4255 Glen Iris Dr · Cumming, GA 30040

$260,000

3 bd · 2.5 ba · 1,494 sqft · Townhouse public records · 181 Days on market

Built 1999 435 sqft lot Est $335k · 22% under $59/mo HOA · 2% of rent

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Why this score? — see what drove the C 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 +16.1/30.0
• ARV discount +15.0/15.0
• Schools +5.7/10.0
• DSCR +5.0/10.0
• 1% rule +4.3/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to a beautifully designed charming property that offers a range of noteworthy attributes. Step into the warmth of a roaring fireplace that adds a cozy ambiance to cool evenings. Each room is freshly painted in a tasteful neutral color scheme, while newly replaced flooring in some areas provides a subtle touch of modernity and class. The primary bathroom is indeed a highlight, encompassing an expansive layout that includes double sinks - providing plenty of space for personal items and room to move freely without compromise. The home has been carefully refreshed with quality interior paint and partial flooring replacements. It stands as a testament to thoughtful design and a thorough understanding of what it takes to create a comfortable and stylish living environment. We welcome you to experience the undeniable allure and undeniable functionality of a property that truly feels like a home.

Key facts

• Washer and dryer
• Tennis courts
• New stainless oven

Tags

• JR OLYMPIC SIZE SWIMMING POOL
• TENNIS COURTS
• PLAYGROUND
• NEW STAINLESS OVEN
• NEW STAINLESS FRIDGE
• WASHER AND DRYER

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $260k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (6.7% below list).
• Recommended offer: $229k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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.
• Zoned schools: George W. Whitlow Elementary (math 66% / reading 64%, grade B+, #90 of 1,228 statewide, top 8%, 1,181 students, 22% FRL); Otwell Middle School (math 43% / reading 51%, grade D+, #89 of 470 statewide, top 20%, 1,034 students, 44% FRL); Forsyth Central High School (math 15% / reading 37%, grade F, #175 of 424 statewide, top 42%, 2,372 students, 29% FRL) — zoned schools average 32% FRL vs 15% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 46% at this address vs 62% district-wide (-16 pts) — the specific schools serving this property underperform the Forsyth County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.6%/yr); 896 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $8k 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 181 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 4y ago; this cycle's ask has dropped $71k (21%) 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 $228,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 0.93% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.20%
• DSCR: 1.10
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $334,656
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4255 Glen Iris Dr	0.00mi	3/2.5	1,494 (0%)	1mo	$265,000	$177	99
3525 Magnolia Walk Trl	0.09mi	2/2.5 (-1)	1,454 (-3%)	0mo	$325,000	$224	86
3735 Magnolia Walk Trl	0.09mi	2/2.0 (-1)	1,300 (-13%)	9mo	$300,000	$231	60
299 Azalea Cir	0.53mi	2/2.5 (-1)	1,463 (-2%)	11mo	$340,000	$232	58
264 Azalea Cir	0.56mi	3/2.5	1,639 (+10%)	7mo	$347,500	$212	52
359 Azalea Cir	0.60mi	3/2.5	1,639 (+10%)	5mo	$372,000	$227	52
257 Azalea Cir	0.58mi	2/2.5 (-1)	1,639 (+10%)	1mo	$280,000	$171	51
290 Azalea Cir	0.50mi	2/2.5 (-1)	1,606 (+8%)	12mo	$300,000	$187	49
3806 Verde Glen Ln	0.41mi	3/2.5	1,718 (+15%)	8mo	$386,000	$225	49
370 Azalea Cir	0.64mi	2/2.5 (-1)	1,606 (+8%)	7mo	$285,000	$177	47
358 Azalea Cir	0.61mi	2/2.5 (-1)	1,400 (-6%)	13mo	$332,500	$238	46
3723 Verde Glen Ln	0.41mi	4/2.5 (+1)	1,718 (+15%)	8mo	$375,000	$218	44

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 · 1.65% rent growth · sell at horizon

5-year hold

• IRR: -14.3%
• Equity multiple: 0.49×
• Total profit: $-36,836
• Equity at exit: $38,767

