180 Preston Oaks Dr · Johns Creek, GA 30022

$495,000

3 bd · 2.5 ba · 1,858 sqft · SingleFamily public records · 31 Days on market

Built 1993 0.28 ac lot $266/sqft · 28% above area Est $667k · 26% under

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Why this score? — see what drove the F 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 +5.4/30.0
• Schools +4.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Located in a desirable and well-maintained community, this attractive home offers a perfect blend of comfort, space, and convenience in one of Johns Creek's most sought-after areas. The thoughtfully designed floor plan features bright, open living spaces with abundant natural light, ideal for both everyday living and entertaining. The kitchen is well-appointed with ample cabinetry and counter space, flowing seamlessly into the main living and dining areas. Generously sized bedrooms provide flexibility for guests, a home office, or growing needs, while the primary suite serves as a private retreat with a spacious bath and excellent closet space. Enjoy outdoor living with a peaceful yard perf

Key facts

• Ample cabinetry
• Peaceful yard
• Top rated schools

Tags

• BRIGHT OPEN LIVING SPACES
• AMPLE CABINETRY
• PEACEFUL YARD
• TOP RATED SCHOOLS
• MAJOR COMMUTER ROUTES

Property features AI

Finance

• Other: Lot size approximately 0.28 acre
• HOA & community: No HOA; Community near public transport, within walking distance to schools, near shopping

Exterior

• Parking: Attached garage (3 total parking spaces)
• Security: Carbon monoxide detector(s)
• Utilities: Public water; Public sewer; 220 volt electric; Cable available; Electricity available; Natural gas available; Phone available; Water available; Sewer available
• Home design: Single-family house; Two levels; Resale property
• Construction: Built in 1993; Stucco exterior; Composition roof; Block foundation
• Exterior features: Deck; Level lot; Has view

Interior

• Kitchen: Kitchen island; Pantry; Microwave; Refrigerator; Gas water heater
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); Finished daylight basement with exterior entry; Family room and foyer; One fireplace in the family room
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $495k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $305k (38.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $273k (44.8% below list).
• Recommended offer: $273k (44.8% below list) — sets the bar for 1% rule.
• Cap rate 3.7% vs local median 2.5% in Johns Creek — 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 (#187 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Fulton County (suburban): math 49% / reading 53% proficiency, ranked #12 of 174 in GA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Barnwell Elementary School (math 78% / reading 82%, grade A+, #13 of 1,228 statewide, top 1%, 719 students, 10% FRL); Autrey Mill Middle School (math 69% / reading 73%, grade A, #13 of 470 statewide, top 3%, 1,260 students, 9% FRL); Johns Creek High School (math 52% / reading 44%, grade D, #35 of 424 statewide, top 8%, 1,930 students, 8% FRL) — zoned schools average 9% FRL vs 41% district-wide (33 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 66% at this address vs 51% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Fulton County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-0.0%/yr); 393 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 11,565 units permitted in Fulton County in 2024 (8,159 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 $15k of value loss. Plan a longer hold.
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($480k) is reasonable based on typical stale-listing flexibility.
• 16 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 $360k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $273,135 (44.8% 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. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 45% 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 A-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: 0.55% ✗
• Cap rate: 3.69%
• Cash-on-cash: -9.31%
• DSCR: 0.59
• GRM: 15.1

CMA / ARV

• ARV (median comp): $667,467
• List price: $495,000
• Delta: -25.84%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
995 Westwell Run	0.35mi	3/2.5	1,910 (+3%)	2mo	$539,950	$283	77
3490 Patterstone Dr	0.28mi	3/2.5	1,960 (+6%)	9mo	$535,000	$273	70
615 Rosedown Way	0.35mi	3/2.5	1,938 (+4%)	11mo	$605,000	$312	67
3470 Patterstone Dr	0.27mi	3/2.5	1,881 (+1%)	23mo	$620,000	$330	66
10090 Timberstone Rd	0.52mi	3/2.0	1,800 (-3%)	3mo	$530,000	$294	66
535 Oak Alley Way	0.26mi	3/3.5	1,871 (+1%)	22mo	$585,000	$313	64
570 Rosedown Way	0.34mi	3/2.5	2,110 (+14%)	2mo	$600,000	$284	60
555 Rosedown Way	0.31mi	3/2.5	1,948 (+5%)	24mo	$570,000	$293	58
10040 Piney Ridge Walk	0.52mi	3/2.5	1,999 (+8%)	23mo	$449,000	$225	44
10190 Old Woodland Entry Trce	0.61mi	3/2.0	1,600 (-14%)	10mo	$493,000	$308	38
10070 Timberstone Rd	0.50mi	4/3.0 (+1)	2,120 (+14%)	12mo	$605,000	$285	36

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: -36.0%
• Equity multiple: -0.13×
• Total profit: $-156,746
• Equity at exit: $73,806

10-year hold

• IRR: -70.4%
• Equity multiple: -0.85×
• Total profit: $-255,876
• Equity at exit: $42,799

