1511 Harbor Watch Ct · Woodstock, GA 30189

$299,900

3 bd · 2.5 ba · 1,555 sqft · SingleFamily public records · 354 Days on market

Built 1993 1.03 ac lot $193/sqft · 19% below area Est $371k · 19% 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).

• ARV discount +15.0/15.0
• Cash flow +10.2/30.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• DSCR +2.9/10.0
• Rent growth +2.8/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1511 Harbor Watch Court in Woodstock! This well-maintained 3-bedroom, 2.5-bath home offers a spacious open floor plan filled with natural light. The inviting living area features a cozy fireplace, perfect for relaxing. Step outside to the main level deck, ideal for outdoor entertaining, or enjoy the second-floor deck for additional outdoor space. The primary suite includes a private bath, providing comfort and privacy. Conveniently located with easy access to shopping, dining, and major roadways. Don't miss out, schedule your tour today! Closing cost assistance may be available if buyer elects to use the seller's preferred lender.

Key facts

• Open floor plan
• Private bath
• Main level deck

Tags

• OPEN FLOOR PLAN
• MAIN LEVEL DECK
• SECOND FLOOR DECK
• PRIVATE BATH
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-169 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $270k (9.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (24.0% below list).
• Recommended offer: $228k (24.0% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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.
• Market conditions: Rents rising (+1.1%/yr); 273 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $9k 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 354 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 5y ago; this cycle's ask has dropped $95k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,831 (24.0% 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 354 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.76% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.41%
• DSCR: 0.89
• GRM: 11.0

CMA / ARV

• ARV (median comp): $370,622
• List price: $299,900
• Delta: -19.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1511 Harbor Watch Ct	0.00mi	3/2.5	1,555 (0%)	0mo	$299,900	$193	100
1508 Towne Harbor Ln	0.17mi	3/2.0	1,654 (+6%)	5mo	$372,000	$225	76
411 Allatoona Trl	0.57mi	3/2.0	1,608 (+3%)	1mo	$400,000	$249	65
373 N Victoria Rd	0.50mi	3/2.0	1,470 (-6%)	5mo	$352,000	$239	62
818 Victoria Pl	0.69mi	3/2.5	1,584 (+2%)	14mo	$360,000	$227	53
1204 Harbor Cv	0.40mi	3/2.0	1,730 (+11%)	15mo	$375,000	$217	48
623 Driftwood Dr	0.68mi	3/2.0	1,634 (+5%)	22mo	$422,500	$259	40

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: -22.3%
• Equity multiple: 0.24×
• Total profit: $-63,561
• Equity at exit: $44,716

10-year hold

• IRR: -21.5%
• Equity multiple: -0.02×
• Total profit: $-85,856
• Equity at exit: $25,930

Cash invested: $83,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 30189

• Rents YoY: 1.1%
• Active inventory: 273
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,278 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$271 /mo · $3,251/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $-169

Break-even live

Break-even rent $2,492

Max offer price $270,089

Occupancy floor —

Sensitivity live

Price	-10% $1	-5% $-84	+0% $-169	+5% $-254	+10% $-339
Rent	-10% $-349	-5% $-259	+0% $-169	+5% $-79	+10% $11
Rate	-1.0pp $-18	-0.5pp $-92	base $-169	+0.5pp $-246	+1.0pp $-326

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1319 Towne Harbor Trl Woodstock, GA	4.0	3.0	2019	$5,750	$2.85	44d	1	0.20mi
635 Driftwood Dr Woodstock, GA	3.0	2.0	1800	$2,600	$1.44	13d	1	0.51mi
212 Ridge Valley Dr Woodstock, GA	3.0	2.5	1905	$2,200	$1.15	18d	1	1.00mi
145 Sunset Ln Woodstock, GA	3.0	3.0	1776	$2,070	$1.17	5d	1	1.22mi
163 Sunset Ln Woodstock, GA	3.0	2.5	1758	$2,010	$1.14	44d	1	1.23mi
149 Sunset Ln Woodstock, GA	3.0	2.5	1793	$2,000	$1.12	44d	1	1.24mi
323 N Briar Rdg Woodstock, GA	3.0	2.0	1800	$2,273	$1.26	25d	1	1.34mi