10-year hold

• IRR: -7.9%
• Equity multiple: 0.53×
• Total profit: $-33,980
• Equity at exit: $22,480

Cash invested: $72,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

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

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

Methodology + full state rankings →

ZIP-level market 30040

• Home prices YoY: -22.3%
• Rents YoY: 1.6%
• Active inventory: 896
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,426 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$252 /mo · $3,026/yr
• Insurance: −$108
• HOA: −$59
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $134

Break-even live

Break-even rent $2,257

Max offer price $260,000

Occupancy floor 89%

Sensitivity live

Price	-10% $281	-5% $207	+0% $134	+5% $60	+10% $-13
Rent	-10% $-58	-5% $38	+0% $134	+5% $230	+10% $325
Rate	-1.0pp $265	-0.5pp $200	base $134	+0.5pp $66	+1.0pp $-2

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3305 Hutchinson Rd Cumming, GA	1.0–3.0	1.0–2.0	1327	$2,376	$1.79	2d	11	0.20mi
357 Azalea Cir Cumming, GA	3.0	2.5	1639	$2,200	$1.34	21d	1	0.60mi
350 Bradley Park Ln Cumming, GA	1.0–3.0	1.0–2.0	1225	$2,141	$1.75	2d	10	0.63mi
545 Fountain Ln Cumming, GA	3.0–4.0	3.0	1620	$2,088	$1.29	2d	1	0.81mi
5079 Sherwood Way Cumming, GA	3.0	2.5	1856	$2,200	$1.19	19d	1	1.29mi
5021 Sherwood Way Cumming, GA	2.0	2.5	1856	$2,200	$1.19	11d	1	1.32mi
1600 Ronald Reagan Blvd Cumming, GA	1.0–2.0	1.0–2.0	950	$1,910	$2.01	2d	44	1.34mi
326 Canton Rd Cumming, GA	1.0–3.0	1.0–2.0	1144	$2,185	$1.91	2d	19	1.39mi
4906 Wade Valley Way Unit BS Cumming, GA	2.0	1.0	1550	$1,750	$1.13	25d	1	1.40mi

HOA detail

• Monthly dues: $59 · $708/yr

Listing history 50 events

1. 2026-05-19
   status Under Contract
2. 2026-04-17
   status Pending Offer Approval
3. 2026-04-15
   price $260,000
4. 2026-04-15
   price $260,000
5. 2026-03-31
   status Active
6. 2026-03-31
   price $280,000
7. 2026-03-31
   status Price Change
8. 2026-03-31
   price $280,000
9. 2026-03-27
   status Pending
10. 2026-03-02
    status Under Contract
11. 2026-01-14
    status Pending Offer Approval
12. 2026-01-06
    price $250,000
13. 2026-01-06
    price $250,000
14. 2025-12-30
    price $329,000
15. 2025-09-16
    price $314,900
16. 2025-09-13
    price $314,900
17. 2025-08-19
    price $321,000
18. 2025-08-19
    price $321,000
19. 2025-08-13
    listed $331,000 New
20. 2025-08-13
    listed $331,000 Active
21. 2024-11-01
    soldstatus $310,000
22. 2024-10-31
    soldstatus $310,000 Sold 910-char remark

    Show marketing remark (910 chars)

    Welcome to a beautifully designed charming property that offers a range of noteworthy attributes. Step into the warmth of a roaring fireplace that adds a cozy ambiance to cool evenings. Each room is freshly painted in a tasteful neutral color scheme, while newly replaced flooring in some areas provides a subtle touch of modernity and class. The primary bathroom is indeed a highlight, encompassing an expansive layout that includes double sinks - providing plenty of space for personal items and room to move freely without compromise. The home has been carefully refreshed with quality interior paint and partial flooring replacements. It stands as a testament to thoughtful design and a thorough understanding of what it takes to create a comfortable and stylish living environment. We welcome you to experience the undeniable allure and undeniable functionality of a property that truly feels like a home.

