34 Cherry St · McDonough, GA 30253

$115,000

2 bd · 1.0 ba · 812 sqft · SingleFamily public records · 100 Days on market

Built 1940 0.48 ac lot $142/sqft · 8% below area Est $125k · 8% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +11.1/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Distress property which has been partially remodeled with new roof, siding, windows, and some electrical & plumbing completed. Bring your best offer!!

Key facts

• Some electrical
• New siding
• Some plumbing

Tags

• NEW ROOF
• NEW SIDING
• NEW WINDOWS
• SOME ELECTRICAL
• SOME PLUMBING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $536 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 3.9% in McDonough — 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 63/100 on livability (#279 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: schools D, crime D, amenities F.
• Henry County (rural): math 24% / reading 33% proficiency, ranked #89 of 174 in GA (top 51%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents soft (-0.3%/yr); 663 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Henry County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 7y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.44% ✓
• Cap rate: 11.88%
• Cash-on-cash: 19.96%
• DSCR: 1.89
• GRM: 5.8

CMA / ARV

• ARV (median comp): $125,107
• List price: $115,000
• Delta: -8.08%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
329 Hampton St	0.36mi	3/1.0 (+1)	912 (+12%)	1mo	$191,000	$209	57
205 Old Griffin Rd	0.45mi	2/1.0	924 (+14%)	24mo	$210,000	$227	36

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: 8.7%
• Equity multiple: 1.33×
• Total profit: $10,642
• Equity at exit: $17,147

10-year hold

• IRR: 15.3%
• Equity multiple: 2.07×
• Total profit: $34,508
• Equity at exit: $9,943

Cash invested: $32,200 (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 30253

• Home prices YoY: -29.4%
• Rents YoY: -0.3%
• Active inventory: 663
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,653 high
• Mortgage (P&I): −$603
• Tax from tax record: −$120 /mo · $1,435/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $536

Break-even live

Break-even rent $975

Max offer price $115,000

Occupancy floor 63%

Sensitivity live

Price	-10% $601	-5% $568	+0% $536	+5% $503	+10% $470
Rent	-10% $405	-5% $470	+0% $536	+5% $601	+10% $666
Rate	-1.0pp $594	-0.5pp $565	base $536	+0.5pp $506	+1.0pp $475

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Sable Chase Blvd McDonough, GA	1.0–3.0	1.0–2.0	980	$1,388	$1.42	3d	22	0.44mi
205 Bridges Rd McDonough, GA	1.0–3.0	1.0–2.0	1083	$1,768	$1.63	3d	31	0.64mi
100 Crossing Blvd #1403 McDonough, GA	1.0–2.0	1.0–2.0	1030	$2,042	$1.98	19d	10	0.77mi
122 Samanthas Way McDonough, GA	3.0	2.0	1118	$1,600	$1.43	44d	1	0.84mi
570 McDonough Pkwy McDonough, GA	1.0–3.0	1.0–2.0	1066	$1,632	$1.53	1d	27	0.87mi
300 Rogers St McDonough, GA	2.0	1.0	730	$1,350	$1.85	5d	1	0.89mi
300 Rogers St McDonough, GA	2.0	1.0	730	$1,350	$1.85	44d	1	0.89mi
820 Hampton Rd McDonough, GA	1.0–3.0	1.0–2.0	1149	$1,567	$1.36	2d	15	0.99mi
575 McDonough Pkwy McDonough, GA	1.0–2.0	1.0–2.5	960	$1,900	$1.98	2d	15	0.99mi
1116 Whisper Wind Dr McDonough, GA	3.0	2.0	1118	$1,890	$1.69	44d	1	1.00mi
130 Jonesboro St Unit H McDonough, GA	1.0	1.0	600	$1,500	$2.50	44d	1	1.05mi
745 Georgia 42 McDonough, GA	1.0	1.0	880	$1,716	$1.95	15d	1	1.11mi
1000 Overton LOOP McDonough, GA	1.0–3.0	1.0–2.0	1076	$1,783	$1.66	2d	28	1.15mi
100 Preston Creek Dr McDonough, GA	1.0–3.0	1.0–2.0	1117	$1,974	$1.77	44d	13	1.19mi
100 Preston Creek Dr McDonough, GA	1.0–3.0	1.0–2.0	1117	$1,666	$1.49	3d	17	1.19mi
740 McDonough Pkwy McDonough, GA	1.0–3.0	1.0–2.0	1128	$1,704	$1.51	2d	17	1.25mi
532 Epris Ln McDonough, GA	2.0	2.0	1070	$1,400	$1.31	5d	1	1.29mi
14 Brannan St McDonough, GA	2.0	1.0	1100	$1,295	$1.18	44d	1	1.30mi
235 Jonesboro Rd McDonough, GA	1.0–3.0	1.0–2.0	996	$1,699	$1.71	2d	3	1.31mi
155 Cola Welch Pkwy McDonough, GA	1.0–3.0	1.0–2.0	901	$1,424	$1.58	3d	9	1.33mi
190 Rosewood Dr McDonough, GA	3.0	2.0	1055	$1,592	$1.51	24d	1	1.33mi
1000 Columns Dr McDonough, GA	1.0–2.0	1.0–2.0	1036	$1,790	$1.73	3d	19	1.35mi
100 Woodlawn Park Dr McDonough, GA	1.0–3.0	1.0–2.0	1029	$1,596	$1.55	2d	19	1.39mi

