1370 Eaglecreek Trl · Cumming, GA 30041

$315,000

3 bd · 2.0 ba · 1,386 sqft · SingleFamily public records · 91 Days on market

Built 1986 0.26 ac lot $227/sqft · 9% below area Est $346k · 9% under

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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).

• Cash flow +11.5/30.0
• ARV discount +11.5/15.0
• Schools +5.7/10.0
• Livability +3.8/5.0
• DSCR +3.4/10.0
• 1% rule +2.8/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked into a peaceful setting with a creek running through the property, this 3 bedroom, 2 bathroom home offers a unique connection to nature while remaining functional for everyday living. Inside, the open kitchen flows easily into the main living space, creating an inviting layout for both daily life and entertaining. The spacious primary suite provides a relaxing retreat, complete with access to a private balcony overlooking the backyard and surrounding landscape. Two additional bedrooms offer flexibility for guests, a home office, or hobbies. Outdoor living is a highlight of the property with two decks that provide multiple spaces to enjoy the natural surroundings, morning coffee, or evening gatherings. The creek along the lot adds a peaceful backdrop and enhances the sense of privacy. With 1,386 square feet, this home delivers a comfortable layout, beautiful outdoor spaces, and a setting that feels both private and connected to nature.

Key facts

• 0.26 acre lot
• 4 parking spots
• Built 1986

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-230 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $274k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (21.6% below list).
• Recommended offer: $247k (21.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: Mashburn Elementary School (math 69% / reading 58%, grade B, #99 of 1,228 statewide, top 8%, 922 students, 17% FRL); Lakeside Middle School (math 64% / reading 65%, grade A-, #28 of 470 statewide, top 6%, 1,477 students, 8% FRL); Forsyth Central High School (math 15% / reading 37%, grade F, #175 of 424 statewide, top 42%, 2,372 students, 29% FRL) — zoned schools at 18% FRL track the district average.
• Market conditions: Rents rising (+1.3%/yr); 823 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 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 $2k of loan paydown is wiped out by about $9k 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 91 days — a 9% lower offer ($287k) is reasonable based on typical stale-listing flexibility.
• 19 sale attempts since 12y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,934 (21.6% 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 91 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
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: 0.78% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.43%
• DSCR: 0.94
• GRM: 10.6

CMA / ARV

• ARV (median comp): $345,803
• List price: $315,000
• Delta: -8.91%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1370 Eaglecreek Trl	0.00mi	3/2.0	1,386 (0%)	24mo	$310,000	$224	80
1755 Falcon Creek Trl	0.24mi	3/2.5	1,536 (+11%)	7mo	$413,000	$269	63
2480 Hawk Creek Trl	0.37mi	3/2.0	1,188 (-14%)	1mo	$329,000	$277	58
1790 Falcon Creek Trl	0.30mi	3/2.0	1,273 (-8%)	22mo	$375,000	$295	54
2430 Lakeside Trl	0.46mi	3/2.0	1,428 (+3%)	23mo	$300,000	$210	54
2525 Hawk Creek Trl	0.39mi	3/2.0	1,254 (-10%)	15mo	$384,000	$306	53
2555 Lakeview Trl	0.48mi	3/2.0	1,248 (-10%)	10mo	$360,000	$288	52
1745 Falcon Creek Trl	0.23mi	3/2.5	1,536 (+11%)	22mo	$415,000	$270	51

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 · 1.33% rent growth · sell at horizon

5-year hold

• IRR: -23.4%
• Equity multiple: 0.21×
• Total profit: $-69,750
• Equity at exit: $46,968

10-year hold

• IRR: -23.3%
• Equity multiple: -0.08×
• Total profit: $-95,653
• Equity at exit: $27,235

Cash invested: $88,200 (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 30041

• Home prices YoY: -22.5%
• Rents YoY: 1.3%
• Active inventory: 823
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,469 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$273 /mo · $3,272/yr
• Insurance: −$131
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $-230