23. 2024-10-31
    soldstatus $310,000 Closed

    Show marketing remark (910 chars)

    Welcome to a beautifully designed charming property that offers a range of noteworthy attributes. Step into the warmth of a roaring fireplace that adds a cozy ambiance to cool evenings. Each room is freshly painted in a tasteful neutral color scheme, while newly replaced flooring in some areas provides a subtle touch of modernity and class. The primary bathroom is indeed a highlight, encompassing an expansive layout that includes double sinks - providing plenty of space for personal items and room to move freely without compromise. The home has been carefully refreshed with quality interior paint and partial flooring replacements. It stands as a testament to thoughtful design and a thorough understanding of what it takes to create a comfortable and stylish living environment. We welcome you to experience the undeniable allure and undeniable functionality of a property that truly feels like a home.

24. 2024-10-01
    status Under Contract 910-char remark

    Show marketing remark (910 chars)

    Welcome to a beautifully designed charming property that offers a range of noteworthy attributes. Step into the warmth of a roaring fireplace that adds a cozy ambiance to cool evenings. Each room is freshly painted in a tasteful neutral color scheme, while newly replaced flooring in some areas provides a subtle touch of modernity and class. The primary bathroom is indeed a highlight, encompassing an expansive layout that includes double sinks - providing plenty of space for personal items and room to move freely without compromise. The home has been carefully refreshed with quality interior paint and partial flooring replacements. It stands as a testament to thoughtful design and a thorough understanding of what it takes to create a comfortable and stylish living environment. We welcome you to experience the undeniable allure and undeniable functionality of a property that truly feels like a home.

25. 2024-10-01
    status Pending

    Show marketing remark (910 chars)

    Welcome to a beautifully designed charming property that offers a range of noteworthy attributes. Step into the warmth of a roaring fireplace that adds a cozy ambiance to cool evenings. Each room is freshly painted in a tasteful neutral color scheme, while newly replaced flooring in some areas provides a subtle touch of modernity and class. The primary bathroom is indeed a highlight, encompassing an expansive layout that includes double sinks - providing plenty of space for personal items and room to move freely without compromise. The home has been carefully refreshed with quality interior paint and partial flooring replacements. It stands as a testament to thoughtful design and a thorough understanding of what it takes to create a comfortable and stylish living environment. We welcome you to experience the undeniable allure and undeniable functionality of a property that truly feels like a home.

26. 2024-09-19
    price $311,000 910-char remark

    Show marketing remark (910 chars)

    Welcome to a beautifully designed charming property that offers a range of noteworthy attributes. Step into the warmth of a roaring fireplace that adds a cozy ambiance to cool evenings. Each room is freshly painted in a tasteful neutral color scheme, while newly replaced flooring in some areas provides a subtle touch of modernity and class. The primary bathroom is indeed a highlight, encompassing an expansive layout that includes double sinks - providing plenty of space for personal items and room to move freely without compromise. The home has been carefully refreshed with quality interior paint and partial flooring replacements. It stands as a testament to thoughtful design and a thorough understanding of what it takes to create a comfortable and stylish living environment. We welcome you to experience the undeniable allure and undeniable functionality of a property that truly feels like a home.

27. 2024-09-19
    price $311,000

    Show marketing remark (910 chars)

    Welcome to a beautifully designed charming property that offers a range of noteworthy attributes. Step into the warmth of a roaring fireplace that adds a cozy ambiance to cool evenings. Each room is freshly painted in a tasteful neutral color scheme, while newly replaced flooring in some areas provides a subtle touch of modernity and class. The primary bathroom is indeed a highlight, encompassing an expansive layout that includes double sinks - providing plenty of space for personal items and room to move freely without compromise. The home has been carefully refreshed with quality interior paint and partial flooring replacements. It stands as a testament to thoughtful design and a thorough understanding of what it takes to create a comfortable and stylish living environment. We welcome you to experience the undeniable allure and undeniable functionality of a property that truly feels like a home.

