1550 Olde Mill Ct · Woodstock, GA 30066

$239,900

3 bd · 2.5 ba · 2,354 sqft · SingleFamily public records · 7 Days on market

Built 1988 0.52 ac lot Est $452k · 47% under

---

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 +18.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +5.4/10.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bed, 2.5 bath is a great opportunity for investors. Featuring a two-stall garage, ample front porch and sprawling yard, this is a blank canvas for anyone with a vision. The living areas are open making this space ideal for entertaining guests or making memories with your family. Cook your favorite meals in the kitchen equipped with coordinating appliances and ample cabinet space. This home won't last long!

Key facts

• Sprawling yard
• Open living areas
• Two stall garage

Tags

• TWO STALL GARAGE
• AMPLE FRONT PORCH
• SPRAWLING YARD
• OPEN LIVING AREAS
• AMPLE CABINET SPACE

Property features AI

Exterior

• Parking: Attached garage (2 spaces); Total parking for 2 vehicles
• Utilities: Public water; Septic tank sewer; Electric: Other; Underground utilities
• Home design: Two levels; Resale property
• Construction: Vinyl siding; Composition roof; Slab foundation; Below-grade finished area (basement) present
• Exterior features: Deck; Other exterior features

Interior

• Kitchen: White cabinets; Laminate countertops; Eat-in kitchen; Refrigerator; Dishwasher; Disposal; Gas range
• Bedrooms: Three upper-level bedrooms; Bedroom features: Other
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms; One half bathroom (main level); Master bath with double vanity and tub/shower combo
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High 9-ft ceilings on main level; Walk-in closet(s); Finished daylight partial basement; One fireplace (family room) with masonry surround and gas starter
• Laundry & utility: Laundry on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $240k).
• Cap rate 7.5% vs local median 3.4% in Woodstock — 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 73/100 on livability (#46 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Cobb County (suburban): math 39% / reading 45% proficiency, ranked #25 of 174 in GA (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Keheley Elementary School (math 34% / reading 46%, grade F, #427 of 1,228 statewide, top 35%, 399 students, 26% FRL); Mccleskey Middle School (math 37% / reading 44%, grade F, #140 of 470 statewide, top 30%, 570 students, 34% FRL); Kell High School (math 28% / reading 21%, grade F, #184 of 424 statewide, top 48%, 1,506 students, 32% FRL).
• Market conditions: Rents soft (-0.4%/yr); 443 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,625 units permitted in Cobb County in 2024 (389 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.
• Cobb County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $157k; list at $240k implies a 53% 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 $239,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.04% ✓
• Cap rate: 7.49%
• Cash-on-cash: 4.27%
• DSCR: 1.19
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $451,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4922 Willow Creek Dr	0.47mi	4/2.0 (+1)	2,306 (-2%)	1mo	$515,000	$223	67
1566 Pine Creek Way	0.68mi	4/2.5 (+1)	2,326 (-1%)	0mo	$530,000	$228	61
4928 Olde Mill Dr	0.26mi	3/2.0	2,010 (-15%)	2mo	$394,500	$196	59
1905 Kemp Rd	0.48mi	3/2.5	2,136 (-9%)	3mo	$427,000	$200	59
1624 Barrier Rd	0.57mi	4/3.0 (+1)	2,414 (+2%)	10mo	$419,000	$174	54
1200 Oakwoods Dr	0.70mi	3/2.0	2,236 (-5%)	8mo	$350,000	$157	50
1858 Blackwater Way	0.47mi	4/3.0 (+1)	2,146 (-9%)	9mo	$380,000	$177	48
1194 Clichy Ct	0.55mi	4/2.0 (+1)	2,150 (-9%)	7mo	$368,000	$171	47
1655 Pine Ridge Cir	0.54mi	4/2.5 (+1)	2,519 (+7%)	13mo	$465,000	$185	47
4646 Breakwater Trl	0.50mi	4/3.5 (+1)	2,600 (+10%)	13mo	$482,000	$185	40
4849 Chapelle Ct	0.60mi	4/3.0 (+1)	2,010 (-15%)	13mo	$435,000	$216	30
4950 Willow Creek Dr	0.75mi	4/2.5 (+1)	2,704 (+15%)	13mo	$520,000	$192	24

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: -13.2%
• Equity multiple: 0.54×
• Total profit: $-30,872
• Equity at exit: $35,770

10-year hold

• IRR: -9.9%
• Equity multiple: 0.48×
• Total profit: $-35,138
• Equity at exit: $20,742

Cash invested: $67,172 (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 30066

• Rents YoY: -0.4%
• Active inventory: 443
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,487 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$368 /mo · $4,410/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $239

