5230 Hidden Valley Ln · Cumming, GA 30028

$515,000

4 bd · 2.5 ba · 2,910 sqft · SingleFamily public records · 42 Days on market

Built 2016 10,018 sqft lot $177/sqft · 17% below area Est $618k · 17% under $54/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 +15.0/15.0
• Cash flow +6.6/30.0
• Schools +5.7/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NORTH FORSYTH GEM! MOVE-IN READY! Experience the perfect combination of modern design and community charm in this stunning 4-bedroom, 2.5-bathroom traditional-style home. Built in 2016 and meticulously maintained, this home is located in the sought-after Whisper Point community, offering a true move-in-ready experience with upscale upgrades, welcoming front porch and expert exterior landscaping. The main level boasts an open floor plan with a true chef's dream kitchen, boasts a massive granite island, premium stainless steel appliances(including double ovens), 42-inch custom cabinetry, and a designer tile backsplash, and a huge walk-in pantry. It flows effortlessly into the breakfast area and family room. Hardwood flooring and updated lighting flow throughout the main level, which also features a separate dining room and a cozy family room with a fireplace. The upstairs is a true sanctuary, featuring an oversized owner's retreat feels like a second living area, featuring a tray ceiling, a large sitting room, and a spa-like ensuite with a double vanity, garden tub, separate shower, and a cavernous walk-in closet. Three additional secondary bedrooms and a convenient laundry room complete the upper level. Outside, Enjoy the privacy of a fully fenced, level backyard with a patio perfect for perfect for pets, play, or gardening and weekend gatherings. The Whisper Point community provides a vibrant lifestyle with exceptional amenities, including a pool, cabana, and playground. This prime location in Cumming, GA, offers easy access to GA-400 and is just minutes away from extensive shopping, dining at Matt Town Center, and scenic countryside. Surrounded by highly ranked schools, including Silver City Elementary and North Forsyth High, this home is the perfect blend of suburban tranquility and modern convenience. Do not miss out on the opportunity to tour this lovely home!

Key facts

• Custom cabinetry
• Chef's dream kitchen
• Huge walk in pantry

Tags

• MOVE IN READY
• CHEF'S DREAM KITCHEN
• GRANITE ISLAND
• CUSTOM CABINETRY
• DESIGNER TILE BACKSPLASH
• HUGE WALK IN PANTRY

Property features AI

Finance

• Other: Roads are paved/asphalt; use GPS for directions; County: Forsyth, GA
• HOA & community: Homeowners association with annual fee of $650; Association amenities include community pool; Community features: clubhouse, near schools, near shopping, near trails/greenway, playground, sidewalks, street lights

Exterior

• Parking: Attached garage (2 garage spaces); Driveway parking; Total of 4 parking spaces; Garage faces side; Garage door opener; Electric vehicle charging station(s); Open parking available
• Utilities: Public water; Public sewer; Electric service with 110V and 220V; Cable available; Natural gas available; Phone available; Underground utilities; Water available; Sewer available; Electricity available
• Home design: Two-story home; Resale property; Brick front, HardiPlank siding and stone exterior; Composition/shingle roof; Concrete perimeter foundation; Green/energy-efficient features including insulated windows, insulated roof, insulation, thermostat and efficient water heater
• Construction: Brick front, HardiPlank type siding, and stone construction; Composition/shingle roof; Concrete perimeter foundation
• Exterior features: Rain gutters; Patio; Other exterior features

Interior

• Kitchen: Eat-in kitchen with breakfast bar and kitchen island; Stained cabinets; Walk-in pantry; Stone countertops; View to family room; Dishwasher; Gas range; Microwave; Garbage disposal
• Bedrooms: Four upper-level bedrooms; Oversized primary bedroom
• Flooring: Hardwood; Carpet; Ceramic tile
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with double vanity, separate his and hers areas, and separate tub and shower
• Heating & cooling: Zoned heating; Central air conditioning
• Interior features: Entrance foyer; High ceilings (9 ft main, 10 ft lower); High speed internet; Smart home features; His and hers closets; Walk-in closets; Insulated windows; No common walls; Gas-started fireplace in the living room; Double vanity in bathrooms; Vaulted ceiling(s) in master bath
• Laundry & utility: Upper-level laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $515k.