28. 2024-09-05
    price $312,000 910-char remark

    Show marketing remark (910 chars)

    Welcome to a beautifully designed charming property that offers a range of noteworthy attributes. Step into the warmth of a roaring fireplace that adds a cozy ambiance to cool evenings. Each room is freshly painted in a tasteful neutral color scheme, while newly replaced flooring in some areas provides a subtle touch of modernity and class. The primary bathroom is indeed a highlight, encompassing an expansive layout that includes double sinks - providing plenty of space for personal items and room to move freely without compromise. The home has been carefully refreshed with quality interior paint and partial flooring replacements. It stands as a testament to thoughtful design and a thorough understanding of what it takes to create a comfortable and stylish living environment. We welcome you to experience the undeniable allure and undeniable functionality of a property that truly feels like a home.

29. 2024-09-05
    price $312,000

    Show marketing remark (910 chars)

    Welcome to a beautifully designed charming property that offers a range of noteworthy attributes. Step into the warmth of a roaring fireplace that adds a cozy ambiance to cool evenings. Each room is freshly painted in a tasteful neutral color scheme, while newly replaced flooring in some areas provides a subtle touch of modernity and class. The primary bathroom is indeed a highlight, encompassing an expansive layout that includes double sinks - providing plenty of space for personal items and room to move freely without compromise. The home has been carefully refreshed with quality interior paint and partial flooring replacements. It stands as a testament to thoughtful design and a thorough understanding of what it takes to create a comfortable and stylish living environment. We welcome you to experience the undeniable allure and undeniable functionality of a property that truly feels like a home.

30. 2024-08-15
    price $313,000 910-char remark

    Show marketing remark (910 chars)

    Welcome to a beautifully designed charming property that offers a range of noteworthy attributes. Step into the warmth of a roaring fireplace that adds a cozy ambiance to cool evenings. Each room is freshly painted in a tasteful neutral color scheme, while newly replaced flooring in some areas provides a subtle touch of modernity and class. The primary bathroom is indeed a highlight, encompassing an expansive layout that includes double sinks - providing plenty of space for personal items and room to move freely without compromise. The home has been carefully refreshed with quality interior paint and partial flooring replacements. It stands as a testament to thoughtful design and a thorough understanding of what it takes to create a comfortable and stylish living environment. We welcome you to experience the undeniable allure and undeniable functionality of a property that truly feels like a home.

31. 2024-08-15
    price $313,000

    Show marketing remark (910 chars)

    Welcome to a beautifully designed charming property that offers a range of noteworthy attributes. Step into the warmth of a roaring fireplace that adds a cozy ambiance to cool evenings. Each room is freshly painted in a tasteful neutral color scheme, while newly replaced flooring in some areas provides a subtle touch of modernity and class. The primary bathroom is indeed a highlight, encompassing an expansive layout that includes double sinks - providing plenty of space for personal items and room to move freely without compromise. The home has been carefully refreshed with quality interior paint and partial flooring replacements. It stands as a testament to thoughtful design and a thorough understanding of what it takes to create a comfortable and stylish living environment. We welcome you to experience the undeniable allure and undeniable functionality of a property that truly feels like a home.

32. 2024-07-25
    price $315,000 910-char remark

    Show marketing remark (910 chars)

    Welcome to a beautifully designed charming property that offers a range of noteworthy attributes. Step into the warmth of a roaring fireplace that adds a cozy ambiance to cool evenings. Each room is freshly painted in a tasteful neutral color scheme, while newly replaced flooring in some areas provides a subtle touch of modernity and class. The primary bathroom is indeed a highlight, encompassing an expansive layout that includes double sinks - providing plenty of space for personal items and room to move freely without compromise. The home has been carefully refreshed with quality interior paint and partial flooring replacements. It stands as a testament to thoughtful design and a thorough understanding of what it takes to create a comfortable and stylish living environment. We welcome you to experience the undeniable allure and undeniable functionality of a property that truly feels like a home.

33. 2024-07-25
    price $315,000

    Show marketing remark (910 chars)

    Welcome to a beautifully designed charming property that offers a range of noteworthy attributes. Step into the warmth of a roaring fireplace that adds a cozy ambiance to cool evenings. Each room is freshly painted in a tasteful neutral color scheme, while newly replaced flooring in some areas provides a subtle touch of modernity and class. The primary bathroom is indeed a highlight, encompassing an expansive layout that includes double sinks - providing plenty of space for personal items and room to move freely without compromise. The home has been carefully refreshed with quality interior paint and partial flooring replacements. It stands as a testament to thoughtful design and a thorough understanding of what it takes to create a comfortable and stylish living environment. We welcome you to experience the undeniable allure and undeniable functionality of a property that truly feels like a home.

