4604 Young Deer Dr · Cumming, GA 30041

$365,000

4 bd · 2.0 ba · 1,722 sqft · SingleFamily public records · 38 Days on market

Built 2001 0.74 ac lot $212/sqft · 20% below area Est $454k · 20% 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 +8.1/30.0
• Schools +5.7/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your perfect retreat in Cumming, Georgia! This beautifully maintained home features 3 bedrooms and 2 baths with a bright, spacious interior designed for comfort and connection. Step onto the inviting front porch, then enter a welcoming living room that flows seamlessly into the kitchen and dining area—ideal for keeping family close and creating lasting memories. The master bathroom offers a luxurious separate tub and shower, perfect for unwinding after a long day. Enjoy the serene screened-in back patio, overlooking a peaceful backyard that’s perfect for relaxing or entertaining. Tucked away from the hustle and bustle, this home offers unparalleled privacy and tranquility—ideal for those who cherish peace and quiet. Opportunities like this don’t last long. Schedule your viewing today and experience the charm for yourself!

Key facts

• Front porch
• Living room
• Master bathroom

Tags

• FRONT PORCH
• LIVING ROOM
• KITCHEN AND DINING AREA
• MASTER BATHROOM
• SEPARATE TUB AND SHOWER
• SCREENED-IN BACK PATIO

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $-349 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $303k (16.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (29.4% below list).
• Recommended offer: $258k (29.4% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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: Chattahoochee Elementary School (math 56% / reading 47%, grade C-, #238 of 1,228 statewide, top 20%, 793 students, 39% FRL); Little Mill Middle School (math 39% / reading 47%, grade D-, #116 of 470 statewide, top 26%, 915 students, 29% 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 40% at this address vs 62% district-wide (-22 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 (+1.3%/yr); 823 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $3k of loan paydown is wiped out by about $11k 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 38 days — a 3% lower offer ($354k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y 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 $137k; list at $365k implies a 167% gain — meaningful room to come down on a strong offer.

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 $257,851 (29.4% 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. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.71% ✗
• Cap rate: 5.14%
• Cash-on-cash: -4.10%
• DSCR: 0.82
• GRM: 11.8

CMA / ARV

• ARV (median comp): $454,340
• List price: $365,000
• Delta: -19.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4604 Young Deer Dr	0.00mi	3/2.0 (-1)	1,722 (0%)	0mo	$365,000	$212	95
5130 Forest Hills Ct	0.13mi	3/2.0 (-1)	1,781 (+3%)	0mo	$450,000	$253	83

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 · 1.33% rent growth · sell at horizon

5-year hold

• IRR: -25.0%
• Equity multiple: 0.16×
• Total profit: $-85,691
• Equity at exit: $54,423

10-year hold

• IRR: -26.4%
• Equity multiple: -0.18×
• Total profit: $-120,347
• Equity at exit: $31,559

Cash invested: $102,200 (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 30041

• Home prices YoY: -22.5%
• Rents YoY: 1.3%
• Active inventory: 823
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,579 medium
• Mortgage (P&I): −$1,914
• Tax from tax record: −$320 /mo · $3,840/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $-349

Break-even live

Break-even rent $3,020

Max offer price $303,319

Occupancy floor —

Sensitivity live

Price	-10% $-143	-5% $-246	+0% $-349	+5% $-452	+10% $-556
Rent	-10% $-553	-5% $-451	+0% $-349	+5% $-247	+10% $-145
Rate	-1.0pp $-165	-0.5pp $-256	base $-349	+0.5pp $-444	+1.0pp $-540

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4700 Dean Ct Cumming, GA	3.0	2.5	2097	$2,600	$1.24	45d	1	0.13mi

Listing history 30 events

1. 2026-05-13
   status Pending 868-char remark

   Show marketing remark (868 chars)

   Welcome to your perfect retreat in Cumming, Georgia! This beautifully maintained home features 3 bedrooms and 2 baths with a bright, spacious interior designed for comfort and connection. Step onto the inviting front porch, then enter a welcoming living room that flows seamlessly into the kitchen and dining area—ideal for keeping family close and creating lasting memories. The master bathroom offers a luxurious separate tub and shower, perfect for unwinding after a long day. Enjoy the serene screened-in back patio, overlooking a peaceful backyard that’s perfect for relaxing or entertaining. Tucked away from the hustle and bustle, this home offers unparalleled privacy and tranquility—ideal for those who cherish peace and quiet. Opportunities like this don’t last long. Schedule your viewing today and experience the charm for yourself!

2. 2026-05-07
   price $365,000 868-char remark

   Show marketing remark (868 chars)

   Welcome to your perfect retreat in Cumming, Georgia! This beautifully maintained home features 3 bedrooms and 2 baths with a bright, spacious interior designed for comfort and connection. Step onto the inviting front porch, then enter a welcoming living room that flows seamlessly into the kitchen and dining area—ideal for keeping family close and creating lasting memories. The master bathroom offers a luxurious separate tub and shower, perfect for unwinding after a long day. Enjoy the serene screened-in back patio, overlooking a peaceful backyard that’s perfect for relaxing or entertaining. Tucked away from the hustle and bustle, this home offers unparalleled privacy and tranquility—ideal for those who cherish peace and quiet. Opportunities like this don’t last long. Schedule your viewing today and experience the charm for yourself!