Deal economics

• At list price, monthly cash flow is $-844 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $366k (28.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $313k (39.2% below list).
• Recommended offer: $313k (39.2% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 2.8% in Cumming — 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 76/100 on livability (#29 in GA, #3,797 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, crime A, housing A; Watch: employment C-, amenities D-, commute F.
• Forsyth County (suburban): math 62% / reading 62% proficiency, ranked #5 of 174 in GA (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Silver City Elementary School (math 66% / reading 56%, grade B, #118 of 1,228 statewide, top 10%, 1,128 students, 16% FRL); North Forsyth Middle School (math 47% / reading 49%, grade C-, #80 of 470 statewide, top 17%, 1,191 students, 20% FRL); North Forsyth High School (math 22% / reading 37%, grade F, #140 of 424 statewide, top 35%, 2,065 students, 14% FRL) — zoned schools at 17% FRL track the district average.
• Zoned-school proficiency averages 46% at this address vs 62% district-wide (-16 pts) — the specific schools serving this property underperform the Forsyth County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.3%/yr); 532 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 2,525 units permitted in Forsyth County in 2024 (810 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 $15k of value loss. Plan a longer hold.
• Forsyth County population projected at +71% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($500k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $390k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $313,265 (39.2% 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 42 days. Have you received any prior offers? Is the seller open to a 39% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 4.33%
• Cash-on-cash: -7.02%
• DSCR: 0.69
• GRM: 13.7

CMA / ARV

• ARV (median comp): $618,172
• List price: $515,000
• Delta: -16.69%
• 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
5435 Hidden Valley Ln	0.14mi	4/2.5	2,819 (-3%)	7mo	$534,000	$189	83
5040 Mirror Lake Dr	0.14mi	3/2.5 (-1)	2,788 (-4%)	1mo	$587,000	$211	81
4430 Orchard View Way	0.52mi	5/3.0 (+1)	2,935 (+1%)	4mo	$490,000	$167	64
4455 Orchard Lake Dr	0.47mi	5/3.0 (+1)	2,787 (-4%)	6mo	$485,000	$174	60
4475 Orchard View Way	0.54mi	4/2.0	2,662 (-8%)	2mo	$541,500	$203	57
4580 Orchard Ridge Ct	0.66mi	4/2.0	2,811 (-3%)	7mo	$500,000	$178	56
5420 Linfield Ct	0.23mi	5/4.5 (+1)	3,190 (+10%)	6mo	$590,000	$185	56
5435 Trescott Path	0.29mi	5/4.0 (+1)	3,236 (+11%)	5mo	$629,999	$195	53
4685 Orchard Vw	0.52mi	4/2.5	3,219 (+11%)	6mo	$505,000	$157	53
5425 Bucknell Trce	0.61mi	4/3.0	2,578 (-11%)	0mo	$494,500	$192	50
5425 Mirror Lake Dr	0.45mi	5/4.0 (+1)	3,308 (+14%)	4mo	$542,500	$164	42
5665 Bucknell Trce	0.71mi	5/3.0 (+1)	2,528 (-13%)	1mo	$505,000	$200	37

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 · 3.32% rent growth · sell at horizon

5-year hold

• IRR: -28.2%
• Equity multiple: 0.05×
• Total profit: $-136,290
• Equity at exit: $76,788

10-year hold

• IRR: -26.3%
• Equity multiple: -0.28×
• Total profit: $-184,119
• Equity at exit: $44,528

Cash invested: $144,200 (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 30028

• Home prices YoY: -23.1%
• Rents YoY: 3.3%
• Active inventory: 532
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $3,133 high
• Mortgage (P&I): −$2,701
• Tax from tax record: −$349 /mo · $4,193/yr
• Insurance: −$215
• HOA: −$54
• Vacancy / Maint / Mgmt: −$658
• Net cashflow: $-844