Break-even live

Break-even rent $2,184

Max offer price $239,900

Occupancy floor 85%

Sensitivity live

Price	-10% $375	-5% $307	+0% $239	+5% $171	+10% $103
Rent	-10% $42	-5% $141	+0% $239	+5% $337	+10% $435
Rate	-1.0pp $360	-0.5pp $300	base $239	+0.5pp $177	+1.0pp $113

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1515 Captain Thomas Ct Marietta, GA	3.0	2.0	1651	$2,458	$1.49	3d	1	0.43mi
4750 Jamerson Forest Cir Marietta, GA	4.0	3.0	2211	$2,545	$1.15	22d	1	0.46mi
4858 Chapelle Ct Marietta, GA	3.0	2.0	1590	$2,200	$1.38	4d	1	0.58mi
4809 Nevilly Way Marietta, GA	3.0	2.5	2008	$2,385	$1.19	5d	1	0.63mi
2228 N Woods Ct Marietta, GA	3.0	2.0	1705	$2,085	$1.22	24d	1	0.74mi
1765 Blackwillow Dr Marietta, GA	3.0	2.5	2060	$2,650	$1.29	17d	1	0.76mi
579 W Oaks Dr Woodstock, GA	3.0	2.5	1650	$2,150	$1.30	24d	1	0.95mi
4963 Preswick Ct NE Marietta, GA	4.0	3.0	3193	$3,249	$1.02	44d	1	1.20mi
4067 Keheley Glen Dr NE Marietta, GA	3.0	2.5	1858	$2,225	$1.20	2d	1	1.21mi
710 Smokey Quartz Way Kennesaw, GA	3.0	2.5	2046	$2,900	$1.42	24d	1	1.23mi
675 Smokey Quartz Way Kennesaw, GA	4.0	3.5	2390	$3,250	$1.36	5d	1	1.28mi
4723 Canary Diamond Ln Kennesaw, GA	4.0	3.5	2200	$3,250	$1.48	19d	1	1.32mi
2274 Turtle Lndg NE Marietta, GA	4.0	2.0	2846	$2,500	$0.88	24d	1	1.40mi
813 Upper Dove Ct Woodstock, GA	4.0	2.5	1928	$2,395	$1.24	18d	1	1.44mi

Listing history 7 events

1. 2026-06-17
   status $239,900 Pending 7 DOM
2. 2026-06-16
   days on market $239,900 Active 7 DOM
3. 2026-06-15
   days on market $239,900 Active 6 DOM
4. 2026-06-13
   days on market $239,900 Active 4 DOM
5. 2026-06-13
   days on market $239,900 Active 3 DOM
6. 2026-06-10
   remarks 416-char remark
7. 2026-06-10
   listed $239,900 Active 1 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: $4,410 · $368/mo
• Projected year-2 tax: $4,410 · $368/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,838
• − Mortgage interest: −$13,438
• − Property taxes: −$4,410
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,387
• − Management: −$2,387
• − Depreciation: −$6,979
• Taxable loss: −$963
• Est. tax savings @ 24.0%: +$231
• After-tax cash flow: $3,097/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: Cobb County
• NCES district ID: 1301290
• Math proficiency: 39% ▼ -15.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $68,845
• Composite: 37.93/100
• National rank: #4308
• State rank: #25 of 174 in GA

Livability — Woodstock

• Score: 73/100
• State rank: #46
• US rank: #5116

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: Cobb County · 777,758 people
• City population: 109,446
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 61,761
• Household income: $116,074
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 1101.0

Population outlook (Cobb County) Hauer SSP2

• Today (2025): 868,385 people
• By 2030: 929,614 · +7.1%
• By 2040: 1,047,533 · +20.6%
• By 2050: 1,155,537 · +33.1%
• By 2075: 1,405,030 · +61.8%
• By 2100: 1,555,058 · +79.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 62% Black 16% Hispanic / Latino 10% Two or more races 10% Asian 6%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1% Cuban 1%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 15% · Canada, Vietnam, China
• Languages at home: 82% English-only · Spanish 7% Other Indo-European 4% Other Asian/Pacific 1%

Political lean MEDSL · Cobb

• 2024 margin: D (+14.9) · D 56.9% · R 42.0% · Other 1.1%
• 2008→2024 swing: +24.3pp toward D · 2008: -9.4pp · 2024: 14.9pp
• All cycles: 2024: D+14.9 2020: D+14.3 2016: D+2.1 2012: R+12.6 2008: R+9.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -269.40%
• Current HPI: 250.037
• Rent YoY: ▼ -0.38%
• 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

+160.8% since first listed

4 events — show timeline

• 2026-06-08 Listed $239,900 GAMLS
• 2026-06-08 Listed $239,900 FMLS
• 2013-10-01 Sold (Public Records) $156,800 Public Records
• 1990-02-01 Sold (Public Records) $92,000 Public Records

Property tax history

+15.9%/yr

Latest (2025): $4,410 · -0.1% YoY. Source: county tax records.