34. 2024-06-20
    price $322,000 910-char remark

    Show marketing remark (910 chars)

    Welcome to a beautifully designed charming property that offers a range of noteworthy attributes. Step into the warmth of a roaring fireplace that adds a cozy ambiance to cool evenings. Each room is freshly painted in a tasteful neutral color scheme, while newly replaced flooring in some areas provides a subtle touch of modernity and class. The primary bathroom is indeed a highlight, encompassing an expansive layout that includes double sinks - providing plenty of space for personal items and room to move freely without compromise. The home has been carefully refreshed with quality interior paint and partial flooring replacements. It stands as a testament to thoughtful design and a thorough understanding of what it takes to create a comfortable and stylish living environment. We welcome you to experience the undeniable allure and undeniable functionality of a property that truly feels like a home.

35. 2024-06-20
    price $322,000

    Show marketing remark (910 chars)

    Welcome to a beautifully designed charming property that offers a range of noteworthy attributes. Step into the warmth of a roaring fireplace that adds a cozy ambiance to cool evenings. Each room is freshly painted in a tasteful neutral color scheme, while newly replaced flooring in some areas provides a subtle touch of modernity and class. The primary bathroom is indeed a highlight, encompassing an expansive layout that includes double sinks - providing plenty of space for personal items and room to move freely without compromise. The home has been carefully refreshed with quality interior paint and partial flooring replacements. It stands as a testament to thoughtful design and a thorough understanding of what it takes to create a comfortable and stylish living environment. We welcome you to experience the undeniable allure and undeniable functionality of a property that truly feels like a home.

36. 2024-05-30
    price $327,000

    Show marketing remark (910 chars)

    Welcome to a beautifully designed charming property that offers a range of noteworthy attributes. Step into the warmth of a roaring fireplace that adds a cozy ambiance to cool evenings. Each room is freshly painted in a tasteful neutral color scheme, while newly replaced flooring in some areas provides a subtle touch of modernity and class. The primary bathroom is indeed a highlight, encompassing an expansive layout that includes double sinks - providing plenty of space for personal items and room to move freely without compromise. The home has been carefully refreshed with quality interior paint and partial flooring replacements. It stands as a testament to thoughtful design and a thorough understanding of what it takes to create a comfortable and stylish living environment. We welcome you to experience the undeniable allure and undeniable functionality of a property that truly feels like a home.

37. 2024-05-30
    price $327,000 910-char remark

    Show marketing remark (910 chars)

    Welcome to a beautifully designed charming property that offers a range of noteworthy attributes. Step into the warmth of a roaring fireplace that adds a cozy ambiance to cool evenings. Each room is freshly painted in a tasteful neutral color scheme, while newly replaced flooring in some areas provides a subtle touch of modernity and class. The primary bathroom is indeed a highlight, encompassing an expansive layout that includes double sinks - providing plenty of space for personal items and room to move freely without compromise. The home has been carefully refreshed with quality interior paint and partial flooring replacements. It stands as a testament to thoughtful design and a thorough understanding of what it takes to create a comfortable and stylish living environment. We welcome you to experience the undeniable allure and undeniable functionality of a property that truly feels like a home.

38. 2024-05-16
    price $331,000 910-char remark

    Show marketing remark (910 chars)

    Welcome to a beautifully designed charming property that offers a range of noteworthy attributes. Step into the warmth of a roaring fireplace that adds a cozy ambiance to cool evenings. Each room is freshly painted in a tasteful neutral color scheme, while newly replaced flooring in some areas provides a subtle touch of modernity and class. The primary bathroom is indeed a highlight, encompassing an expansive layout that includes double sinks - providing plenty of space for personal items and room to move freely without compromise. The home has been carefully refreshed with quality interior paint and partial flooring replacements. It stands as a testament to thoughtful design and a thorough understanding of what it takes to create a comfortable and stylish living environment. We welcome you to experience the undeniable allure and undeniable functionality of a property that truly feels like a home.

