770 Heathland Dr · Roswell, GA 30075

$574,900

4 bd · 2.5 ba · 3,512 sqft · SingleFamily public records · 15 Days on market

Built 1995 0.47 ac lot $164/sqft · 17% below area Est $689k · 17% under $77/mo HOA · 2% of rent

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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 +14.9/15.0
• Cash flow +7.6/30.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• 1% rule +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your dream home! This estate-owned gem is brimming with character and good bones, just waiting for your personal touch. Nestled in a serene neighborhood, this spacious house features a master suite and private office on the main level, perfect for today's work-from-home lifestyle. Step inside to discover hardwood floors in the main living area, leading you to a generous double staircase that invites you to explore the upper level. Here you'll find spacious bedrooms and a delightful bonus room above the garage, ideal for a playroom, home gym, or media room. The partially finished basement boasts a cozy brick fireplace, a full bath, and a workshop space - truly a blank canvas for your creative vision! Enjoy the convenience of a walk-out basement that leads to a level, fully fenced backyard, perfect for entertaining or relaxing in privacy. This property is sold as-is, giving you the opportunity to bring your renovation dreams to life. Don't miss your chance to own this wonderful home filled with potential. Schedule your showing today!

Key facts

• Master suite
• Private office
• Brick fireplace

Tags

• MASTER SUITE
• PRIVATE OFFICE
• HARDWOOD FLOORS
• DOUBLE STAIRCASE
• BONUS ROOM
• BRICK FIREPLACE

Property features AI

Finance

• HOA & community: Homeowners association; Annual association fee; HOA covers reserve fund, community pool, and tennis courts; Community amenities include a pool, tennis courts, and a playground

Exterior

• Parking: Attached garage facing the front; Two garage spaces; Kitchen-level garage access
• Utilities: Public water; Public sewer; Underground utilities
• Home design: Two-level home; Daylight, finished walk-out basement with interior entry; Resale property
• Construction: Brick and fiber cement exterior; Shingle roof; Concrete perimeter foundation; Other outbuilding/structure on the property
• Exterior features: Private yard; Rain gutters; Front porch; Deck; Fenced backyard with wood fencing; Paved road access

Interior

• Kitchen: Breakfast bar; Breakfast room / eat-in kitchen; Pantry; Cabinets (other); Open view to family room; Dishwasher; Gas range; Microwave; Garbage disposal
• Bedrooms: Master bedroom on the main level; One bedroom on the main level; Three upper-level bedrooms
• Flooring: Hardwood; Carpet; Ceramic tile
• Bathrooms: Three full bathrooms; One half bathroom; Master bath with double vanity, separate tub and shower, and soaking tub; Full finished bath in the basement; Main-level half bath
• Heating & cooling: Central heating (forced air); Central air conditioning; Ceiling fans; Electric components (110 volts)
• Interior features: Cathedral ceilings; Two-story entrance foyer; Walk-in closets; Insulated windows; No shared/common walls; Two fireplaces (great room and basement)
• Laundry & utility: Main-level laundry room; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $575k.

Deal economics

• At list price, monthly cash flow is $-677 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $455k (20.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $352k (38.8% below list).
• Recommended offer: $352k (38.8% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 2.6% in Roswell — 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 79/100 on livability (#12 in GA, #1,990 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: commute F, cost of living 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: Arnold Mill Elementary School (math 63% / reading 50%, grade C+, #159 of 1,228 statewide, top 13%, 810 students, 22% FRL); Mill Creek Middle School (math 47% / reading 55%, grade C, #64 of 470 statewide, top 14%, 1,333 students, 25% FRL); River Ridge High School (math 18% / reading 46%, grade F, #110 of 424 statewide, top 28%, 1,914 students, 20% FRL) — zoned schools at 22% FRL track the district average.
• Market conditions: Rents rising fast (+4.7%/yr); 390 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $4k of loan paydown is wiped out by about $17k 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 15 days — a 2% lower offer ($566k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 4y 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 $281k; list at $575k implies a 105% 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 $352,126 (38.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.61% ✗
• Cap rate: 4.88%
• Cash-on-cash: -5.05%
• DSCR: 0.78
• GRM: 13.6

