6325 Ole Anderson Way · Cumming, GA 30041

$424,990

4 bd · 3.5 ba · 2,038 sqft · Other · 20 Days on market

Built 2025 $209/sqft · 14% below area Est $493k · 14% 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 +13.7/15.0
• Cash flow +7.5/30.0
• Schools +5.7/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• 1% rule +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Sip your morning coffee from the second-story balcony. Inside, the kitchen boasts ample counter space and a large island. Useful flex space makes a great office or extra bedroom. In the owner's suite, dual sinks and a large closet add convenience.

Key facts

• Dual sinks
• Ample counter space
• Second-story balcony

Tags

• SECOND-STORY BALCONY
• AMPLE COUNTER SPACE
• LARGE ISLAND
• FLEX SPACE
• DUAL SINKS
• LARGE CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath other listed at $425k.

Deal economics

• At list price, monthly cash flow is $-528 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $332k (21.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (40.8% below list).
• Recommended offer: $252k (40.8% below list) — sets the bar for 1% rule.
• Cap rate 4.8% 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.
• Market conditions: Rents rising (+1.3%/yr); 809 active listings in the ZIP; 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 $13k 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 20 days — a 2% lower offer ($419k) is reasonable based on typical stale-listing flexibility.

Recommended offer $251,685 (40.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.59% ✗
• Cap rate: 4.80%
• Cash-on-cash: -5.32%
• DSCR: 0.76
• GRM: 14.1

CMA / ARV

• ARV (median comp): $492,749
• List price: $424,990
• Delta: -13.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.33% rent growth · sell at horizon

5-year hold

• IRR: -27.0%
• Equity multiple: 0.10×
• Total profit: $-106,864
• Equity at exit: $63,367

10-year hold

• IRR: -30.6%
• Equity multiple: -0.29×
• Total profit: $-153,745
• Equity at exit: $36,745

Cash invested: $118,997 (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: 809
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $2,517 medium
• Mortgage (P&I): −$2,229
• Tax from tax record: −$110 /mo · $1,324/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $-528

Break-even live

Break-even rent $3,185

Max offer price $331,750

Occupancy floor —

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: $106,248
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   pricedays on market $424,990 Active 20 DOM
2. 2026-06-17
   days on market $419,990 Active 19 DOM
3. 2026-06-16
   days on market $419,990 Active 18 DOM
4. 2026-06-15
   days on market $419,990 Active 17 DOM
5. 2026-06-13
   days on market $419,990 Active 15 DOM
6. 2026-06-13
   days on market $419,990 Active 14 DOM
7. 2026-06-09
   days on market $419,990 Active 11 DOM
8. 2026-06-08
   days on market $419,990 Active 10 DOM
9. 2026-06-07
   pricedays on market $419,990 Active 9 DOM
10. 2026-06-04
    pricedays on market $424,990 Active 6 DOM
11. 2026-06-03
    days on market $472,980 Active 5 DOM
12. 2026-06-02
    remarks 247-char remark
13. 2026-06-02
    statusdays on market $472,980 Active 4 DOM

ⓘ 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: $1,324 · $110/mo
• Projected year-2 tax: $3,910 · $326/mo
• Expected delta: +$2,586/yr (+$215/mo · 195.3%)

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

Taxation est. · year 1

• Rental income: $30,202
• − Mortgage interest: −$23,806
• − Property taxes: −$1,324
• − Insurance: −$2,125
• − Repairs & maintenance: −$2,416
• − Management: −$2,416
• − Depreciation: −$12,363
• Taxable loss: −$14,249
• Est. tax savings @ 24.0%: +$3,420
• After-tax cash flow: $-2,914/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