39. 2024-05-16
    price $331,000

    Show marketing remark (910 chars)

    Welcome to a beautifully designed charming property that offers a range of noteworthy attributes. Step into the warmth of a roaring fireplace that adds a cozy ambiance to cool evenings. Each room is freshly painted in a tasteful neutral color scheme, while newly replaced flooring in some areas provides a subtle touch of modernity and class. The primary bathroom is indeed a highlight, encompassing an expansive layout that includes double sinks - providing plenty of space for personal items and room to move freely without compromise. The home has been carefully refreshed with quality interior paint and partial flooring replacements. It stands as a testament to thoughtful design and a thorough understanding of what it takes to create a comfortable and stylish living environment. We welcome you to experience the undeniable allure and undeniable functionality of a property that truly feels like a home.

40. 2024-05-01
    listed $335,000 New 910-char remark

    Show marketing remark (910 chars)

    Welcome to a beautifully designed charming property that offers a range of noteworthy attributes. Step into the warmth of a roaring fireplace that adds a cozy ambiance to cool evenings. Each room is freshly painted in a tasteful neutral color scheme, while newly replaced flooring in some areas provides a subtle touch of modernity and class. The primary bathroom is indeed a highlight, encompassing an expansive layout that includes double sinks - providing plenty of space for personal items and room to move freely without compromise. The home has been carefully refreshed with quality interior paint and partial flooring replacements. It stands as a testament to thoughtful design and a thorough understanding of what it takes to create a comfortable and stylish living environment. We welcome you to experience the undeniable allure and undeniable functionality of a property that truly feels like a home.

41. 2024-05-01
    listed $335,000 Active

    Show marketing remark (910 chars)

    Welcome to a beautifully designed charming property that offers a range of noteworthy attributes. Step into the warmth of a roaring fireplace that adds a cozy ambiance to cool evenings. Each room is freshly painted in a tasteful neutral color scheme, while newly replaced flooring in some areas provides a subtle touch of modernity and class. The primary bathroom is indeed a highlight, encompassing an expansive layout that includes double sinks - providing plenty of space for personal items and room to move freely without compromise. The home has been carefully refreshed with quality interior paint and partial flooring replacements. It stands as a testament to thoughtful design and a thorough understanding of what it takes to create a comfortable and stylish living environment. We welcome you to experience the undeniable allure and undeniable functionality of a property that truly feels like a home.

42. 2024-05-01
    soldstatus $312,000

    Show marketing remark (910 chars)

    Welcome to a beautifully designed charming property that offers a range of noteworthy attributes. Step into the warmth of a roaring fireplace that adds a cozy ambiance to cool evenings. Each room is freshly painted in a tasteful neutral color scheme, while newly replaced flooring in some areas provides a subtle touch of modernity and class. The primary bathroom is indeed a highlight, encompassing an expansive layout that includes double sinks - providing plenty of space for personal items and room to move freely without compromise. The home has been carefully refreshed with quality interior paint and partial flooring replacements. It stands as a testament to thoughtful design and a thorough understanding of what it takes to create a comfortable and stylish living environment. We welcome you to experience the undeniable allure and undeniable functionality of a property that truly feels like a home.

43. 2023-01-05
    soldstatus $275,200
44. 2022-12-29
    soldstatus $275,150 Sold
45. 2022-12-29
    soldstatus $275,150 Closed
46. 2022-12-14
    status Under Contract
47. 2022-12-14
    status Pending
48. 2022-11-26
    status Back On Market
49. 2022-11-26
    status Active
50. 2022-11-07
    status Under Contract

ⓘ 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: $3,026 · $252/mo
• Projected year-2 tax: $3,026 · $252/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $29,115
• − Mortgage interest: −$14,564
• − Property taxes: −$3,026
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,329
• − Management: −$2,329
• − HOA: −$708
• − Depreciation: −$7,564
• Taxable loss: −$2,705
• Est. tax savings @ 24.0%: +$649
• After-tax cash flow: $2,254/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): 82,532
• Household income: $137,211
• Rent vs Own: 15.9% rent · 84.1% own
• Severe rent burden: 1056.0