Break-even live

Break-even rent $4,201

Max offer price $365,918

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: $128,750
• Closing costs: $15,450
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5595 Mirror Lake Dr Cumming, GA	5.0	4.0	3235	$2,950	$0.91	43d	1	0.24mi
5490 Trescott Path Cumming, GA	5.0	4.0	3300	$3,209	$0.97	5d	1	0.35mi
5040 Bucknell Trce Cumming, GA	4.0	3.0	2512	$2,600	$1.04	5d	1	0.67mi
5485 Fieldfreen Dr Cumming, GA	4.0	2.5	3161	$2,730	$0.86	2d	1	0.79mi
4215 Hopewell Manor Dr Cumming, GA	4.0	3.0	3378	$2,895	$0.86	5d	1	0.79mi
5985 Carruth Lake Dr Cumming, GA	4.0	3.5	2708	$2,745	$1.01	24d	1	1.24mi

HOA detail

• Monthly dues: $54 · $648/yr
• Likely covers: landscapingpool

Listing history 32 events

1. 2026-06-18
   days on market $515,000 Active 42 DOM
2. 2026-06-17
   days on market $515,000 Active 41 DOM
3. 2026-06-16
   days on market $515,000 Active 40 DOM
4. 2026-06-15
   days on market $515,000 Active 39 DOM
5. 2026-06-13
   days on market $515,000 Active 37 DOM
6. 2026-06-13
   days on market $515,000 Active 36 DOM
7. 2026-06-09
   days on market $515,000 Active 33 DOM
8. 2026-06-08
   days on market $515,000 Active 32 DOM
9. 2026-06-07
   days on market $515,000 Active 31 DOM
10. 2026-06-04
    pricedays on market $515,000 Active 28 DOM
11. 2026-06-03
    days on market $525,000 Active 27 DOM

    Show marketing remark (1896 chars)

    NORTH FORSYTH GEM! MOVE-IN READY! Experience the perfect combination of modern design and community charm in this stunning 4-bedroom, 2.5-bathroom traditional-style home. Built in 2016 and meticulously maintained, this home is located in the sought-after Whisper Point community, offering a true move-in-ready experience with upscale upgrades, welcoming front porch and expert exterior landscaping. The main level boasts an open floor plan with a true chef's dream kitchen, boasts a massive granite island, premium stainless steel appliances(including double ovens), 42-inch custom cabinetry, and a designer tile backsplash, and a huge walk-in pantry. It flows effortlessly into the breakfast area and family room. Hardwood flooring and updated lighting flow throughout the main level, which also features a separate dining room and a cozy family room with a fireplace. The upstairs is a true sanctuary, featuring an oversized owner's retreat feels like a second living area, featuring a tray ceiling, a large sitting room, and a spa-like ensuite with a double vanity, garden tub, separate shower, and a cavernous walk-in closet. Three additional secondary bedrooms and a convenient laundry room complete the upper level. Outside, Enjoy the privacy of a fully fenced, level backyard with a patio perfect for perfect for pets, play, or gardening and weekend gatherings. The Whisper Point community provides a vibrant lifestyle with exceptional amenities, including a pool, cabana, and playground. This prime location in Cumming, GA, offers easy access to GA-400 and is just minutes away from extensive shopping, dining at Matt Town Center, and scenic countryside. Surrounded by highly ranked schools, including Silver City Elementary and North Forsyth High, this home is the perfect blend of suburban tranquility and modern convenience. Do not miss out on the opportunity to tour this lovely home!

12. 2026-06-02
    days on market $525,000 Active 26 DOM
13. 2026-06-01
    days on market $525,000 Active 25 DOM
14. 2026-05-31
    days on market $525,000 Active 24 DOM
15. 2026-05-16
    price $525,000 1896-char remark

    Show marketing remark (1896 chars)