Cash invested: $138,600 (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 30022

• Rents YoY: -0.0%
• Active inventory: 393
• Price-to-rent: 15.1×

Monthly cashflow live

• Estimated rent: $2,731 high
• Mortgage (P&I): −$2,596
• Tax from tax record: −$430 /mo · $5,166/yr
• Insurance: −$206
• HOA: −$0
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $-1,075

Break-even live

Break-even rent $4,092

Max offer price $305,130

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: $123,750
• Closing costs: $14,850
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
360 Landing Entry Johns Creek, GA	3.0	2.5	2000	$3,300	$1.65	10d	1	0.34mi
3705 Patterstone Dr Johns Creek, GA	3.0	2.5	2446	$2,925	$1.20	5d	1	0.38mi
10005 Lauren Hall Ct Alpharetta, GA	4.0	2.5	2468	$3,100	$1.26	43d	1	0.68mi
10055 Jones Bridge Rd Johns Creek, GA	1.0–3.0	1.0–2.0	1257	$2,408	$1.92	1d	17	0.68mi
10165 Rillridge Ct Alpharetta, GA	3.0	2.0	1392	$2,610	$1.88	1d	1	0.78mi
224 Birch Rill Dr Alpharetta, GA	3.0	2.0	1632	$2,406	$1.47	43d	1	0.85mi
10420 Rillridge Ct Alpharetta, GA	3.0	2.5	1524	$2,340	$1.54	43d	1	0.94mi
3470 Waters Cove Way Alpharetta, GA	3.0	2.5	2110	$3,600	$1.71	43d	1	0.98mi
3055 Ivey Oaks Ln Johns Creek, GA	3.0	2.5	1773	$2,995	$1.69	12d	1	1.06mi
140 Birch Rill Dr Alpharetta, GA	3.0	2.0	1316	$2,545	$1.93	1d	1	1.07mi
335 Olde Bridge Way Johns Creek, GA	3.0	2.5	1584	$2,395	$1.51	22d	1	1.18mi
140 Starboard Way Alpharetta, GA	4.0	2.5	2200	$3,000	$1.36	15d	1	1.36mi
10790 Waters Rd Alpharetta, GA	4.0	2.5	1900	$2,600	$1.37	5d	1	1.40mi
10475 Willow View Cir Johns Creek, GA	3.0	2.0	1448	$2,575	$1.78	2d	1	1.42mi
10610 Colony Glen Dr Johns Creek, GA	3.0	2.5	1824	$2,550	$1.40	43d	1	1.42mi
10630 Colony Glen Dr Johns Creek, GA	3.0	2.5	2010	$2,400	$1.19	18d	1	1.43mi

Listing history 50 events

1. 2026-06-03
   remarks 699-char remark
2. 2026-06-03
   statuslisting id $495,000 Under Contract 31 DOM
3. 2026-06-01
   days on market $495,000 Active 31 DOM
4. 2026-05-31
   days on market $495,000 Active 30 DOM
5. 2026-05-11
   price $495,000 835-char remark
6. 2026-05-11
   price $495,000 777-char remark
7. 2026-05-01
   listed $510,000 New 835-char remark
8. 2026-05-01
   listed $515,000 Active 777-char remark
9. 2026-04-30
   historical
10. 2026-04-26
    price $510,000
11. 2026-04-01
    listed $515,000 New
12. 2026-03-31
    historical
13. 2026-03-19
    historical
14. 2026-03-15
    status Back On Market
15. 2026-03-03
    listed $515,000 New
16. 2026-03-03
    listed $515,000 New
17. 2026-03-03
    historical
18. 2026-03-02
    historical
19. 2026-02-26
    listed $515,000 New
20. 2026-01-31
    historical
21. 2026-01-28
    listed $515,000 New
22. 2026-01-23
    historical
23. 2025-11-12
    soldstatus $360,000
24. 2025-11-04
    soldstatus $341,250 Closed
25. 2025-10-14
    status Pending
26. 2025-10-10
    status Active
27. 2025-09-25
    status Pending
28. 2025-09-22
    price $399,900
29. 2025-09-19
    status Active
30. 2025-09-12
    status Pending
31. 2025-09-05
    listed $419,900 Active
32. 2025-08-31
    historical
33. 2025-07-28
    status Active
34. 2025-07-24
    status Pending
35. 2025-07-14
    price $430,000
36. 2025-06-18
    status Active
37. 2025-06-11
    listed $460,000 Active
38. 2016-02-10
    price $149,900
39. 2015-06-04
    price $161,000
40. 2013-08-15
    soldstatus $161,000
41. 2012-11-09
    historical
42. 2012-10-26
    soldstatus $161,000 Sold
43. 2012-09-20
    status Pending
44. 2012-09-15
    historical Contingent - Due Diligence
45. 2012-08-28
    status Active
46. 2012-08-20
    status Pending
47. 2012-08-03
    listed $149,900 Active
48. 2005-10-07
    soldstatus $212,500
49. 2002-04-24
    soldstatus $190,500
50. 1994-02-04
    soldstatus $122,900