3. 2026-05-04
   status Active 868-char remark

   Show marketing remark (868 chars)

   Welcome to your perfect retreat in Cumming, Georgia! This beautifully maintained home features 3 bedrooms and 2 baths with a bright, spacious interior designed for comfort and connection. Step onto the inviting front porch, then enter a welcoming living room that flows seamlessly into the kitchen and dining area—ideal for keeping family close and creating lasting memories. The master bathroom offers a luxurious separate tub and shower, perfect for unwinding after a long day. Enjoy the serene screened-in back patio, overlooking a peaceful backyard that’s perfect for relaxing or entertaining. Tucked away from the hustle and bustle, this home offers unparalleled privacy and tranquility—ideal for those who cherish peace and quiet. Opportunities like this don’t last long. Schedule your viewing today and experience the charm for yourself!

4. 2026-04-28
   status Pending 868-char remark

   Show marketing remark (844 chars)

   Welcome to your perfect retreat in Cumming, Georgia! This beautifully maintained home features 3 bedrooms and 2 baths with a bright, spacious interior designed for comfort and connection. Step onto the inviting front porch, then enter a welcoming living room that flows seamlessly into the kitchen and dining area-ideal for keeping family close and creating lasting memories. The master bathroom offers a luxurious separate tub and shower, perfect for unwinding after a long day. Enjoy the serene screened-in back patio, overlooking a peaceful backyard that's perfect for relaxing or entertaining. Tucked away from the hustle and bustle, this home offers unparalleled privacy and tranquility-ideal for those who cherish peace and quiet. Opportunities like this don't last long. Schedule your viewing today and experience the charm for yourself!

5. 2026-04-28
   status Under Contract 844-char remark

   Show marketing remark (844 chars)

   Welcome to your perfect retreat in Cumming, Georgia! This beautifully maintained home features 3 bedrooms and 2 baths with a bright, spacious interior designed for comfort and connection. Step onto the inviting front porch, then enter a welcoming living room that flows seamlessly into the kitchen and dining area-ideal for keeping family close and creating lasting memories. The master bathroom offers a luxurious separate tub and shower, perfect for unwinding after a long day. Enjoy the serene screened-in back patio, overlooking a peaceful backyard that's perfect for relaxing or entertaining. Tucked away from the hustle and bustle, this home offers unparalleled privacy and tranquility-ideal for those who cherish peace and quiet. Opportunities like this don't last long. Schedule your viewing today and experience the charm for yourself!

6. 2026-04-16
   price $370,000 868-char remark

   Show marketing remark (844 chars)

   Welcome to your perfect retreat in Cumming, Georgia! This beautifully maintained home features 3 bedrooms and 2 baths with a bright, spacious interior designed for comfort and connection. Step onto the inviting front porch, then enter a welcoming living room that flows seamlessly into the kitchen and dining area-ideal for keeping family close and creating lasting memories. The master bathroom offers a luxurious separate tub and shower, perfect for unwinding after a long day. Enjoy the serene screened-in back patio, overlooking a peaceful backyard that's perfect for relaxing or entertaining. Tucked away from the hustle and bustle, this home offers unparalleled privacy and tranquility-ideal for those who cherish peace and quiet. Opportunities like this don't last long. Schedule your viewing today and experience the charm for yourself!

7. 2026-04-16
   price $370,000 844-char remark

   Show marketing remark (844 chars)

   Welcome to your perfect retreat in Cumming, Georgia! This beautifully maintained home features 3 bedrooms and 2 baths with a bright, spacious interior designed for comfort and connection. Step onto the inviting front porch, then enter a welcoming living room that flows seamlessly into the kitchen and dining area-ideal for keeping family close and creating lasting memories. The master bathroom offers a luxurious separate tub and shower, perfect for unwinding after a long day. Enjoy the serene screened-in back patio, overlooking a peaceful backyard that's perfect for relaxing or entertaining. Tucked away from the hustle and bustle, this home offers unparalleled privacy and tranquility-ideal for those who cherish peace and quiet. Opportunities like this don't last long. Schedule your viewing today and experience the charm for yourself!

8. 2026-03-30
   listed $380,000 Active 868-char remark

   Show marketing remark (844 chars)

   Welcome to your perfect retreat in Cumming, Georgia! This beautifully maintained home features 3 bedrooms and 2 baths with a bright, spacious interior designed for comfort and connection. Step onto the inviting front porch, then enter a welcoming living room that flows seamlessly into the kitchen and dining area-ideal for keeping family close and creating lasting memories. The master bathroom offers a luxurious separate tub and shower, perfect for unwinding after a long day. Enjoy the serene screened-in back patio, overlooking a peaceful backyard that's perfect for relaxing or entertaining. Tucked away from the hustle and bustle, this home offers unparalleled privacy and tranquility-ideal for those who cherish peace and quiet. Opportunities like this don't last long. Schedule your viewing today and experience the charm for yourself!