Listing history 50 events

1. 2026-06-13
   remarks 649-char remark
2. 2026-06-13
   statuslisting id $299,900 Under Contract 354 DOM
3. 2026-05-04
   status Under Contract 649-char remark

   Show marketing remark (666 chars)

   Welcome to 1511 Harbor Watch Court in Woodstock! This well-maintained 3-bedroom, 2.5-bath home offers a spacious open floor plan filled with natural light. The inviting living area features a cozy fireplace, perfect for relaxing. Step outside to the main level deck, ideal for outdoor entertaining, or enjoy the second-floor deck for additional outdoor space. The primary suite includes a private bath, providing comfort and privacy. Conveniently located with easy access to shopping, dining, and major roadways. Don’t miss out—schedule your tour today! Closing cost assistance may be available if buyer elects to use the seller’s preferred lender.

4. 2026-05-04
   status Pending 666-char remark

   Show marketing remark (666 chars)

   Welcome to 1511 Harbor Watch Court in Woodstock! This well-maintained 3-bedroom, 2.5-bath home offers a spacious open floor plan filled with natural light. The inviting living area features a cozy fireplace, perfect for relaxing. Step outside to the main level deck, ideal for outdoor entertaining, or enjoy the second-floor deck for additional outdoor space. The primary suite includes a private bath, providing comfort and privacy. Conveniently located with easy access to shopping, dining, and major roadways. Don’t miss out—schedule your tour today! Closing cost assistance may be available if buyer elects to use the seller’s preferred lender.

5. 2026-04-28
   status Active 666-char remark

   Show marketing remark (649 chars)

   Welcome to 1511 Harbor Watch Court in Woodstock! This well-maintained 3-bedroom, 2.5-bath home offers a spacious open floor plan filled with natural light. The inviting living area features a cozy fireplace, perfect for relaxing. Step outside to the main level deck, ideal for outdoor entertaining, or enjoy the second-floor deck for additional outdoor space. The primary suite includes a private bath, providing comfort and privacy. Conveniently located with easy access to shopping, dining, and major roadways. Don't miss out, schedule your tour today! Closing cost assistance may be available if buyer elects to use the seller's preferred lender.

6. 2026-04-28
   status Back On Market 649-char remark

   Show marketing remark (649 chars)

   Welcome to 1511 Harbor Watch Court in Woodstock! This well-maintained 3-bedroom, 2.5-bath home offers a spacious open floor plan filled with natural light. The inviting living area features a cozy fireplace, perfect for relaxing. Step outside to the main level deck, ideal for outdoor entertaining, or enjoy the second-floor deck for additional outdoor space. The primary suite includes a private bath, providing comfort and privacy. Conveniently located with easy access to shopping, dining, and major roadways. Don't miss out, schedule your tour today! Closing cost assistance may be available if buyer elects to use the seller's preferred lender.

7. 2026-04-16
   status Under Contract 649-char remark

   Show marketing remark (666 chars)

   Welcome to 1511 Harbor Watch Court in Woodstock! This well-maintained 3-bedroom, 2.5-bath home offers a spacious open floor plan filled with natural light. The inviting living area features a cozy fireplace, perfect for relaxing. Step outside to the main level deck, ideal for outdoor entertaining, or enjoy the second-floor deck for additional outdoor space. The primary suite includes a private bath, providing comfort and privacy. Conveniently located with easy access to shopping, dining, and major roadways. Don’t miss out—schedule your tour today! Closing cost assistance may be available if buyer elects to use the seller’s preferred lender.

