500 Mount Vernon Ln · Woodstock, GA 30189

$385,000

3 bd · 2.0 ba · 2,312 sqft · SingleFamily public records · 17 Days on market

Built 1998 8,864 sqft lot $167/sqft · 12% below area Est $437k · 12% under $56/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 +12.9/15.0
• Cash flow +9.2/30.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss your chance to own a home in the highly sought-after Centennial Place community. This spacious split-level home offers incredible potential to create your dream space. The main level features an open-concept layout with a welcoming family room centered around a cozy fireplace. The kitchen offers a dining area and access to the rear deck and backyard-ready for your personal touch and improvements. A separate dining room provides the perfect setting for entertaining guests. The oversized primary suite includes an en suite bath with double vanity, separate shower, soaking tub, and a generous walk-in closet. Two additional spacious bedrooms are located on the opposite side of the home and share a hall bath. The lower level is partially finished and offers excellent potential with minimal effort. Sheetrock is already complete, and the bathroom just needs flooring and a toilet to be finished. Enjoy walk-out access to the patio and backyard from this level. Residents of Centennial Place enjoy fantastic amenities including a pool, playground, covered pavilion, bath house, and tennis courts. Ideally located within walking distance to the Towne Lake Pass trailhead for the Greenprints Trail System, offering connectivity all the way to Downtown Woodstock. Convenient to shopping, dining, and with easy access to I-575. This is an estate-owned property through the probate process and is being sold AS-IS. Come see why Woodstock continues to be one of North Georgia's most desirable places to call home!

Key facts

• Walk-in closet
• Cozy fireplace
• En suite bath

Tags

• OPEN-CONCEPT LAYOUT
• COZY FIREPLACE
• REAR DECK
• OVERSIZED PRIMARY SUITE
• EN SUITE BATH
• WALK-IN CLOSET

Property features AI

Finance

• Other: Roads are paved/asphalt with county road frontage; Directions: GPS
• HOA & community: Homeowners association with annual fee of $675; HOA includes access to swim and tennis facilities; Community amenities include pool, tennis courts, playground, sidewalks, trails/greenway, and proximity to schools

Exterior

• Parking: Attached garage; Drive-under main level garage; Garage faces front; Two garage spaces
• Utilities: Public water; Public sewer; 110-volt electric; Cable available; Electricity available; Natural gas available; Phone available; Underground utilities; Water available; Sewer available
• Home design: Multi/split levels; Resale property
• Construction: Cement siding with stone accents; Composition shingle roof; Concrete perimeter foundation; Built with conventional construction materials
• Exterior features: Private yard; Rain gutters; Deck

Interior

• Kitchen: White cabinets; Eat-in kitchen; Laminate counters; Pantry; Open view to the family room; Dishwasher; Gas range; Range hood; Refrigerator
• Bedrooms: Master suite on the main level; Split bedroom plan; Three main-level bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; Master bath with double vanity, separate tub and shower, and soaking tub; Two main-level bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans
• Interior features: Double vanity in bathrooms; Family room fireplace; Double-pane windows; No shared/common walls; Basement with partial finish, interior entry, driveway access, and bath stubbed
• Laundry & utility: Laundry room located on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $385k.

Deal economics

• At list price, monthly cash flow is $-290 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $334k (13.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (33.5% below list).
• Recommended offer: $256k (33.5% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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.
• 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: Carmel Elementary School (math 49% / reading 48%, grade D, #284 of 1,228 statewide, top 23%, 900 students, 47% FRL); Woodstock Middle School (math 45% / reading 49%, grade D+, #89 of 470 statewide, top 20%, 1,083 students, 39% FRL); Woodstock High School (math 22% / reading 41%, grade F, #122 of 424 statewide, top 30%, 2,044 students, 25% FRL).
• Market conditions: Rents rising (+1.1%/yr); 273 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $3k of loan paydown is wiped out by about $12k 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 17 days — a 2% lower offer ($379k) is reasonable based on typical stale-listing flexibility.
• 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.