CMA / ARV

• ARV (median comp): $688,897
• List price: $574,900
• Delta: -7.46%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
600 Olde Shire Ct	0.11mi	5/2.5 (+1)	3,481 (-1%)	9mo	$675,000	$194	81
740 Dunscore Ct	0.33mi	4/2.5	3,422 (-3%)	6mo	$719,000	$210	75
2000 Settindown Dr	0.12mi	5/2.5 (+1)	3,327 (-5%)	10mo	$650,000	$195	73
850 Heathland Ct	0.08mi	4/2.5	3,118 (-11%)	7mo	$650,500	$209	72
100 Penwick Dr	0.51mi	4/3.5	3,538 (+1%)	1mo	$730,000	$206	70
511 Newburgh Way	0.25mi	5/4.0 (+1)	3,734 (+6%)	13mo	$765,000	$205	56
1519 Willow Bnd	0.61mi	4/3.0	3,160 (-10%)	1mo	$450,000	$142	52
119 Chateau Pl	0.53mi	4/3.5	3,865 (+10%)	3mo	$1,199,500	$310	52
1715 Settindown Dr	0.51mi	5/5.5 (+1)	3,642 (+4%)	2mo	$630,000	$173	52
3015 Foxhall Overlook	0.18mi	5/4.5 (+1)	3,960 (+13%)	13mo	$630,000	$159	46
124 Chateau Pl	0.50mi	4/4.5	4,012 (+14%)	3mo	$1,285,000	$320	43
1667 Willow Way	0.64mi	4/3.0	3,123 (-11%)	9mo	$534,900	$171	42

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 · 4.72% rent growth · sell at horizon

5-year hold

• IRR: -23.4%
• Equity multiple: 0.19×
• Total profit: $-130,356
• Equity at exit: $85,719

10-year hold

• IRR: -14.8%
• Equity multiple: 0.11×
• Total profit: $-143,775
• Equity at exit: $49,707

Cash invested: $160,972 (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 30075

• Rents YoY: 4.7%
• Active inventory: 390
• Price-to-rent: 13.6×

Monthly cashflow live

• Estimated rent: $3,521 medium
• Mortgage (P&I): −$3,015
• Tax from tax record: −$128 /mo · $1,532/yr
• Insurance: −$240
• HOA: −$77
• Vacancy / Maint / Mgmt: −$739
• Net cashflow: $-677

Break-even live

Break-even rent $4,379

Max offer price $455,266

Occupancy floor —

Sensitivity live

Price	-10% $-352	-5% $-515	+0% $-677	+5% $-840	+10% $-1,003
Rent	-10% $-955	-5% $-816	+0% $-677	+5% $-538	+10% $-399
Rate	-1.0pp $-388	-0.5pp $-531	base $-677	+0.5pp $-826	+1.0pp $-978

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: $143,725
• Closing costs: $17,247
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1046 Wiley Bridge Rd Woodstock, GA	5.0	4.5	3906	$7,500	$1.92	4d	1	0.96mi
1046 Wiley Bridge Rd Woodstock, GA	5.0	4.5	3906	$8,000	$2.05	46d	1	0.96mi

HOA detail

• Monthly dues: $77 · $924/yr
• Likely covers: gym

Listing history 29 events

1. 2026-06-13
   days on market $574,900 Pending 15 DOM

   Show marketing remark (1059 chars)

   Welcome to your dream home! This estate-owned gem is brimming with character and good bones, just waiting for your personal touch. Nestled in a serene neighborhood, this spacious house features a master suite and private office on the main level, perfect for today's work-from-home lifestyle. Step inside to discover hardwood floors in the main living area, leading you to a generous double staircase that invites you to explore the upper level. Here you'll find spacious bedrooms and a delightful bonus room above the garage, ideal for a playroom, home gym, or media room. The partially finished basement boasts a cozy brick fireplace, a full bath, and a workshop space - truly a blank canvas for your creative vision! Enjoy the convenience of a walk-out basement that leads to a level, fully fenced backyard, perfect for entertaining or relaxing in privacy. This property is sold as-is, giving you the opportunity to bring your renovation dreams to life. Don't miss your chance to own this wonderful home filled with potential. Schedule your showing today!