8. 2026-04-16
   status Pending 666-char remark

   Show marketing remark (666 chars)

   Welcome to 1511 Harbor Watch Court in Woodstock! This well-maintained 3-bedroom, 2.5-bath home offers a spacious open floor plan filled with natural light. The inviting living area features a cozy fireplace, perfect for relaxing. Step outside to the main level deck, ideal for outdoor entertaining, or enjoy the second-floor deck for additional outdoor space. The primary suite includes a private bath, providing comfort and privacy. Conveniently located with easy access to shopping, dining, and major roadways. Don’t miss out—schedule your tour today! Closing cost assistance may be available if buyer elects to use the seller’s preferred lender.

9. 2026-04-02
   price $299,900 666-char remark

   Show marketing remark (649 chars)

   Welcome to 1511 Harbor Watch Court in Woodstock! This well-maintained 3-bedroom, 2.5-bath home offers a spacious open floor plan filled with natural light. The inviting living area features a cozy fireplace, perfect for relaxing. Step outside to the main level deck, ideal for outdoor entertaining, or enjoy the second-floor deck for additional outdoor space. The primary suite includes a private bath, providing comfort and privacy. Conveniently located with easy access to shopping, dining, and major roadways. Don't miss out, schedule your tour today! Closing cost assistance may be available if buyer elects to use the seller's preferred lender.

10. 2026-04-02
    price $299,900 649-char remark

    Show marketing remark (649 chars)

    Welcome to 1511 Harbor Watch Court in Woodstock! This well-maintained 3-bedroom, 2.5-bath home offers a spacious open floor plan filled with natural light. The inviting living area features a cozy fireplace, perfect for relaxing. Step outside to the main level deck, ideal for outdoor entertaining, or enjoy the second-floor deck for additional outdoor space. The primary suite includes a private bath, providing comfort and privacy. Conveniently located with easy access to shopping, dining, and major roadways. Don't miss out, schedule your tour today! Closing cost assistance may be available if buyer elects to use the seller's preferred lender.

11. 2026-01-17
    price $329,000 666-char remark

    Show marketing remark (649 chars)

    Welcome to 1511 Harbor Watch Court in Woodstock! This well-maintained 3-bedroom, 2.5-bath home offers a spacious open floor plan filled with natural light. The inviting living area features a cozy fireplace, perfect for relaxing. Step outside to the main level deck, ideal for outdoor entertaining, or enjoy the second-floor deck for additional outdoor space. The primary suite includes a private bath, providing comfort and privacy. Conveniently located with easy access to shopping, dining, and major roadways. Don't miss out, schedule your tour today! Closing cost assistance may be available if buyer elects to use the seller's preferred lender.

12. 2026-01-17
    price $329,000 649-char remark

    Show marketing remark (649 chars)

    Welcome to 1511 Harbor Watch Court in Woodstock! This well-maintained 3-bedroom, 2.5-bath home offers a spacious open floor plan filled with natural light. The inviting living area features a cozy fireplace, perfect for relaxing. Step outside to the main level deck, ideal for outdoor entertaining, or enjoy the second-floor deck for additional outdoor space. The primary suite includes a private bath, providing comfort and privacy. Conveniently located with easy access to shopping, dining, and major roadways. Don't miss out, schedule your tour today! Closing cost assistance may be available if buyer elects to use the seller's preferred lender.

13. 2025-11-04
    price $339,900 649-char remark

    Show marketing remark (666 chars)

    Welcome to 1511 Harbor Watch Court in Woodstock! This well-maintained 3-bedroom, 2.5-bath home offers a spacious open floor plan filled with natural light. The inviting living area features a cozy fireplace, perfect for relaxing. Step outside to the main level deck, ideal for outdoor entertaining, or enjoy the second-floor deck for additional outdoor space. The primary suite includes a private bath, providing comfort and privacy. Conveniently located with easy access to shopping, dining, and major roadways. Don’t miss out—schedule your tour today! Closing cost assistance may be available if buyer elects to use the seller’s preferred lender.

