200 Riverstone Commons Cir · Canton, GA 30114

$249,900

3 bd · 2.5 ba · 1,377 sqft · Townhouse public records · 63 Days on market

Built 2006 845 sqft lot $181/sqft · 9% below area Est $274k · 9% under $150/mo HOA · 7% 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 +11.5/15.0
• Cash flow +10.1/30.0
• Schools +4.2/10.0
• 1% rule +3.3/10.0
• Livability +3.3/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful townhome in Riverstone Commons. This home has a large great room with cozy fireplace and modern farmhouse style shelving accents. It has updated flooring throughout the first level. The kitchen has lots of counter space and a door to the back patio. I love that the oven is gas - you'll be cooking with fire here! There's a half bath on the main level for guests and a 1- car garage for parking and/or storage. The upper level has 3 bedrooms and 2 full bathrooms plus the laundry room upstairs as well. This home makes great use of the space. See something you like, schedule your viewing today!!

Key facts

• Updated flooring
• Great room
• Cozy fireplace

Tags

• GREAT ROOM
• COZY FIREPLACE
• UPDATED FLOORING
• LOTS OF COUNTER SPACE
• DOOR TO BACK PATIO
• HALF BATH ON MAIN LEVEL

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $250k.

Deal economics

• At list price, monthly cash flow is $-147 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (16.7% below list).
• Recommended offer: $208k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 2.7% in Canton — 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 66/100 on livability (#200 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, cost of living B; Watch: schools D+, amenities F, commute 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.
• Market conditions: Rents soft (-1.6%/yr); 637 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 63 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 8y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,289 (16.7% 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 63 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.52%
• DSCR: 0.89
• GRM: 10.0

CMA / ARV

• ARV (median comp): $273,977
• List price: $249,900
• Delta: -8.79%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
149 Riverstone Commons Cir	0.05mi	3/2.5	1,409 (+2%)	7mo	$254,000	$180	88
137 Riverstone Commons Cir	0.06mi	3/2.5	1,311 (-5%)	9mo	$275,000	$210	82
260 Riverstone Pl	0.09mi	2/2.0 (-1)	1,278 (-7%)	2mo	$280,000	$219	76
257 Riverstone Pl	0.14mi	2/2.0 (-1)	1,278 (-7%)	1mo	$280,000	$219	74
273 Riverstone Pl	0.19mi	2/2.0 (-1)	1,278 (-7%)	19mo	$302,000	$236	56

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: -24.0%
• Equity multiple: 0.20×
• Total profit: $-55,882
• Equity at exit: $37,261

10-year hold

• IRR: -31.4%
• Equity multiple: -0.20×
• Total profit: $-84,005
• Equity at exit: $21,607

Cash invested: $69,972 (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 30114

• Home prices YoY: -30.3%
• Rents YoY: -1.6%
• Active inventory: 637
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,083 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$228 /mo · $2,733/yr
• Insurance: −$104
• HOA: −$150
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $-147

Break-even live

Break-even rent $2,269

Max offer price $223,954

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 Riverstone Commons Cir Canton, GA	3.0	2.5	1659	$2,100	$1.27	1d	1	0.03mi
149 Riverstone Commons Cir Canton, GA	3.0	2.5	1409	$2,000	$1.42	43d	1	0.07mi
229 Riverstone Commons Cir Canton, GA	3.0	2.5	1300	$1,750	$1.35	43d	1	0.09mi
100 River Ridge Dr Canton, GA	1.0–3.0	1.0–2.0	996	$1,699	$1.71	43d	9	0.21mi
303 Brookside Way Canton, GA	2.0	2.5	1192	$1,650	$1.38	43d	1	0.24mi
2258 Riverstone Blvd Canton, GA	3.0–4.0	2.5–3.5	1877	$2,078	$1.11	1d	10	0.38mi
800 Hickory Knoll Dr Canton, GA	1.0–3.0	1.0–2.0	905	$1,660	$1.83	3d	4	0.39mi
115 Wayne Ln Canton, GA	4.0	2.5	1854	$2,224	$1.20	5d	1	0.39mi
211 Connie Ct Canton, GA	4.0	2.5	1854	$2,136	$1.15	43d	1	0.41mi
165 Reservoir Dr Canton, GA	2.0–3.0	2.0	1769	$2,392	$1.35	1d	17	0.53mi
201 Hospital Rd Canton, GA	1.0–2.0	1.0–2.0	899	$2,400	$2.67	1d	30	0.78mi
113 Whispering Ct Canton, GA	3.0	2.5	1734	$2,161	$1.25	43d	1	0.90mi
100 Legends Dr Canton, GA	1.0–3.0	1.0–2.0	1196	$2,454	$2.05	1d	12	1.16mi
121 Brown St Canton, GA	3.0	2.0	1800	$2,100	$1.17	20d	1	1.32mi
137 Rivertown CMNS Canton, GA	3.0	2.5	1311	$1,900	$1.45	5d	1	1.37mi
600 Waterstone Dr Canton, GA	2.0–3.0	2.0–2.5	2040	$2,800	$1.37	1d	11	1.38mi
30 Laurel Canyon Village Cir Canton, GA	1.0–3.0	1.0–2.0	1022	$2,003	$1.96	1d	16	1.40mi
251 Archer St Canton, GA	2.0	1.0	1271	$1,895	$1.49	16d	1	1.42mi

