07 Pending — GAMLS
• 2018-02-07 Pending — FMLS
• 2017-10-19 Price Changed $169,000 GAMLS
• 2017-10-19 Price Changed $169,000 FMLS
• 2017-10-04 Listed $175,000 GAMLS
• 2017-10-04 Listed $175,000 FMLS
• 2003-05-29 Sold (Public Records) $71,442 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,506 · +3.2% YoY. Source: county tax records.