2. 2026-06-03
   status $574,900 Pending 12 DOM
3. 2026-06-02
   days on market $574,900 Active Under Contract 12 DOM
4. 2026-06-01
   days on market $574,900 Active Under Contract 11 DOM
5. 2026-05-31
   days on market $574,900 Active Under Contract 10 DOM
6. 2026-05-13
   price $599,000 1059-char remark
7. 2026-05-13
   price $599,000 1065-char remark
8. 2026-05-01
   price $637,500 1059-char remark
9. 2026-05-01
   price $637,500 1065-char remark
10. 2026-04-22
    listed $650,000 Active 1065-char remark
11. 2026-04-22
    historical
12. 2026-04-22
    historical
13. 2026-03-18
    listed $675,000 Active
14. 2026-03-18
    historical
15. 2026-03-18
    historical
16. 2026-02-17
    listed $650,000 New 1059-char remark

    Show marketing remark (1059 chars)

    Welcome to your dream home! This estate-owned gem is brimming with character and good bones, just waiting for your personal touch. Nestled in a serene neighborhood, this spacious house features a master suite and private office on the main level, perfect for today's work-from-home lifestyle. Step inside to discover hardwood floors in the main living area, leading you to a generous double staircase that invites you to explore the upper level. Here you'll find spacious bedrooms and a delightful bonus room above the garage, ideal for a playroom, home gym, or media room. The partially finished basement boasts a cozy brick fireplace, a full bath, and a workshop space - truly a blank canvas for your creative vision! Enjoy the convenience of a walk-out basement that leads to a level, fully fenced backyard, perfect for entertaining or relaxing in privacy. This property is sold as-is, giving you the opportunity to bring your renovation dreams to life. Don't miss your chance to own this wonderful home filled with potential. Schedule your showing today!

17. 2026-02-17
    listed $675,000 New

    Show marketing remark (1059 chars)

    Welcome to your dream home! This estate-owned gem is brimming with character and good bones, just waiting for your personal touch. Nestled in a serene neighborhood, this spacious house features a master suite and private office on the main level, perfect for today's work-from-home lifestyle. Step inside to discover hardwood floors in the main living area, leading you to a generous double staircase that invites you to explore the upper level. Here you'll find spacious bedrooms and a delightful bonus room above the garage, ideal for a playroom, home gym, or media room. The partially finished basement boasts a cozy brick fireplace, a full bath, and a workshop space - truly a blank canvas for your creative vision! Enjoy the convenience of a walk-out basement that leads to a level, fully fenced backyard, perfect for entertaining or relaxing in privacy. This property is sold as-is, giving you the opportunity to bring your renovation dreams to life. Don't miss your chance to own this wonderful home filled with potential. Schedule your showing today!

18. 2026-02-17
    listed $700,000 Active

    Show marketing remark (1059 chars)

    Welcome to your dream home! This estate-owned gem is brimming with character and good bones, just waiting for your personal touch. Nestled in a serene neighborhood, this spacious house features a master suite and private office on the main level, perfect for today's work-from-home lifestyle. Step inside to discover hardwood floors in the main living area, leading you to a generous double staircase that invites you to explore the upper level. Here you'll find spacious bedrooms and a delightful bonus room above the garage, ideal for a playroom, home gym, or media room. The partially finished basement boasts a cozy brick fireplace, a full bath, and a workshop space - truly a blank canvas for your creative vision! Enjoy the convenience of a walk-out basement that leads to a level, fully fenced backyard, perfect for entertaining or relaxing in privacy. This property is sold as-is, giving you the opportunity to bring your renovation dreams to life. Don't miss your chance to own this wonderful home filled with potential. Schedule your showing today!