Break-even live

Break-even rent $2,761

Max offer price $274,327

Occupancy floor —

Sensitivity live

Price	-10% $-52	-5% $-141	+0% $-230	+5% $-319	+10% $-409
Rent	-10% $-425	-5% $-328	+0% $-230	+5% $-133	+10% $-35
Rate	-1.0pp $-72	-0.5pp $-150	base $-230	+0.5pp $-312	+1.0pp $-395

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1500 Westshore Dr Cumming, GA	3.0	1.0–2.0	995	$2,649	$2.66	0d	31	0.57mi
119 Bonnie Ln Cumming, GA	3.0	2.0	1436	$2,250	$1.57	19d	1	1.02mi
1552 Brookmere Way Cumming, GA	3.0	2.5	1629	$2,400	$1.47	20d	1	1.17mi
1524 Brookmere Way Cumming, GA	4.0	2.5	1708	$2,150	$1.26	45d	1	1.22mi
522 Sawnee Village Blvd Cumming, GA	2.0	2.5	1373	$2,295	$1.67	45d	1	1.23mi
525 Sawnee Village Blvd Cumming, GA	1.0–3.0	1.0–2.0	1170	$2,960	$2.53	0d	20	1.23mi
504 Sawnee Village Blvd Cumming, GA	3.0	3.5	1703	$2,690	$1.58	7d	1	1.25mi
1525 Landmark Ln Cumming, GA	4.0	2.5	1837	$2,150	$1.17	19d	1	1.27mi
1415 Brookmere Way Cumming, GA	3.0	2.5	1640	$2,000	$1.22	45d	1	1.36mi

Listing history 50 events

1. 2026-06-18
   days on market $315,000 Active 91 DOM
2. 2026-06-17
   days on market $315,000 Active 90 DOM
3. 2026-06-16
   days on market $315,000 Active 89 DOM
4. 2026-06-15
   days on market $315,000 Active 88 DOM
5. 2026-06-13
   days on market $315,000 Active 86 DOM
6. 2026-06-13
   days on market $315,000 Active 85 DOM
7. 2026-06-09
   days on market $315,000 Active 82 DOM
8. 2026-06-08
   days on market $315,000 Active 81 DOM
9. 2026-06-07
   days on market $315,000 Active 80 DOM
10. 2026-06-04
    days on market $315,000 Active 77 DOM
11. 2026-06-03
    days on market $315,000 Active 76 DOM
12. 2026-06-02
    days on market $315,000 Active 75 DOM
13. 2026-06-01
    days on market $315,000 Active 74 DOM
14. 2026-05-31
    days on market $315,000 Active 73 DOM
15. 2026-05-19
    price $315,000 955-char remark

    Show marketing remark (955 chars)

    Tucked into a peaceful setting with a creek running through the property, this 3 bedroom, 2 bathroom home offers a unique connection to nature while remaining functional for everyday living. Inside, the open kitchen flows easily into the main living space, creating an inviting layout for both daily life and entertaining. The spacious primary suite provides a relaxing retreat, complete with access to a private balcony overlooking the backyard and surrounding landscape. Two additional bedrooms offer flexibility for guests, a home office, or hobbies. Outdoor living is a highlight of the property with two decks that provide multiple spaces to enjoy the natural surroundings, morning coffee, or evening gatherings. The creek along the lot adds a peaceful backdrop and enhances the sense of privacy. With 1,386 square feet, this home delivers a comfortable layout, beautiful outdoor spaces, and a setting that feels both private and connected to nature.