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 $255,866 (33.5% 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: 0.66% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.23%
• DSCR: 0.86
• GRM: 12.5

CMA / ARV

• ARV (median comp): $437,413
• List price: $385,000
• Delta: -11.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
500 Mount Vernon Ln	0.00mi	3/2.0	2,312 (0%)	1mo	$408,000	$176	99
401 Mount Vernon Ct	0.09mi	4/2.5 (+1)	2,168 (-6%)	1mo	$410,000	$189	77
203 Chesapeake Ln	0.19mi	4/3.0 (+1)	2,136 (-8%)	2mo	$412,000	$193	68
429 Etowah Valley Way	0.42mi	4/3.0 (+1)	2,266 (-2%)	1mo	$439,000	$194	68
333 Etowah Valley Trce	0.47mi	3/2.0	2,460 (+6%)	4mo	$435,000	$177	64
406 Trotter Ln	0.60mi	3/2.5	2,376 (+3%)	2mo	$575,000	$242	63
4008 Mount Vernon Dr	0.26mi	4/2.5 (+1)	2,088 (-10%)	4mo	$400,000	$192	62
1111 Etowah Valley Ln	0.72mi	3/2.0	2,254 (-2%)	2mo	$515,000	$228	61
107 Spring Way	0.70mi	3/2.0	2,424 (+5%)	2mo	$387,000	$160	57
257 Somerset Cir	0.58mi	3/2.0	2,520 (+9%)	2mo	$605,000	$240	57
2084 Township Dr	0.38mi	4/3.0 (+1)	2,651 (+15%)	1mo	$480,000	$181	48
413 Etowah Valley Way	0.49mi	4/2.5 (+1)	2,023 (-12%)	2mo	$450,000	$222	47

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 · 1.14% rent growth · sell at horizon

5-year hold

• IRR: -23.5%
• Equity multiple: 0.20×
• Total profit: $-85,726
• Equity at exit: $57,405

10-year hold

• IRR: -23.5%
• Equity multiple: -0.09×
• Total profit: $-117,721
• Equity at exit: $33,288

Cash invested: $107,800 (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 30189

• Rents YoY: 1.1%
• Active inventory: 273
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $2,559 high
• Mortgage (P&I): −$2,019
• Tax from tax record: −$76 /mo · $910/yr
• Insurance: −$160
• HOA: −$56
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $-290

Break-even live

Break-even rent $2,926

Max offer price $333,794

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1504 Dupree Rd Woodstock, GA	4.0	2.0	1800	$5,750	$3.19	44d	1	0.72mi
102 Lexington Parke Dr Woodstock, GA	3.0	2.5	1806	$2,500	$1.38	44d	1	0.87mi
114 Kasey Dr Woodstock, GA	3.0	2.5	1915	$2,250	$1.17	5d	1	0.92mi
134 Lexington Parke Dr Woodstock, GA	4.0	2.5	1931	$2,600	$1.35	11d	1	0.96mi
134 Lexington Parke Dr Woodstock, GA	4.0	2.5	1931	$2,600	$1.35	10d	1	0.96mi
123 Village Green Ave Woodstock, GA	3.0	3.5	2628	$3,500	$1.33	44d	1	1.04mi
123 W Point Trl Woodstock, GA	4.0	2.5	2616	$2,341	$0.89	44d	1	1.15mi
398 Lanier Cir Woodstock, GA	3.0	2.5	1946	$2,750	$1.41	5d	1	1.15mi
371 Lanier Cir Woodstock, GA	4.0	2.5	1805	$2,680	$1.48	3d	1	1.18mi
726 Stickley Oak Way Woodstock, GA	3.0	2.5	1939	$2,800	$1.44	44d	1	1.18mi
118 Batten Board Way Woodstock, GA	3.0	2.5	2178	$3,195	$1.47	19d	1	1.18mi
704 Stickley Oak Way Woodstock, GA	3.0	2.5	1964	$2,795	$1.42	24d	1	1.21mi
600 Glendale Forest Dr Woodstock, GA	3.0	2.0	1662	$2,290	$1.38	13d	1	1.24mi
345 Bascomb Cres Acworth, GA	3.0	2.5	1785	$2,242	$1.26	22d	1	1.26mi
613 Stickley Oak Way Woodstock, GA	3.0	2.5	1849	$3,000	$1.62	19d	1	1.26mi
633 Stickley Oak Way Woodstock, GA	3.0	2.5	1849	$2,850	$1.54	5d	1	1.26mi
637 Stickley Oak Way Woodstock, GA	3.0	2.5	1888	$2,999	$1.59	17d	1	1.26mi
145 Windflower Way Acworth, GA	4.0	2.5	1785	$2,345	$1.31	5d	1	1.27mi
331 Bascomb Cres Acworth, GA	3.0	2.5	1785	$2,242	$1.26	22d	1	1.29mi
121 Windflower Way Acworth, GA	4.0	2.5	1785	$2,345	$1.31	13d	1	1.33mi
303 Bascomb Cres Acworth, GA	3.0	2.5	1785	$2,242	$1.26	22d	1	1.35mi
111 Windflower Way Acworth, GA	4.0	2.5	1785	$2,245	$1.26	22d	1	1.35mi
107 Windflower Way Acworth, GA	4.0	2.5	1785	$2,345	$1.31	22d	1	1.36mi
1031 Tranquil Gardens Pl Acworth, GA	3.0–4.0	2.5	1789	$2,295	$1.28	21d	9	1.50mi
324 Commons Ave Unit 324 Woodstock, GA	4.0	3.5	2496	$3,000	$1.20	44d	1	1.50mi