    NORTH FORSYTH GEM! MOVE-IN READY! Experience the perfect combination of modern design and community charm in this stunning 4-bedroom, 2.5-bathroom traditional-style home. Built in 2016 and meticulously maintained, this home is located in the sought-after Whisper Point community, offering a true move-in-ready experience with upscale upgrades, welcoming front porch and expert exterior landscaping. The main level boasts an open floor plan with a true chef's dream kitchen, boasts a massive granite island, premium stainless steel appliances(including double ovens), 42-inch custom cabinetry, and a designer tile backsplash, and a huge walk-in pantry. It flows effortlessly into the breakfast area and family room. Hardwood flooring and updated lighting flow throughout the main level, which also features a separate dining room and a cozy family room with a fireplace. The upstairs is a true sanctuary, featuring an oversized owner's retreat feels like a second living area, featuring a tray ceiling, a large sitting room, and a spa-like ensuite with a double vanity, garden tub, separate shower, and a cavernous walk-in closet. Three additional secondary bedrooms and a convenient laundry room complete the upper level. Outside, Enjoy the privacy of a fully fenced, level backyard with a patio perfect for perfect for pets, play, or gardening and weekend gatherings. The Whisper Point community provides a vibrant lifestyle with exceptional amenities, including a pool, cabana, and playground. This prime location in Cumming, GA, offers easy access to GA-400 and is just minutes away from extensive shopping, dining at Matt Town Center, and scenic countryside. Surrounded by highly ranked schools, including Silver City Elementary and North Forsyth High, this home is the perfect blend of suburban tranquility and modern convenience. Do not miss out on the opportunity to tour this lovely home!

16. 2026-05-16
    price $525,000 1908-char remark

    Show marketing remark (1896 chars)

    NORTH FORSYTH GEM! MOVE-IN READY! Experience the perfect combination of modern design and community charm in this stunning 4-bedroom, 2.5-bathroom traditional-style home. Built in 2016 and meticulously maintained, this home is located in the sought-after Whisper Point community, offering a true move-in-ready experience with upscale upgrades, welcoming front porch and expert exterior landscaping. The main level boasts an open floor plan with a true chef's dream kitchen, boasts a massive granite island, premium stainless steel appliances(including double ovens), 42-inch custom cabinetry, and a designer tile backsplash, and a huge walk-in pantry. It flows effortlessly into the breakfast area and family room. Hardwood flooring and updated lighting flow throughout the main level, which also features a separate dining room and a cozy family room with a fireplace. The upstairs is a true sanctuary, featuring an oversized owner's retreat feels like a second living area, featuring a tray ceiling, a large sitting room, and a spa-like ensuite with a double vanity, garden tub, separate shower, and a cavernous walk-in closet. Three additional secondary bedrooms and a convenient laundry room complete the upper level. Outside, Enjoy the privacy of a fully fenced, level backyard with a patio perfect for perfect for pets, play, or gardening and weekend gatherings. The Whisper Point community provides a vibrant lifestyle with exceptional amenities, including a pool, cabana, and playground. This prime location in Cumming, GA, offers easy access to GA-400 and is just minutes away from extensive shopping, dining at Matt Town Center, and scenic countryside. Surrounded by highly ranked schools, including Silver City Elementary and North Forsyth High, this home is the perfect blend of suburban tranquility and modern convenience. Do not miss out on the opportunity to tour this lovely home!

17. 2026-05-07
    price $535,000 1896-char remark

    Show marketing remark (1896 chars)

    NORTH FORSYTH GEM! MOVE-IN READY! Experience the perfect combination of modern design and community charm in this stunning 4-bedroom, 2.5-bathroom traditional-style home. Built in 2016 and meticulously maintained, this home is located in the sought-after Whisper Point community, offering a true move-in-ready experience with upscale upgrades, welcoming front porch and expert exterior landscaping. The main level boasts an open floor plan with a true chef's dream kitchen, boasts a massive granite island, premium stainless steel appliances(including double ovens), 42-inch custom cabinetry, and a designer tile backsplash, and a huge walk-in pantry. It flows effortlessly into the breakfast area and family room. Hardwood flooring and updated lighting flow throughout the main level, which also features a separate dining room and a cozy family room with a fireplace. The upstairs is a true sanctuary, featuring an oversized owner's retreat feels like a second living area, featuring a tray ceiling, a large sitting room, and a spa-like ensuite with a double vanity, garden tub, separate shower, and a cavernous walk-in closet. Three additional secondary bedrooms and a convenient laundry room complete the upper level. Outside, Enjoy the privacy of a fully fenced, level backyard with a patio perfect for perfect for pets, play, or gardening and weekend gatherings. The Whisper Point community provides a vibrant lifestyle with exceptional amenities, including a pool, cabana, and playground. This prime location in Cumming, GA, offers easy access to GA-400 and is just minutes away from extensive shopping, dining at Matt Town Center, and scenic countryside. Surrounded by highly ranked schools, including Silver City Elementary and North Forsyth High, this home is the perfect blend of suburban tranquility and modern convenience. Do not miss out on the opportunity to tour this lovely home!