16. 2026-05-19
    price $315,000 955-char remark

    Show marketing remark (955 chars)

    Tucked into a peaceful setting with a creek running through the property, this 3 bedroom, 2 bathroom home offers a unique connection to nature while remaining functional for everyday living. Inside, the open kitchen flows easily into the main living space, creating an inviting layout for both daily life and entertaining. The spacious primary suite provides a relaxing retreat, complete with access to a private balcony overlooking the backyard and surrounding landscape. Two additional bedrooms offer flexibility for guests, a home office, or hobbies. Outdoor living is a highlight of the property with two decks that provide multiple spaces to enjoy the natural surroundings, morning coffee, or evening gatherings. The creek along the lot adds a peaceful backdrop and enhances the sense of privacy. With 1,386 square feet, this home delivers a comfortable layout, beautiful outdoor spaces, and a setting that feels both private and connected to nature.

17. 2026-05-04
    status Back On Market 955-char remark

    Show marketing remark (955 chars)

    Tucked into a peaceful setting with a creek running through the property, this 3 bedroom, 2 bathroom home offers a unique connection to nature while remaining functional for everyday living. Inside, the open kitchen flows easily into the main living space, creating an inviting layout for both daily life and entertaining. The spacious primary suite provides a relaxing retreat, complete with access to a private balcony overlooking the backyard and surrounding landscape. Two additional bedrooms offer flexibility for guests, a home office, or hobbies. Outdoor living is a highlight of the property with two decks that provide multiple spaces to enjoy the natural surroundings, morning coffee, or evening gatherings. The creek along the lot adds a peaceful backdrop and enhances the sense of privacy. With 1,386 square feet, this home delivers a comfortable layout, beautiful outdoor spaces, and a setting that feels both private and connected to nature.

18. 2026-05-04
    status Active 955-char remark

    Show marketing remark (955 chars)

    Tucked into a peaceful setting with a creek running through the property, this 3 bedroom, 2 bathroom home offers a unique connection to nature while remaining functional for everyday living. Inside, the open kitchen flows easily into the main living space, creating an inviting layout for both daily life and entertaining. The spacious primary suite provides a relaxing retreat, complete with access to a private balcony overlooking the backyard and surrounding landscape. Two additional bedrooms offer flexibility for guests, a home office, or hobbies. Outdoor living is a highlight of the property with two decks that provide multiple spaces to enjoy the natural surroundings, morning coffee, or evening gatherings. The creek along the lot adds a peaceful backdrop and enhances the sense of privacy. With 1,386 square feet, this home delivers a comfortable layout, beautiful outdoor spaces, and a setting that feels both private and connected to nature.

19. 2026-05-04
    status Pending 955-char remark

    Show marketing remark (955 chars)

    Tucked into a peaceful setting with a creek running through the property, this 3 bedroom, 2 bathroom home offers a unique connection to nature while remaining functional for everyday living. Inside, the open kitchen flows easily into the main living space, creating an inviting layout for both daily life and entertaining. The spacious primary suite provides a relaxing retreat, complete with access to a private balcony overlooking the backyard and surrounding landscape. Two additional bedrooms offer flexibility for guests, a home office, or hobbies. Outdoor living is a highlight of the property with two decks that provide multiple spaces to enjoy the natural surroundings, morning coffee, or evening gatherings. The creek along the lot adds a peaceful backdrop and enhances the sense of privacy. With 1,386 square feet, this home delivers a comfortable layout, beautiful outdoor spaces, and a setting that feels both private and connected to nature.

20. 2026-04-27
    historical Active Under Contract 955-char remark

    Show marketing remark (955 chars)

    Tucked into a peaceful setting with a creek running through the property, this 3 bedroom, 2 bathroom home offers a unique connection to nature while remaining functional for everyday living. Inside, the open kitchen flows easily into the main living space, creating an inviting layout for both daily life and entertaining. The spacious primary suite provides a relaxing retreat, complete with access to a private balcony overlooking the backyard and surrounding landscape. Two additional bedrooms offer flexibility for guests, a home office, or hobbies. Outdoor living is a highlight of the property with two decks that provide multiple spaces to enjoy the natural surroundings, morning coffee, or evening gatherings. The creek along the lot adds a peaceful backdrop and enhances the sense of privacy. With 1,386 square feet, this home delivers a comfortable layout, beautiful outdoor spaces, and a setting that feels both private and connected to nature.