HOA detail

• Monthly dues: $56 · $672/yr
• Likely covers: pool

Listing history 7 events

1. 2026-05-12
   status Pending 1539-char remark
2. 2026-05-04
   historical Active Under Contract 1539-char remark

   Show marketing remark (1521 chars)

   Don't miss your chance to own a home in the highly sought-after Centennial Place community. This spacious split-level home offers incredible potential to create your dream space. The main level features an open-concept layout with a welcoming family room centered around a cozy fireplace. The kitchen offers a dining area and access to the rear deck and backyard-ready for your personal touch and improvements. A separate dining room provides the perfect setting for entertaining guests. The oversized primary suite includes an en suite bath with double vanity, separate shower, soaking tub, and a generous walk-in closet. Two additional spacious bedrooms are located on the opposite side of the home and share a hall bath. The lower level is partially finished and offers excellent potential with minimal effort. Sheetrock is already complete, and the bathroom just needs flooring and a toilet to be finished. Enjoy walk-out access to the patio and backyard from this level. Residents of Centennial Place enjoy fantastic amenities including a pool, playground, covered pavilion, bath house, and tennis courts. Ideally located within walking distance to the Towne Lake Pass trailhead for the Greenprints Trail System, offering connectivity all the way to Downtown Woodstock. Convenient to shopping, dining, and with easy access to I-575. This is an estate-owned property through the probate process and is being sold AS-IS. Come see why Woodstock continues to be one of North Georgia's most desirable places to call home!

3. 2026-05-04
   historical Active Under Contract 1521-char remark

   Show marketing remark (1521 chars)

   Don't miss your chance to own a home in the highly sought-after Centennial Place community. This spacious split-level home offers incredible potential to create your dream space. The main level features an open-concept layout with a welcoming family room centered around a cozy fireplace. The kitchen offers a dining area and access to the rear deck and backyard-ready for your personal touch and improvements. A separate dining room provides the perfect setting for entertaining guests. The oversized primary suite includes an en suite bath with double vanity, separate shower, soaking tub, and a generous walk-in closet. Two additional spacious bedrooms are located on the opposite side of the home and share a hall bath. The lower level is partially finished and offers excellent potential with minimal effort. Sheetrock is already complete, and the bathroom just needs flooring and a toilet to be finished. Enjoy walk-out access to the patio and backyard from this level. Residents of Centennial Place enjoy fantastic amenities including a pool, playground, covered pavilion, bath house, and tennis courts. Ideally located within walking distance to the Towne Lake Pass trailhead for the Greenprints Trail System, offering connectivity all the way to Downtown Woodstock. Convenient to shopping, dining, and with easy access to I-575. This is an estate-owned property through the probate process and is being sold AS-IS. Come see why Woodstock continues to be one of North Georgia's most desirable places to call home!