19. 2026-02-17
    listed $700,000 New

    Show marketing remark (1059 chars)

    Welcome to your dream home! This estate-owned gem is brimming with character and good bones, just waiting for your personal touch. Nestled in a serene neighborhood, this spacious house features a master suite and private office on the main level, perfect for today's work-from-home lifestyle. Step inside to discover hardwood floors in the main living area, leading you to a generous double staircase that invites you to explore the upper level. Here you'll find spacious bedrooms and a delightful bonus room above the garage, ideal for a playroom, home gym, or media room. The partially finished basement boasts a cozy brick fireplace, a full bath, and a workshop space - truly a blank canvas for your creative vision! Enjoy the convenience of a walk-out basement that leads to a level, fully fenced backyard, perfect for entertaining or relaxing in privacy. This property is sold as-is, giving you the opportunity to bring your renovation dreams to life. Don't miss your chance to own this wonderful home filled with potential. Schedule your showing today!

20. 2023-07-05
    historical
21. 2023-03-15
    status Back On Market
22. 2023-03-14
    historical
23. 2022-10-24
    status Price Change
24. 2022-10-24
    price $639,900
25. 2022-10-17
    historical
26. 2022-07-20
    listed $650,000 New
27. 2001-12-31
    soldstatus $281,000
28. 2001-12-31
    soldstatus $281,000
29. 1995-09-18
    soldstatus $216,600

ⓘ 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: $1,532 · $128/mo
• Projected year-2 tax: $5,289 · $441/mo
• Expected delta: +$3,757/yr (+$313/mo · 245.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°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 · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,255
• − Mortgage interest: −$32,203
• − Property taxes: −$1,532
• − Insurance: −$2,874
• − Repairs & maintenance: −$3,380
• − Management: −$3,380
• − HOA: −$924
• − Depreciation: −$16,724
• Taxable loss: −$18,764
• Est. tax savings @ 24.0%: +$4,503
• After-tax cash flow: $-3,623/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 — Roswell

• Score: 79/100
• State rank: #12
• US rank: #1990

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Fulton County · 1,094,430 people
• City population: 102,317
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 56,263
• Household income: $157,335
• Rent vs Own: 16.9% rent · 83.1% own
• Severe rent burden: 1111.0

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 (73%)
• Race & ethnicity: White 73% Two or more races 10% Hispanic / Latino 8% Black 7% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 1%
• Common ancestry: Lithuanian 3% Italian 3% Slovak 3%
• Foreign-born: 14% · Canada, South Korea, Vietnam
• Languages at home: 86% English-only · Other Indo-European 4% Spanish 4% Other Asian/Pacific 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: ▼ -314.20%
• Current HPI: 284.642
• Rent YoY: ▲ 4.72%
• 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

+165.4% since first listed

31 events — show timeline

• 2026-06-13 Pending — GAMLS
• 2026-06-13 Pending — FMLS
• 2026-06-10 Relisted — FMLS
• 2026-06-10 Relisted — GAMLS
• 2026-06-03 Pending — FMLS
• 2026-05-26 Contingent — FMLS
• 2026-05-26 Contingent — GAMLS
• 2026-05-20 Listing Removed — GAMLS
• 2026-05-20 Listed $574,900 FMLS
• 2026-05-13 Price Changed $599,000 GAMLS
• 2026-05-01 Price Changed $637,500 GAMLS
• 2026-04-22 Listing Removed — GAMLS
• 2026-04-22 Listing Removed — FMLS
• 2026-03-18 Listing Removed — FMLS
• 2026-03-18 Listing Removed — GAMLS
• 2026-03-18 Listed $675,000 FMLS
• 2026-02-17 Listed $700,000 FMLS
• 2026-02-17 Listed $700,000 GAMLS
• 2026-02-17 Listed $675,000 GAMLS
• 2026-02-17 Listed $650,000 GAMLS
• 2026-02-17 Listed $574,900 GAMLS
• 2023-07-05 Listing Removed — GAMLS
• 2023-03-15 Relisted — GAMLS
• 2023-03-14 Listing Removed — GAMLS
• 2022-10-24 Relisted — GAMLS
• 2022-10-24 Price Changed $639,900 GAMLS
• 2022-10-17 Listing Removed — GAMLS
• 2022-07-20 Listed $650,000 GAMLS
• 2001-12-31 Sold (Public Records) $281,000 Public Records
• 2001-12-31 Sold (Public Records) $281,000 Public Records
• 1995-09-18 Sold (Public Records) $216,600 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,532 · -36.6% YoY. Source: county tax records.