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 (65%)
• Race & ethnicity: White 65% Asian 13% Hispanic / Latino 12% Two or more races 11% Black 4%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Romanian 2% Italian 2% Slovak 2%
• Foreign-born: 20% · Canada, Jamaica, South Korea
• Languages at home: 75% English-only · Spanish 9% Other Asian/Pacific 6% Other Indo-European 5%

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: ▼ -79.76%
• Current HPI: 277.8697
• Rent YoY: ▲ 1.65%
• 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

+120.3% since first listed

56 events — show timeline

• 2026-05-19 Pending — GAMLS
• 2026-04-17 Pending — GAMLS
• 2026-04-15 Price Changed $260,000 FMLS
• 2026-04-15 Price Changed $260,000 GAMLS
• 2026-03-31 Relisted — FMLS
• 2026-03-31 Price Changed $280,000 FMLS
• 2026-03-31 Relisted — GAMLS
• 2026-03-31 Price Changed $280,000 GAMLS
• 2026-03-27 Pending — FMLS
• 2026-03-02 Pending — GAMLS
• 2026-01-14 Pending — GAMLS
• 2026-01-06 Price Changed $250,000 FMLS
• 2026-01-06 Price Changed $250,000 GAMLS
• 2025-12-30 Price Changed $329,000 GAMLS
• 2025-09-16 Price Changed $314,900 FMLS
• 2025-09-13 Price Changed $314,900 GAMLS
• 2025-08-19 Price Changed $321,000 FMLS
• 2025-08-19 Price Changed $321,000 GAMLS
• 2025-08-13 Listed $331,000 FMLS
• 2025-08-13 Listed $331,000 GAMLS
• 2024-11-01 Sold (Public Records) $310,000 Public Records
• 2024-10-31 Sold (MLS) $310,000 FMLS
• 2024-10-31 Sold (MLS) $310,000 GAMLS
• 2024-10-01 Pending — GAMLS
• 2024-10-01 Pending — FMLS
• 2024-09-19 Price Changed $311,000 GAMLS
• 2024-09-19 Price Changed $311,000 FMLS
• 2024-09-05 Price Changed $312,000 GAMLS
• 2024-09-05 Price Changed $312,000 FMLS
• 2024-08-15 Price Changed $313,000 GAMLS
• 2024-08-15 Price Changed $313,000 FMLS
• 2024-07-25 Price Changed $315,000 GAMLS
• 2024-07-25 Price Changed $315,000 FMLS
• 2024-06-20 Price Changed $322,000 GAMLS
• 2024-06-20 Price Changed $322,000 FMLS
• 2024-05-30 Price Changed $327,000 FMLS
• 2024-05-30 Price Changed $327,000 GAMLS
• 2024-05-16 Price Changed $331,000 GAMLS
• 2024-05-16 Price Changed $331,000 FMLS
• 2024-05-01 Sold (Public Records) $312,000 Public Records
• 2024-05-01 Listed $335,000 FMLS
• 2024-05-01 Listed $335,000 GAMLS
• 2023-01-05 Sold (Public Records) $275,200 Public Records
• 2022-12-29 Sold (MLS) $275,150 FMLS
• 2022-12-29 Sold (MLS) $275,150 GAMLS
• 2022-12-14 Pending — GAMLS
• 2022-12-14 Pending — FMLS
• 2022-11-26 Relisted — GAMLS
• 2022-11-26 Relisted — FMLS
• 2022-11-07 Pending — GAMLS
• 2022-11-07 Pending — FMLS
• 2022-10-28 Listed $279,900 FMLS
• 2022-10-26 Listed $279,900 GAMLS
• 2006-12-01 Sold (Public Records) $137,900 Public Records
• 2003-11-07 Sold (Public Records) $127,600 Public Records
• 2001-06-07 Sold (Public Records) $118,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $3,026 · +7.1% YoY. Source: county tax records.