14. 2025-11-04
    price $339,900 666-char remark

    Show marketing remark (666 chars)

    Welcome to 1511 Harbor Watch Court in Woodstock! This well-maintained 3-bedroom, 2.5-bath home offers a spacious open floor plan filled with natural light. The inviting living area features a cozy fireplace, perfect for relaxing. Step outside to the main level deck, ideal for outdoor entertaining, or enjoy the second-floor deck for additional outdoor space. The primary suite includes a private bath, providing comfort and privacy. Conveniently located with easy access to shopping, dining, and major roadways. Don’t miss out—schedule your tour today! Closing cost assistance may be available if buyer elects to use the seller’s preferred lender.

15. 2025-10-13
    price $349,900 649-char remark

    Show marketing remark (666 chars)

    Welcome to 1511 Harbor Watch Court in Woodstock! This well-maintained 3-bedroom, 2.5-bath home offers a spacious open floor plan filled with natural light. The inviting living area features a cozy fireplace, perfect for relaxing. Step outside to the main level deck, ideal for outdoor entertaining, or enjoy the second-floor deck for additional outdoor space. The primary suite includes a private bath, providing comfort and privacy. Conveniently located with easy access to shopping, dining, and major roadways. Don’t miss out—schedule your tour today! Closing cost assistance may be available if buyer elects to use the seller’s preferred lender.

16. 2025-10-13
    price $349,900 666-char remark

    Show marketing remark (666 chars)

    Welcome to 1511 Harbor Watch Court in Woodstock! This well-maintained 3-bedroom, 2.5-bath home offers a spacious open floor plan filled with natural light. The inviting living area features a cozy fireplace, perfect for relaxing. Step outside to the main level deck, ideal for outdoor entertaining, or enjoy the second-floor deck for additional outdoor space. The primary suite includes a private bath, providing comfort and privacy. Conveniently located with easy access to shopping, dining, and major roadways. Don’t miss out—schedule your tour today! Closing cost assistance may be available if buyer elects to use the seller’s preferred lender.

17. 2025-09-23
    price $359,999 649-char remark

    Show marketing remark (666 chars)

    Welcome to 1511 Harbor Watch Court in Woodstock! This well-maintained 3-bedroom, 2.5-bath home offers a spacious open floor plan filled with natural light. The inviting living area features a cozy fireplace, perfect for relaxing. Step outside to the main level deck, ideal for outdoor entertaining, or enjoy the second-floor deck for additional outdoor space. The primary suite includes a private bath, providing comfort and privacy. Conveniently located with easy access to shopping, dining, and major roadways. Don’t miss out—schedule your tour today! Closing cost assistance may be available if buyer elects to use the seller’s preferred lender.

18. 2025-09-23
    price $359,999 666-char remark

    Show marketing remark (666 chars)

    Welcome to 1511 Harbor Watch Court in Woodstock! This well-maintained 3-bedroom, 2.5-bath home offers a spacious open floor plan filled with natural light. The inviting living area features a cozy fireplace, perfect for relaxing. Step outside to the main level deck, ideal for outdoor entertaining, or enjoy the second-floor deck for additional outdoor space. The primary suite includes a private bath, providing comfort and privacy. Conveniently located with easy access to shopping, dining, and major roadways. Don’t miss out—schedule your tour today! Closing cost assistance may be available if buyer elects to use the seller’s preferred lender.

19. 2025-09-05
    price $369,900 666-char remark

    Show marketing remark (649 chars)

    Welcome to 1511 Harbor Watch Court in Woodstock! This well-maintained 3-bedroom, 2.5-bath home offers a spacious open floor plan filled with natural light. The inviting living area features a cozy fireplace, perfect for relaxing. Step outside to the main level deck, ideal for outdoor entertaining, or enjoy the second-floor deck for additional outdoor space. The primary suite includes a private bath, providing comfort and privacy. Conveniently located with easy access to shopping, dining, and major roadways. Don't miss out, schedule your tour today! Closing cost assistance may be available if buyer elects to use the seller's preferred lender.

