7673 Union Hill Rd · Holly Springs, GA 30115

$229,900

2 bd · 1.0 ba · 1,214 sqft · SingleFamily public records · 23 Days on market

Built 1950 0.38 ac lot $189/sqft · 39% below area Est $377k · 39% under

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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 +9.8/30.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Perfect investment opportunity with incredible value-add potential. Being sold as-is, this charming 3-bedroom, 1-bath home is ideal for investors or small families looking to make it their own. Featuring hardwood floors throughout, the home sits on a quaint 0.38 acre lot in a prime location just minutes from the hospital, interstate access, shopping, and dining. Located within a highly sought-after school district, the property offers both convenience and long-term appeal. Major updates include a 4-year-old roof, new hot water heater (2025), and furnace and ductwork replaced 3 years ago. The home is currently serviced by a well but can easily be connected to county water. Zoned AG with pote

Key facts

• 4-year-old roof
• New hot water heater
• 0.38 acre lot

Tags

• HARDWOOD FLOORS
• 0.38 ACRE LOT
• PRIME LOCATION
• 4-YEAR-OLD ROOF
• NEW HOT WATER HEATER
• FURNACE AND DUCTWORK REPLACED

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Well water; Septic tank; Electricity available; Natural gas available; Phone available; Water available
• Home design: One-level home; Vinyl siding; Composition/shingle roof; Fixer condition; Foundation: Block and pillar/post/pier
• Construction: Vinyl siding construction; Composition/shingle roof; Block and pillar/post/pier foundation
• Exterior features: Private yard; Front porch

Interior

• Kitchen: Stained cabinets; Eat-in kitchen; Other kitchen features; Electric water heater
• Bedrooms: Three main-level bedrooms; Bedroom features: Other
• Flooring: Hardwood flooring; Laminate flooring
• Bathrooms: One full bathroom (main level); Master bath: None
• Heating & cooling: Central heating; Electric heating; Heat pump
• Interior features: Insulated windows; No shared/common walls; Other interior features
• Laundry & utility: Bonus/other room available (could be used for utilities or flexible use)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-147 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (20.6% below list).
• Recommended offer: $182k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 2.7% in Holly Springs — 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 64/100 on livability (#243 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; 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: Avery Elementary School (math 64% / reading 56%, grade B-, #126 of 1,228 statewide, top 10%, 1,128 students, 15% FRL); Creekland Middle School (math 52% / reading 60%, grade B-, #49 of 470 statewide, top 10%, 1,511 students, 16% FRL); Creekview High School (math 31% / reading 46%, grade F, #61 of 424 statewide, top 15%, 2,126 students, 12% FRL).
• Market conditions: Rents soft (-0.2%/yr); 633 active listings in the ZIP; high-income renter base; 2,665 units permitted in Cherokee County in 2024 (852 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 $7k 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

• It's been on market 23 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $21k; list at $230k implies a 995% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $182,458 (20.6% 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. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 0.79% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.75%
• DSCR: 0.88
• GRM: 10.5

CMA / ARV

• ARV (median comp): $377,135
• List price: $229,900
• Delta: -39.04%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -24.3%
• Equity multiple: 0.19×
• Total profit: $-51,959
• Equity at exit: $34,279

10-year hold

• IRR: -31.5%
• Equity multiple: -0.21×
• Total profit: $-77,884
• Equity at exit: $19,878

Cash invested: $64,372 (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 30115

• Home prices YoY: -29.3%
• Rents YoY: -0.2%
• Active inventory: 633
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,825 medium
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$287 /mo · $3,448/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-147

Break-even live

Break-even rent $2,011

Max offer price $208,575

Occupancy floor —

Sensitivity live

Price	-10% $12	-5% $-68	+0% $-147	+5% $-227	+10% $-306
Rent	-10% $-292	-5% $-219	+0% $-147	+5% $-75	+10% $-3
Rate	-1.0pp $-32	-0.5pp $-89	base $-147	+0.5pp $-207	+1.0pp $-268

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-05
   listed $229,900 Active 899-char remark
2. 1978-03-01
   soldstatus $21,000
3. 1975-07-01
   soldstatus $12,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,895
• − Mortgage interest: −$12,878
• − Property taxes: −$3,448
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,752
• − Management: −$1,752
• − Depreciation: −$6,688
• Taxable loss: −$5,772
• Est. tax savings @ 24.0%: +$1,385
• After-tax cash flow: $-383/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 — Holly Springs

• Score: 64/100
• State rank: #243
• US rank: #13838

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cherokee County · 289,977 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 53,687
• Household income: $113,089
• Rent vs Own: 16.9% rent · 83.1% own
• Severe rent burden: 829.0

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 9% Black 5% Two or more races 5%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 89% English-only · Spanish 7% Russian/Polish/Slavic 1% French/Haitian/Cajun 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: ▼ -105.71%
• Current HPI: 255.5527
• Rent YoY: ▼ -0.23%
• 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

+1815.8% since first listed

4 events — show timeline

• 2026-05-30 Pending — FMLS
• 2026-05-05 Listed $229,900 FMLS
• 1978-03-01 Sold (Public Records) $21,000 Public Records
• 1975-07-01 Sold (Public Records) $12,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $166 · +0.3% YoY. Source: county tax records.