18. 2026-05-07
    price $535,000 1908-char remark

    Show marketing remark (1896 chars)

    NORTH FORSYTH GEM! MOVE-IN READY! Experience the perfect combination of modern design and community charm in this stunning 4-bedroom, 2.5-bathroom traditional-style home. Built in 2016 and meticulously maintained, this home is located in the sought-after Whisper Point community, offering a true move-in-ready experience with upscale upgrades, welcoming front porch and expert exterior landscaping. The main level boasts an open floor plan with a true chef's dream kitchen, boasts a massive granite island, premium stainless steel appliances(including double ovens), 42-inch custom cabinetry, and a designer tile backsplash, and a huge walk-in pantry. It flows effortlessly into the breakfast area and family room. Hardwood flooring and updated lighting flow throughout the main level, which also features a separate dining room and a cozy family room with a fireplace. The upstairs is a true sanctuary, featuring an oversized owner's retreat feels like a second living area, featuring a tray ceiling, a large sitting room, and a spa-like ensuite with a double vanity, garden tub, separate shower, and a cavernous walk-in closet. Three additional secondary bedrooms and a convenient laundry room complete the upper level. Outside, Enjoy the privacy of a fully fenced, level backyard with a patio perfect for perfect for pets, play, or gardening and weekend gatherings. The Whisper Point community provides a vibrant lifestyle with exceptional amenities, including a pool, cabana, and playground. This prime location in Cumming, GA, offers easy access to GA-400 and is just minutes away from extensive shopping, dining at Matt Town Center, and scenic countryside. Surrounded by highly ranked schools, including Silver City Elementary and North Forsyth High, this home is the perfect blend of suburban tranquility and modern convenience. Do not miss out on the opportunity to tour this lovely home!

19. 2026-05-07
    listed $495,000 New 1896-char remark

    Show marketing remark (1896 chars)

    NORTH FORSYTH GEM! MOVE-IN READY! Experience the perfect combination of modern design and community charm in this stunning 4-bedroom, 2.5-bathroom traditional-style home. Built in 2016 and meticulously maintained, this home is located in the sought-after Whisper Point community, offering a true move-in-ready experience with upscale upgrades, welcoming front porch and expert exterior landscaping. The main level boasts an open floor plan with a true chef's dream kitchen, boasts a massive granite island, premium stainless steel appliances(including double ovens), 42-inch custom cabinetry, and a designer tile backsplash, and a huge walk-in pantry. It flows effortlessly into the breakfast area and family room. Hardwood flooring and updated lighting flow throughout the main level, which also features a separate dining room and a cozy family room with a fireplace. The upstairs is a true sanctuary, featuring an oversized owner's retreat feels like a second living area, featuring a tray ceiling, a large sitting room, and a spa-like ensuite with a double vanity, garden tub, separate shower, and a cavernous walk-in closet. Three additional secondary bedrooms and a convenient laundry room complete the upper level. Outside, Enjoy the privacy of a fully fenced, level backyard with a patio perfect for perfect for pets, play, or gardening and weekend gatherings. The Whisper Point community provides a vibrant lifestyle with exceptional amenities, including a pool, cabana, and playground. This prime location in Cumming, GA, offers easy access to GA-400 and is just minutes away from extensive shopping, dining at Matt Town Center, and scenic countryside. Surrounded by highly ranked schools, including Silver City Elementary and North Forsyth High, this home is the perfect blend of suburban tranquility and modern convenience. Do not miss out on the opportunity to tour this lovely home!