Listing history 34 events

1. 2026-06-18
   days on market $115,000 Active 100 DOM
2. 2026-06-17
   days on market $115,000 Active 99 DOM
3. 2026-06-16
   days on market $115,000 Active 98 DOM
4. 2026-06-15
   days on market $115,000 Active 97 DOM
5. 2026-06-13
   days on market $115,000 Active 95 DOM
6. 2026-06-09
   days on market $115,000 Active 91 DOM
7. 2026-06-08
   days on market $115,000 Active 90 DOM
8. 2026-06-07
   days on market $115,000 Active 89 DOM
9. 2026-06-04
   days on market $115,000 Active 86 DOM
10. 2026-06-03
    days on market $115,000 Active 85 DOM
11. 2026-06-02
    days on market $115,000 Active 84 DOM
12. 2026-06-01
    days on market $115,000 Active 83 DOM
13. 2026-05-31
    days on market $115,000 Active 82 DOM
14. 2026-04-07
    price $115,000 155-char remark

    Show marketing remark (155 chars)

    Distress property which has been partially remodeled with new roof, siding, windows, and some electrical & plumbing completed. Bring your best offer!!

15. 2026-03-10
    listed $125,000 New 155-char remark

    Show marketing remark (155 chars)

    Distress property which has been partially remodeled with new roof, siding, windows, and some electrical & plumbing completed. Bring your best offer!!

16. 2025-12-31
    historical
17. 2025-05-14
    listed $170,000 New
18. 2024-11-06
    soldstatus $85,000 Sold
19. 2024-11-04
    soldstatus $85,000 Closed
20. 2024-08-30
    status Pending
21. 2024-08-30
    status Under Contract
22. 2024-08-11
    status Active
23. 2024-08-11
    status Back On Market
24. 2024-07-17
    status Pending
25. 2024-07-17
    status Under Contract
26. 2024-05-25
    listed $95,000 New
27. 2024-05-25
    listed $95,000 Active
28. 2020-03-11
    soldstatus $45,000
29. 2019-06-25
    soldstatus $40,000 Closed
30. 2019-06-25
    soldstatus $40,000 Sold
31. 2019-06-05
    status Under Contract
32. 2019-06-05
    status Pending
33. 2019-05-31
    listed $40,000 Active
34. 2019-05-31
    listed $40,000 New

ⓘ 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: $1,435 · $120/mo
• Projected year-2 tax: $1,435 · $120/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 6/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,840
• − Mortgage interest: −$6,442
• − Property taxes: −$1,435
• − Insurance: −$575
• − Repairs & maintenance: −$1,587
• − Management: −$1,587
• − Depreciation: −$3,345
• Taxable income: $4,869
• Est. tax owed @ 24.0%: −$1,169
• After-tax cash flow: $5,259/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: Henry County
• NCES district ID: 1302820
• Math proficiency: 24% ▼ -9.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $62,594
• Composite: 26.13/100
• National rank: #7279
• State rank: #89 of 174 in GA

Livability — McDonough

• Score: 63/100
• State rank: #279
• US rank: #14962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McDonough, GA
• County: Henry County · 316,359 people
• City population: 114,333
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 64,779
• Household income: $81,892
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 2591.0

Population outlook (Henry County) Hauer SSP2

• Today (2025): 249,041 people
• By 2030: 264,369 · +6.2%
• By 2040: 294,459 · +18.2%
• By 2050: 322,249 · +29.4%
• By 2075: 392,310 · +57.5%
• By 2100: 437,836 · +75.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 61% White 22% Two or more races 7% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Hispanic 1% Lithuanian 1% Slovak 1%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 5% French/Haitian/Cajun 1% Vietnamese 1%

Political lean MEDSL · Henry

• 2024 margin: Strong D (+29.7) · D 64.5% · R 34.9%
• 2008→2024 swing: +37.1pp toward D · 2008: -7.5pp · 2024: 29.7pp
• All cycles: 2024: D+29.7 2020: D+20.5 2016: D+4.3 2012: R+3.2 2008: R+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.51%
• Current HPI: 210.679
• Rent YoY: ▼ -0.35%
• 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

+187.5% since first listed

21 events — show timeline

• 2026-04-07 Price Changed $115,000 GAMLS
• 2026-03-10 Listed $125,000 GAMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-05-14 Listed $170,000 GAMLS
• 2024-11-06 Sold (MLS) $85,000 GAMLS
• 2024-11-04 Sold (MLS) $85,000 FMLS
• 2024-08-30 Pending — FMLS
• 2024-08-30 Pending — GAMLS
• 2024-08-11 Relisted — FMLS
• 2024-08-11 Relisted — GAMLS
• 2024-07-17 Pending — FMLS
• 2024-07-17 Pending — GAMLS
• 2024-05-25 Listed $95,000 FMLS
• 2024-05-25 Listed $95,000 GAMLS
• 2020-03-11 Sold (Public Records) $45,000 Public Records
• 2019-06-25 Sold (MLS) $40,000 GAMLS
• 2019-06-25 Sold (MLS) $40,000 FMLS
• 2019-06-05 Pending — GAMLS
• 2019-06-05 Pending — FMLS
• 2019-05-31 Listed $40,000 GAMLS
• 2019-05-31 Listed $40,000 FMLS

Property tax history

+3.6%/yr

Latest (2025): $1,435 · +11.5% YoY. Source: county tax records.