9. 2026-03-30
   listed $380,000 New 844-char remark

   Show marketing remark (844 chars)

   Welcome to your perfect retreat in Cumming, Georgia! This beautifully maintained home features 3 bedrooms and 2 baths with a bright, spacious interior designed for comfort and connection. Step onto the inviting front porch, then enter a welcoming living room that flows seamlessly into the kitchen and dining area-ideal for keeping family close and creating lasting memories. The master bathroom offers a luxurious separate tub and shower, perfect for unwinding after a long day. Enjoy the serene screened-in back patio, overlooking a peaceful backyard that's perfect for relaxing or entertaining. Tucked away from the hustle and bustle, this home offers unparalleled privacy and tranquility-ideal for those who cherish peace and quiet. Opportunities like this don't last long. Schedule your viewing today and experience the charm for yourself!

10. 2015-10-28
    price $136,900
11. 2012-09-19
    price $136,900
12. 2012-09-18
    soldstatus $136,900
13. 2012-09-12
    historical
14. 2012-09-10
    soldstatus $136,900 Sold
15. 2012-09-10
    soldstatus $136,900 Sold
16. 2012-09-10
    price $152,900
17. 2012-08-17
    historical
18. 2012-08-17
    status Pending
19. 2012-08-15
    price $152,900
20. 2012-07-26
    price $152,900
21. 2012-07-26
    price $152,900
22. 2012-07-02
    historical
23. 2012-06-28
    status Active
24. 2012-06-21
    historical
25. 2012-06-20
    listed $157,900 New
26. 2012-06-20
    listed $157,900 Active
27. 2012-04-19
    price $159,500
28. 2012-04-04
    listed $164,900 New
29. 2010-10-16
    price $169,900
30. 2010-09-11
    price $174,900

ⓘ 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: $3,840 · $320/mo
• Projected year-2 tax: $3,840 · $320/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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,942
• − Mortgage interest: −$20,446
• − Property taxes: −$3,840
• − Insurance: −$1,825
• − Repairs & maintenance: −$2,475
• − Management: −$2,475
• − Depreciation: −$10,618
• Taxable loss: −$10,738
• Est. tax savings @ 24.0%: +$2,577
• After-tax cash flow: $-1,613/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): 77,664
• Household income: $152,564
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 796.0

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: Majority White (63%)
• Race & ethnicity: White 63% Asian 23% Hispanic / Latino 8% Two or more races 6% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Romanian 2% Italian 2%
• Foreign-born: 23% · Canada, China, South Korea
• Languages at home: 72% English-only · Other Asian/Pacific 9% Other Indo-European 7% Spanish 6%

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: ▼ -79.19%
• Current HPI: 272.1758
• Rent YoY: ▲ 1.33%
• 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

+108.7% since first listed

30 events — show timeline

• 2026-05-13 Pending — FMLS
• 2026-05-07 Price Changed $365,000 FMLS
• 2026-05-04 Relisted — FMLS
• 2026-04-28 Pending — FMLS
• 2026-04-28 Pending — GAMLS
• 2026-04-16 Price Changed $370,000 FMLS
• 2026-04-16 Price Changed $370,000 GAMLS
• 2026-03-30 Listed $380,000 GAMLS
• 2026-03-30 Listed $380,000 FMLS
• 2015-10-28 Price Changed $136,900 GAMLS
• 2012-09-19 Price Changed $136,900 FMLS
• 2012-09-18 Sold (Public Records) $136,900 Public Records
• 2012-09-12 Listing Removed — FMLS
• 2012-09-10 Sold (MLS) $136,900 GAMLS
• 2012-09-10 Price Changed $152,900 FMLS
• 2012-09-10 Sold (MLS) $136,900 FMLS
• 2012-08-17 Listing Removed — GAMLS
• 2012-08-17 Pending — FMLS
• 2012-08-15 Price Changed $152,900 GAMLS
• 2012-07-26 Price Changed $152,900 GAMLS
• 2012-07-26 Price Changed $152,900 FMLS
• 2012-07-02 Listing Removed — GAMLS
• 2012-06-28 Relisted — FMLS
• 2012-06-21 Listing Removed — FMLS
• 2012-06-20 Listed $157,900 GAMLS
• 2012-06-20 Listed $157,900 FMLS
• 2012-04-19 Price Changed $159,500 GAMLS
• 2012-04-04 Listed $164,900 GAMLS
• 2010-10-16 Price Changed $169,900 GAMLS
• 2010-09-11 Price Changed $174,900 GAMLS

Property tax history

+5.7%/yr

Latest (2025): $3,840 · +5.4% YoY. Source: county tax records.