HOA detail

• Monthly dues: $150 · $1,800/yr
• Likely covers: gas

Listing history 42 events

1. 2026-06-18
   days on market $249,900 Active 63 DOM
2. 2026-06-17
   days on market $249,900 Active 62 DOM
3. 2026-06-16
   days on market $249,900 Active 61 DOM
4. 2026-06-15
   price $249,900 Active 60 DOM
5. 2026-06-15
   days on market $256,500 Active 60 DOM
6. 2026-06-13
   days on market $256,500 Active 58 DOM
7. 2026-06-09
   days on market $256,500 Active 54 DOM
8. 2026-06-08
   days on market $256,500 Active 53 DOM
9. 2026-06-07
   pricedays on market $256,500 Active 52 DOM
10. 2026-06-04
    days on market $259,500 Active 49 DOM
11. 2026-06-03
    days on market $259,500 Active 48 DOM
12. 2026-06-02
    days on market $259,500 Active 47 DOM
13. 2026-06-01
    days on market $259,500 Active 46 DOM
14. 2026-05-31
    days on market $259,500 Active 45 DOM
15. 2026-05-15
    price $264,900 606-char remark

    Show marketing remark (618 chars)

    Beautiful townhome in Riverstone Commons. This home has a large great room with cozy fireplace and modern farmhouse style shelving accents. It has updated flooring throughout the first level. The kitchen has lots of counter space and a door to the back patio. I love that the oven is gas - you’ll be cooking with fire here! There’s a half bath on the main level for guests and a 1- car garage for parking and/or storage. The upper level has 3 bedrooms and 2 full bathrooms plus the laundry room upstairs as well. This home makes great use of the space. See something you like, schedule your viewing today!!

16. 2026-05-15
    price $264,900 618-char remark

    Show marketing remark (618 chars)

    Beautiful townhome in Riverstone Commons. This home has a large great room with cozy fireplace and modern farmhouse style shelving accents. It has updated flooring throughout the first level. The kitchen has lots of counter space and a door to the back patio. I love that the oven is gas - you’ll be cooking with fire here! There’s a half bath on the main level for guests and a 1- car garage for parking and/or storage. The upper level has 3 bedrooms and 2 full bathrooms plus the laundry room upstairs as well. This home makes great use of the space. See something you like, schedule your viewing today!!

17. 2026-04-16
    listed $269,900 New 606-char remark

    Show marketing remark (618 chars)

    Beautiful townhome in Riverstone Commons. This home has a large great room with cozy fireplace and modern farmhouse style shelving accents. It has updated flooring throughout the first level. The kitchen has lots of counter space and a door to the back patio. I love that the oven is gas - you’ll be cooking with fire here! There’s a half bath on the main level for guests and a 1- car garage for parking and/or storage. The upper level has 3 bedrooms and 2 full bathrooms plus the laundry room upstairs as well. This home makes great use of the space. See something you like, schedule your viewing today!!