ⓘ 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: $5,166 · $430/mo
• Projected year-2 tax: $5,166 · $430/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 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 · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,776
• − Mortgage interest: −$27,728
• − Property taxes: −$5,166
• − Insurance: −$2,475
• − Repairs & maintenance: −$2,622
• − Management: −$2,622
• − Depreciation: −$14,400
• Taxable loss: −$22,237
• Est. tax savings @ 24.0%: +$5,337
• After-tax cash flow: $-7,561/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: Fulton County
• NCES district ID: 1302280
• Math proficiency: 49% ▼ -2.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $68,035
• Composite: 45.33/100
• National rank: #2640
• State rank: #12 of 174 in GA

Livability — Johns Creek

• Score: 66/100
• State rank: #187
• US rank: #11679

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Johns Creek, GA
• County: Fulton County · 1,094,430 people
• City population: 64,546
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 64,546
• Household income: $153,294
• Rent vs Own: 23.9% rent · 76.1% own
• Severe rent burden: 1556.0

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 1,203,707 people
• By 2030: 1,299,706 · +8.0%
• By 2040: 1,488,256 · +23.6%
• By 2050: 1,664,580 · +38.3%
• By 2075: 2,036,072 · +69.2%
• By 2100: 2,222,402 · +84.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 51% Asian 21% Black 13% Hispanic / Latino 9% Two or more races 8%
• Hispanic origin (detail): Mexican 2% Cuban 1%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 29% · Canada, China, South Korea
• Languages at home: 67% English-only · Spanish 7% Other Asian/Pacific 6% Other Indo-European 6%

Political lean MEDSL · Fulton

• 2024 margin: Solid D (+44.9) · D 71.9% · R 27.0% · Other 1.1%
• 2008→2024 swing: +9.8pp toward D · 2008: 35.0pp · 2024: 44.9pp
• All cycles: 2024: D+44.9 2020: D+46.4 2016: D+42.1 2012: D+29.6 2008: D+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -234.42%
• Current HPI: 273.0204
• Rent YoY: ▬ -0.04%
• 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

+302.8% since first listed

48 events — show timeline

• 2026-06-01 Pending — GAMLS
• 2026-06-01 Listing Removed — FMLS
• 2026-05-11 Price Changed $495,000 GAMLS
• 2026-05-11 Price Changed $495,000 FMLS
• 2026-05-01 Listed $515,000 FMLS
• 2026-05-01 Listed $510,000 GAMLS
• 2026-04-30 Listing Removed — GAMLS
• 2026-04-26 Price Changed $510,000 GAMLS
• 2026-04-01 Listed $515,000 GAMLS
• 2026-03-31 Listing Removed — GAMLS
• 2026-03-19 Listing Removed — GAMLS
• 2026-03-15 Relisted — GAMLS
• 2026-03-03 Listing Removed — GAMLS
• 2026-03-03 Listed $515,000 GAMLS
• 2026-03-03 Listed $515,000 GAMLS
• 2026-03-02 Listing Removed — GAMLS
• 2026-02-26 Listed $515,000 GAMLS
• 2026-01-31 Listing Removed — GAMLS
• 2026-01-28 Listed $515,000 GAMLS
• 2026-01-23 Coming Soon — GAMLS
• 2025-11-12 Sold (Public Records) $360,000 Public Records
• 2025-11-04 Sold (MLS) $341,250 FMLS
• 2025-10-14 Pending — FMLS
• 2025-10-10 Relisted — FMLS
• 2025-09-25 Pending — FMLS
• 2025-09-22 Price Changed $399,900 FMLS
• 2025-09-19 Relisted — FMLS
• 2025-09-12 Pending — FMLS
• 2025-09-05 Listed $419,900 FMLS
• 2025-08-31 Listing Removed — FMLS
• 2025-07-28 Relisted — FMLS
• 2025-07-24 Pending — FMLS
• 2025-07-14 Price Changed $430,000 FMLS
• 2025-06-18 Relisted — FMLS
• 2025-06-11 Listed $460,000 FMLS
• 2016-02-10 Price Changed $149,900 FMLS
• 2015-06-04 Price Changed $161,000 FMLS
• 2013-08-15 Sold (Public Records) $161,000 Public Records
• 2012-11-09 Listing Removed — FMLS
• 2012-10-26 Sold (MLS) $161,000 FMLS
• 2012-09-20 Pending — FMLS
• 2012-09-15 Contingent — FMLS
• 2012-08-28 Relisted — FMLS
• 2012-08-20 Pending — FMLS
• 2012-08-03 Listed $149,900 FMLS
• 2005-10-07 Sold (Public Records) $212,500 Public Records
• 2002-04-24 Sold (Public Records) $190,500 Public Records
• 1994-02-04 Sold (Public Records) $122,900 Public Records

Property tax history

+4.1%/yr

Latest (2025): $5,166 · +12.8% YoY. Source: county tax records.