4. 2026-04-24
   listed $385,000 Active 1539-char remark

   Show marketing remark (1521 chars)

   Don't miss your chance to own a home in the highly sought-after Centennial Place community. This spacious split-level home offers incredible potential to create your dream space. The main level features an open-concept layout with a welcoming family room centered around a cozy fireplace. The kitchen offers a dining area and access to the rear deck and backyard-ready for your personal touch and improvements. A separate dining room provides the perfect setting for entertaining guests. The oversized primary suite includes an en suite bath with double vanity, separate shower, soaking tub, and a generous walk-in closet. Two additional spacious bedrooms are located on the opposite side of the home and share a hall bath. The lower level is partially finished and offers excellent potential with minimal effort. Sheetrock is already complete, and the bathroom just needs flooring and a toilet to be finished. Enjoy walk-out access to the patio and backyard from this level. Residents of Centennial Place enjoy fantastic amenities including a pool, playground, covered pavilion, bath house, and tennis courts. Ideally located within walking distance to the Towne Lake Pass trailhead for the Greenprints Trail System, offering connectivity all the way to Downtown Woodstock. Convenient to shopping, dining, and with easy access to I-575. This is an estate-owned property through the probate process and is being sold AS-IS. Come see why Woodstock continues to be one of North Georgia's most desirable places to call home!

5. 2026-04-24
   listed $385,000 New 1521-char remark

   Show marketing remark (1521 chars)

   Don't miss your chance to own a home in the highly sought-after Centennial Place community. This spacious split-level home offers incredible potential to create your dream space. The main level features an open-concept layout with a welcoming family room centered around a cozy fireplace. The kitchen offers a dining area and access to the rear deck and backyard-ready for your personal touch and improvements. A separate dining room provides the perfect setting for entertaining guests. The oversized primary suite includes an en suite bath with double vanity, separate shower, soaking tub, and a generous walk-in closet. Two additional spacious bedrooms are located on the opposite side of the home and share a hall bath. The lower level is partially finished and offers excellent potential with minimal effort. Sheetrock is already complete, and the bathroom just needs flooring and a toilet to be finished. Enjoy walk-out access to the patio and backyard from this level. Residents of Centennial Place enjoy fantastic amenities including a pool, playground, covered pavilion, bath house, and tennis courts. Ideally located within walking distance to the Towne Lake Pass trailhead for the Greenprints Trail System, offering connectivity all the way to Downtown Woodstock. Convenient to shopping, dining, and with easy access to I-575. This is an estate-owned property through the probate process and is being sold AS-IS. Come see why Woodstock continues to be one of North Georgia's most desirable places to call home!

6. 1998-04-01
   soldstatus $132,100
7. 1998-01-01
   soldstatus $45,300

ⓘ 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: $910 · $76/mo
• Projected year-2 tax: $3,542 · $295/mo
• Expected delta: +$2,632/yr (+$219/mo · 289.4%)

ⓘ 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 6/10 Major 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,704
• − Mortgage interest: −$21,566
• − Property taxes: −$910
• − Insurance: −$1,925
• − Repairs & maintenance: −$2,456
• − Management: −$2,456
• − HOA: −$672
• − Depreciation: −$11,200
• Taxable loss: −$10,481
• Est. tax savings @ 24.0%: +$2,516
• After-tax cash flow: $-963/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 — 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: Cherokee County · 289,977 people
• City population: 109,446
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 39,928
• Household income: $114,130
• Rent vs Own: 26.2% rent · 73.8% own
• Severe rent burden: 953.0

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% Hispanic / Latino 14% Two or more races 10% Black 8% Asian 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Italian 3% Slovak 2% Romanian 2%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 85% English-only · Spanish 10% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -247.82%
• Current HPI: 249.6793
• Rent YoY: ▲ 1.14%
• 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

+800.7% since first listed

10 events — show timeline

• 2026-06-03 Sold (Public Records) $408,000 Public Records
• 2026-05-26 Sold (MLS) $408,000 GAMLS
• 2026-05-26 Sold (MLS) $408,000 FMLS
• 2026-05-12 Pending — FMLS
• 2026-05-04 Contingent — FMLS
• 2026-05-04 Contingent — GAMLS
• 2026-04-24 Listed $385,000 GAMLS
• 2026-04-24 Listed $385,000 FMLS
• 1998-04-01 Sold (Public Records) $132,100 Public Records
• 1998-01-01 Sold (Public Records) $45,300 Public Records

Property tax history

-3.8%/yr

Latest (2025): $910 · -0.1% YoY. Source: county tax records.