18. 2026-04-16
    listed $269,900 Active 618-char remark

    Show marketing remark (618 chars)

    Beautiful townhome in Riverstone Commons. This home has a large great room with cozy fireplace and modern farmhouse style shelving accents. It has updated flooring throughout the first level. The kitchen has lots of counter space and a door to the back patio. I love that the oven is gas - you’ll be cooking with fire here! There’s a half bath on the main level for guests and a 1- car garage for parking and/or storage. The upper level has 3 bedrooms and 2 full bathrooms plus the laundry room upstairs as well. This home makes great use of the space. See something you like, schedule your viewing today!!

19. 2022-03-10
    soldstatus $260,000
20. 2022-03-03
    historical
21. 2022-02-28
    soldstatus $260,000 Closed
22. 2022-02-28
    soldstatus $260,000 Sold
23. 2022-02-08
    status Pending
24. 2022-02-08
    status Under Contract
25. 2022-02-04
    status Active
26. 2022-01-31
    historical
27. 2022-01-31
    status Active
28. 2022-01-26
    status Under Contract
29. 2022-01-26
    status Pending
30. 2022-01-07
    price $265,000
31. 2022-01-07
    price $265,000
32. 2021-12-06
    listed $270,000 Active
33. 2021-12-06
    listed $270,000 New
34. 2021-11-12
    soldstatus $218,000
35. 2018-08-27
    soldstatus $142,500 Sold
36. 2018-08-27
    soldstatus $142,500 Sold
37. 2018-08-27
    soldstatus $142,500
38. 2018-07-29
    status Under Contract
39. 2018-07-29
    status Pending
40. 2018-07-23
    listed $142,500 Active
41. 2018-07-23
    listed $142,500 New
42. 2015-03-30
    soldstatus $106,100

ⓘ 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: $2,733 · $228/mo
• Projected year-2 tax: $2,733 · $228/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,995
• − Mortgage interest: −$13,998
• − Property taxes: −$2,733
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,000
• − Management: −$2,000
• − HOA: −$1,800
• − Depreciation: −$7,270
• Taxable loss: −$6,055
• Est. tax savings @ 24.0%: +$1,453
• After-tax cash flow: $-309/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 — Canton

• Score: 66/100
• State rank: #200
• US rank: #12301

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Canton, GA
• County: Cherokee County · 289,977 people
• City population: 116,078
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 62,391
• Household income: $98,902
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 1820.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 18% Two or more races 9% Black 9% Native American 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 3% Italian 2% Romanian 1%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 85% English-only · Spanish 12% Other Indo-European 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: ▼ -106.82%
• Current HPI: 245.474
• Rent YoY: ▼ -1.63%
• 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

+149.7% since first listed

28 events — show timeline

• 2026-05-15 Price Changed $264,900 GAMLS
• 2026-05-15 Price Changed $264,900 FMLS
• 2026-04-16 Listed $269,900 FMLS
• 2026-04-16 Listed $269,900 GAMLS
• 2022-03-10 Sold (Public Records) $260,000 Public Records
• 2022-03-03 Listing Removed — FMLS
• 2022-02-28 Sold (MLS) $260,000 GAMLS
• 2022-02-28 Sold (MLS) $260,000 FMLS
• 2022-02-08 Pending — FMLS
• 2022-02-08 Pending — GAMLS
• 2022-02-04 Relisted — GAMLS
• 2022-01-31 Listing Removed — GAMLS
• 2022-01-31 Relisted — FMLS
• 2022-01-26 Pending — GAMLS
• 2022-01-26 Pending — FMLS
• 2022-01-07 Price Changed $265,000 FMLS
• 2022-01-07 Price Changed $265,000 GAMLS
• 2021-12-06 Listed $270,000 GAMLS
• 2021-12-06 Listed $270,000 FMLS
• 2021-11-12 Sold (Public Records) $218,000 Public Records
• 2018-08-27 Sold (Public Records) $142,500 Public Records
• 2018-08-27 Sold (MLS) $142,500 GAMLS
• 2018-08-27 Sold (MLS) $142,500 FMLS
• 2018-07-29 Pending — GAMLS
• 2018-07-29 Pending — FMLS
• 2018-07-23 Listed $142,500 GAMLS
• 2018-07-23 Listed $142,500 FMLS
• 2015-03-30 Sold (Public Records) $106,100 Public Records

Property tax history

+5.9%/yr

Latest (2025): $2,733 · +1.0% YoY. Source: county tax records.