21. 2026-04-27
    historical Active Under Contract 955-char remark

    Show marketing remark (955 chars)

    Tucked into a peaceful setting with a creek running through the property, this 3 bedroom, 2 bathroom home offers a unique connection to nature while remaining functional for everyday living. Inside, the open kitchen flows easily into the main living space, creating an inviting layout for both daily life and entertaining. The spacious primary suite provides a relaxing retreat, complete with access to a private balcony overlooking the backyard and surrounding landscape. Two additional bedrooms offer flexibility for guests, a home office, or hobbies. Outdoor living is a highlight of the property with two decks that provide multiple spaces to enjoy the natural surroundings, morning coffee, or evening gatherings. The creek along the lot adds a peaceful backdrop and enhances the sense of privacy. With 1,386 square feet, this home delivers a comfortable layout, beautiful outdoor spaces, and a setting that feels both private and connected to nature.

22. 2026-03-18
    listed $335,000 Active 955-char remark

    Show marketing remark (955 chars)

    Tucked into a peaceful setting with a creek running through the property, this 3 bedroom, 2 bathroom home offers a unique connection to nature while remaining functional for everyday living. Inside, the open kitchen flows easily into the main living space, creating an inviting layout for both daily life and entertaining. The spacious primary suite provides a relaxing retreat, complete with access to a private balcony overlooking the backyard and surrounding landscape. Two additional bedrooms offer flexibility for guests, a home office, or hobbies. Outdoor living is a highlight of the property with two decks that provide multiple spaces to enjoy the natural surroundings, morning coffee, or evening gatherings. The creek along the lot adds a peaceful backdrop and enhances the sense of privacy. With 1,386 square feet, this home delivers a comfortable layout, beautiful outdoor spaces, and a setting that feels both private and connected to nature.

23. 2026-03-18
    listed $335,000 New 955-char remark

    Show marketing remark (955 chars)

    Tucked into a peaceful setting with a creek running through the property, this 3 bedroom, 2 bathroom home offers a unique connection to nature while remaining functional for everyday living. Inside, the open kitchen flows easily into the main living space, creating an inviting layout for both daily life and entertaining. The spacious primary suite provides a relaxing retreat, complete with access to a private balcony overlooking the backyard and surrounding landscape. Two additional bedrooms offer flexibility for guests, a home office, or hobbies. Outdoor living is a highlight of the property with two decks that provide multiple spaces to enjoy the natural surroundings, morning coffee, or evening gatherings. The creek along the lot adds a peaceful backdrop and enhances the sense of privacy. With 1,386 square feet, this home delivers a comfortable layout, beautiful outdoor spaces, and a setting that feels both private and connected to nature.

24. 2026-03-12
    historical $335,000 955-char remark

    Show marketing remark (955 chars)

    Tucked into a peaceful setting with a creek running through the property, this 3 bedroom, 2 bathroom home offers a unique connection to nature while remaining functional for everyday living. Inside, the open kitchen flows easily into the main living space, creating an inviting layout for both daily life and entertaining. The spacious primary suite provides a relaxing retreat, complete with access to a private balcony overlooking the backyard and surrounding landscape. Two additional bedrooms offer flexibility for guests, a home office, or hobbies. Outdoor living is a highlight of the property with two decks that provide multiple spaces to enjoy the natural surroundings, morning coffee, or evening gatherings. The creek along the lot adds a peaceful backdrop and enhances the sense of privacy. With 1,386 square feet, this home delivers a comfortable layout, beautiful outdoor spaces, and a setting that feels both private and connected to nature.