20. 2026-05-07
    listed $495,000 Active 1908-char remark

    Show marketing remark (1896 chars)

    NORTH FORSYTH GEM! MOVE-IN READY! Experience the perfect combination of modern design and community charm in this stunning 4-bedroom, 2.5-bathroom traditional-style home. Built in 2016 and meticulously maintained, this home is located in the sought-after Whisper Point community, offering a true move-in-ready experience with upscale upgrades, welcoming front porch and expert exterior landscaping. The main level boasts an open floor plan with a true chef's dream kitchen, boasts a massive granite island, premium stainless steel appliances(including double ovens), 42-inch custom cabinetry, and a designer tile backsplash, and a huge walk-in pantry. It flows effortlessly into the breakfast area and family room. Hardwood flooring and updated lighting flow throughout the main level, which also features a separate dining room and a cozy family room with a fireplace. The upstairs is a true sanctuary, featuring an oversized owner's retreat feels like a second living area, featuring a tray ceiling, a large sitting room, and a spa-like ensuite with a double vanity, garden tub, separate shower, and a cavernous walk-in closet. Three additional secondary bedrooms and a convenient laundry room complete the upper level. Outside, Enjoy the privacy of a fully fenced, level backyard with a patio perfect for perfect for pets, play, or gardening and weekend gatherings. The Whisper Point community provides a vibrant lifestyle with exceptional amenities, including a pool, cabana, and playground. This prime location in Cumming, GA, offers easy access to GA-400 and is just minutes away from extensive shopping, dining at Matt Town Center, and scenic countryside. Surrounded by highly ranked schools, including Silver City Elementary and North Forsyth High, this home is the perfect blend of suburban tranquility and modern convenience. Do not miss out on the opportunity to tour this lovely home!

21. 2021-05-12
    soldstatus $390,000
22. 2021-05-10
    soldstatus $390,000 Closed

    Show marketing remark (359 chars)

    Opportunity knocks with this better than new North Forsyth home! New hardwoods, lighting and superb exterior plantings in the fully fenced yard. Totally move in ready! 4BR's, 2.5BA's. Huge kitchen with SS appliances, large island, a true chef's dream. The main bedroom is like a second living area! Large master bath and walk in closet. Great amenities!

23. 2021-05-10
    soldstatus $390,000 Sold

    Show marketing remark (359 chars)

    Opportunity knocks with this better than new North Forsyth home! New hardwoods, lighting and superb exterior plantings in the fully fenced yard. Totally move in ready! 4BR's, 2.5BA's. Huge kitchen with SS appliances, large island, a true chef's dream. The main bedroom is like a second living area! Large master bath and walk in closet. Great amenities!

24. 2021-04-01
    status Pending

    Show marketing remark (359 chars)

    Opportunity knocks with this better than new North Forsyth home! New hardwoods, lighting and superb exterior plantings in the fully fenced yard. Totally move in ready! 4BR's, 2.5BA's. Huge kitchen with SS appliances, large island, a true chef's dream. The main bedroom is like a second living area! Large master bath and walk in closet. Great amenities!

25. 2021-03-26
    status Under Contract

    Show marketing remark (359 chars)

    Opportunity knocks with this better than new North Forsyth home! New hardwoods, lighting and superb exterior plantings in the fully fenced yard. Totally move in ready! 4BR's, 2.5BA's. Huge kitchen with SS appliances, large island, a true chef's dream. The main bedroom is like a second living area! Large master bath and walk in closet. Great amenities!

26. 2021-03-26
    historical Active Under Contract

    Show marketing remark (359 chars)

    Opportunity knocks with this better than new North Forsyth home! New hardwoods, lighting and superb exterior plantings in the fully fenced yard. Totally move in ready! 4BR's, 2.5BA's. Huge kitchen with SS appliances, large island, a true chef's dream. The main bedroom is like a second living area! Large master bath and walk in closet. Great amenities!