25. 2026-03-12
    historical $335,000 955-char remark

    Show marketing remark (955 chars)

    Tucked into a peaceful setting with a creek running through the property, this 3 bedroom, 2 bathroom home offers a unique connection to nature while remaining functional for everyday living. Inside, the open kitchen flows easily into the main living space, creating an inviting layout for both daily life and entertaining. The spacious primary suite provides a relaxing retreat, complete with access to a private balcony overlooking the backyard and surrounding landscape. Two additional bedrooms offer flexibility for guests, a home office, or hobbies. Outdoor living is a highlight of the property with two decks that provide multiple spaces to enjoy the natural surroundings, morning coffee, or evening gatherings. The creek along the lot adds a peaceful backdrop and enhances the sense of privacy. With 1,386 square feet, this home delivers a comfortable layout, beautiful outdoor spaces, and a setting that feels both private and connected to nature.

26. 2026-02-28
    historical
27. 2026-02-28
    historical
28. 2026-02-06
    price $355,000
29. 2026-02-06
    price $355,000
30. 2026-01-14
    price $359,000
31. 2026-01-14
    price $359,000
32. 2025-12-01
    price $369,000
33. 2025-12-01
    price $369,000
34. 2025-10-16
    listed $379,000 Active
35. 2025-10-16
    listed $379,000 New
36. 2024-07-10
    soldstatus $310,000
37. 2024-07-01
    soldstatus $310,000 Sold
38. 2024-07-01
    soldstatus $310,000 Closed
39. 2024-06-24
    status Under Contract
40. 2024-06-20
    status Pending
41. 2024-06-19
    historical Active Under Contract
42. 2024-06-16
    status Pending
43. 2024-06-09
    historical Active Under Contract
44. 2024-05-19
    listed $320,000 New
45. 2024-05-19
    listed $320,000 Active
46. 2023-11-13
    soldstatus $130,000
47. 2023-11-09
    soldstatus $130,000 Sold
48. 2023-11-09
    soldstatus $130,000 Closed
49. 2023-11-01
    status Pending
50. 2023-10-18
    status Under Contract

ⓘ 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: $3,272 · $273/mo
• Projected year-2 tax: $3,272 · $273/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 10/10 Extreme FEMA zone A · 98% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,632
• − Mortgage interest: −$17,645
• − Property taxes: −$3,272
• − Insurance: −$3,078
• − Repairs & maintenance: −$2,371
• − Management: −$2,371
• − Depreciation: −$9,164
• Taxable loss: −$8,267
• Est. tax savings @ 24.0%: +$1,984
• After-tax cash flow: $-779/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): 77,664
• Household income: $152,564
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 796.0

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: Majority White (63%)
• Race & ethnicity: White 63% Asian 23% Hispanic / Latino 8% Two or more races 6% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Romanian 2% Italian 2%
• Foreign-born: 23% · Canada, China, South Korea
• Languages at home: 72% English-only · Other Asian/Pacific 9% Other Indo-European 7% Spanish 6%

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: ▼ -79.19%
• Current HPI: 272.1758
• Rent YoY: ▲ 1.33%
• 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

+751.4% since first listed

82 events — show timeline

• 2026-05-19 Price Changed $315,000 GAMLS
• 2026-05-19 Price Changed $315,000 FMLS
• 2026-05-04 Relisted — GAMLS
• 2026-05-04 Relisted — FMLS
• 2026-05-04 Pending — FMLS
• 2026-04-27 Contingent — GAMLS
• 2026-04-27 Contingent — FMLS
• 2026-03-18 Listed $335,000 FMLS
• 2026-03-18 Listed $335,000 GAMLS
• 2026-03-12 Coming Soon $335,000 GAMLS
• 2026-03-12 Coming Soon $335,000 FMLS
• 2026-02-28 Listing Removed — GAMLS
• 2026-02-28 Listing Removed — FMLS
• 2026-02-06 Price Changed $355,000 FMLS
• 2026-02-06 Price Changed $355,000 GAMLS
• 2026-01-14 Price Changed $359,000 GAMLS
• 2026-01-14 Price Changed $359,000 FMLS
• 2025-12-01 Price Changed $369,000 GAMLS
• 2025-12-01 Price Changed $369,000 FMLS
• 2025-10-16 Listed $379,000 GAMLS
• 2025-10-16 Listed $379,000 FMLS
• 2024-07-10 Sold (Public Records) $310,000 Public Records
• 2024-07-01 Sold (MLS) $310,000 FMLS
• 2024-07-01 Sold (MLS) $310,000 GAMLS
• 2024-06-24 Pending — GAMLS
• 2024-06-20 Pending — FMLS
• 2024-06-19 Contingent — FMLS
• 2024-06-16 Pending — FMLS
• 2024-06-09 Contingent — FMLS
• 2024-05-19 Listed $320,000 FMLS
• 2024-05-19 Listed $320,000 GAMLS
• 2023-11-13 Sold (Public Records) $130,000 Public Records
• 2023-11-09 Sold (MLS) $130,000 FMLS
• 2023-11-09 Sold (MLS) $130,000 GAMLS
• 2023-11-01 Pending — FMLS
• 2023-10-18 Pending — GAMLS
• 2023-10-18 Relisted — FMLS
• 2023-10-15 Pending — GAMLS
• 2023-10-12 Listed $119,000 FMLS
• 2023-10-12 Listed $119,000 GAMLS
• 2021-11-23 Sold (Public Records) $265,000 Public Records
• 2021-11-08 Listing Removed — FMLS
• 2021-11-05 Sold (MLS) $265,100 GAMLS
• 2021-11-05 Sold (MLS) $265,100 FMLS
• 2021-10-20 Pending — GAMLS
• 2021-10-20 Pending — FMLS
• 2021-10-11 Relisted — GAMLS
• 2021-10-09 Listing Removed — GAMLS
• 2021-10-08 Relisted — FMLS
• 2021-10-01 Contingent — FMLS
• 2021-10-01 Pending — GAMLS
• 2021-09-20 Listed $274,900 GAMLS
• 2021-09-20 Listed $274,900 FMLS
• 2018-08-07 Sold (Public Records) $181,500 Public Records
• 2018-08-06 Sold (MLS) $181,444 GAMLS
• 2018-08-06 Sold (MLS) $181,444 FMLS
• 2018-07-14 Pending — FMLS
• 2018-07-11 Pending — GAMLS
• 2018-07-11 Contingent — FMLS
• 2018-07-08 Pending — FMLS
• 2018-07-01 Contingent — FMLS
• 2018-06-27 Listed $175,000 GAMLS
• 2018-06-27 Listed $175,000 FMLS
• 2015-02-25 Price Changed $128,500 GAMLS
• 2015-02-10 Pending — GAMLS
• 2015-01-22 Price Changed $128,500 FMLS
• 2015-01-20 Sold (Public Records) $128,500 Public Records
• 2015-01-16 Sold (MLS) $128,500 GAMLS
• 2015-01-16 Sold (MLS) $128,500 FMLS
• 2015-01-16 Price Changed $129,900 FMLS
• 2015-01-01 Listing Removed — GAMLS
• 2015-01-01 Price Changed $129,900 GAMLS
• 2014-12-30 Listing Removed — FMLS
• 2014-12-05 Price Changed $129,900 FMLS
• 2014-12-05 Price Changed $129,900 GAMLS
• 2014-12-05 Relisted — GAMLS
• 2014-12-05 Relisted — FMLS
• 2014-12-02 Pending — GAMLS
• 2014-12-01 Listing Removed — GAMLS
• 2014-11-13 Pending — FMLS
• 1999-11-04 Sold (Public Records) $91,900 Public Records
• 1991-06-01 Sold (Public Records) $37,000 Public Records

Property tax history

+8.4%/yr

Latest (2025): $3,272 · +75.7% YoY. Source: county tax records.