27. 2021-03-22
    historical
28. 2021-03-21
    listed $385,000 New
29. 2021-03-21
    listed $385,000 New
30. 2021-03-17
    listed $385,000 Active

    Show marketing remark (359 chars)

    Opportunity knocks with this better than new North Forsyth home! New hardwoods, lighting and superb exterior plantings in the fully fenced yard. Totally move in ready! 4BR's, 2.5BA's. Huge kitchen with SS appliances, large island, a true chef's dream. The main bedroom is like a second living area! Large master bath and walk in closet. Great amenities!

31. 2020-02-05
    historical
32. 2020-01-16
    listed $319,900 New

ⓘ 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: $4,193 · $349/mo
• Projected year-2 tax: $4,738 · $395/mo
• Expected delta: +$545/yr (+$45/mo · 13.0%)

ⓘ 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 ≥101°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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,592
• − Mortgage interest: −$28,848
• − Property taxes: −$4,193
• − Insurance: −$2,575
• − Repairs & maintenance: −$3,007
• − Management: −$3,007
• − HOA: −$648
• − Depreciation: −$14,982
• Taxable loss: −$19,669
• Est. tax savings @ 24.0%: +$4,720
• After-tax cash flow: $-5,407/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: Forsyth County
• NCES district ID: 1302220
• Math proficiency: 62% ▼ -13.00%
• Reading proficiency: 62% ▼ -11.00%
• Median HH income: $89,763
• Composite: 56.54/100
• National rank: #1151
• State rank: #5 of 174 in GA

Livability — Cumming

• Score: 76/100
• State rank: #29
• US rank: #3797

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Forsyth County · 198,629 people
• City population: 198,629
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 38,433
• Household income: $138,011
• Rent vs Own: 13.3% rent · 86.7% own
• Severe rent burden: 257.0

Population outlook (Forsyth County) Hauer SSP2

• Today (2025): 294,519 people
• By 2030: 336,546 · +14.3%
• By 2040: 421,220 · +43.0%
• By 2050: 502,754 · +70.7%
• By 2075: 683,179 · +132.0%
• By 2100: 792,174 · +169.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 11% Two or more races 10% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Slovak 3% Romanian 3% Italian 2%
• Foreign-born: 11% · Canada, Jamaica, China
• Languages at home: 86% English-only · Spanish 8% Other Indo-European 2% Other Asian/Pacific 2%

Political lean MEDSL · Forsyth

• 2024 margin: Solid R (+33.1) · D 32.9% · R 66.0% · Other 1.1%
• 2008→2024 swing: +24.9pp toward D · 2008: -58.0pp · 2024: -33.1pp
• All cycles: 2024: R+33.1 2020: R+33.2 2016: R+47.7 2012: R+62.9 2008: R+58.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.48%
• Current HPI: 264.5815
• Rent YoY: ▲ 3.32%
• 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

+61.0% since first listed

20 events — show timeline

• 2026-06-03 Price Changed $515,000 GAMLS
• 2026-06-03 Price Changed $515,000 FMLS
• 2026-05-16 Price Changed $525,000 GAMLS
• 2026-05-16 Price Changed $525,000 FMLS
• 2026-05-07 Price Changed $535,000 GAMLS
• 2026-05-07 Price Changed $535,000 FMLS
• 2026-05-07 Listed $495,000 FMLS
• 2026-05-07 Listed $495,000 GAMLS
• 2021-05-12 Sold (Public Records) $390,000 Public Records
• 2021-05-10 Sold (MLS) $390,000 GAMLS
• 2021-05-10 Sold (MLS) $390,000 FMLS
• 2021-04-01 Pending — FMLS
• 2021-03-26 Pending — GAMLS
• 2021-03-26 Contingent — FMLS
• 2021-03-22 Listing Removed — GAMLS
• 2021-03-21 Listed $385,000 GAMLS
• 2021-03-21 Listed $385,000 GAMLS
• 2021-03-17 Listed $385,000 FMLS
• 2020-02-05 Listing Removed — GAMLS
• 2020-01-16 Listed $319,900 GAMLS

Property tax history

+22.7%/yr

Latest (2025): $4,193 · -3.6% YoY. Source: county tax records.