20. 2025-09-05
    price $369,900 649-char remark

    Show marketing remark (649 chars)

    Welcome to 1511 Harbor Watch Court in Woodstock! This well-maintained 3-bedroom, 2.5-bath home offers a spacious open floor plan filled with natural light. The inviting living area features a cozy fireplace, perfect for relaxing. Step outside to the main level deck, ideal for outdoor entertaining, or enjoy the second-floor deck for additional outdoor space. The primary suite includes a private bath, providing comfort and privacy. Conveniently located with easy access to shopping, dining, and major roadways. Don't miss out, schedule your tour today! Closing cost assistance may be available if buyer elects to use the seller's preferred lender.

21. 2025-08-19
    price $374,900 649-char remark

    Show marketing remark (666 chars)

    Welcome to 1511 Harbor Watch Court in Woodstock! This well-maintained 3-bedroom, 2.5-bath home offers a spacious open floor plan filled with natural light. The inviting living area features a cozy fireplace, perfect for relaxing. Step outside to the main level deck, ideal for outdoor entertaining, or enjoy the second-floor deck for additional outdoor space. The primary suite includes a private bath, providing comfort and privacy. Conveniently located with easy access to shopping, dining, and major roadways. Don’t miss out—schedule your tour today! Closing cost assistance may be available if buyer elects to use the seller’s preferred lender.

22. 2025-08-19
    price $374,900 666-char remark

    Show marketing remark (666 chars)

    Welcome to 1511 Harbor Watch Court in Woodstock! This well-maintained 3-bedroom, 2.5-bath home offers a spacious open floor plan filled with natural light. The inviting living area features a cozy fireplace, perfect for relaxing. Step outside to the main level deck, ideal for outdoor entertaining, or enjoy the second-floor deck for additional outdoor space. The primary suite includes a private bath, providing comfort and privacy. Conveniently located with easy access to shopping, dining, and major roadways. Don’t miss out—schedule your tour today! Closing cost assistance may be available if buyer elects to use the seller’s preferred lender.

23. 2025-07-30
    price $379,900 666-char remark

    Show marketing remark (649 chars)

    Welcome to 1511 Harbor Watch Court in Woodstock! This well-maintained 3-bedroom, 2.5-bath home offers a spacious open floor plan filled with natural light. The inviting living area features a cozy fireplace, perfect for relaxing. Step outside to the main level deck, ideal for outdoor entertaining, or enjoy the second-floor deck for additional outdoor space. The primary suite includes a private bath, providing comfort and privacy. Conveniently located with easy access to shopping, dining, and major roadways. Don't miss out, schedule your tour today! Closing cost assistance may be available if buyer elects to use the seller's preferred lender.

24. 2025-07-30
    price $379,900 649-char remark

    Show marketing remark (649 chars)

    Welcome to 1511 Harbor Watch Court in Woodstock! This well-maintained 3-bedroom, 2.5-bath home offers a spacious open floor plan filled with natural light. The inviting living area features a cozy fireplace, perfect for relaxing. Step outside to the main level deck, ideal for outdoor entertaining, or enjoy the second-floor deck for additional outdoor space. The primary suite includes a private bath, providing comfort and privacy. Conveniently located with easy access to shopping, dining, and major roadways. Don't miss out, schedule your tour today! Closing cost assistance may be available if buyer elects to use the seller's preferred lender.

25. 2025-06-03
    price $384,900 649-char remark

    Show marketing remark (666 chars)

    Welcome to 1511 Harbor Watch Court in Woodstock! This well-maintained 3-bedroom, 2.5-bath home offers a spacious open floor plan filled with natural light. The inviting living area features a cozy fireplace, perfect for relaxing. Step outside to the main level deck, ideal for outdoor entertaining, or enjoy the second-floor deck for additional outdoor space. The primary suite includes a private bath, providing comfort and privacy. Conveniently located with easy access to shopping, dining, and major roadways. Don’t miss out—schedule your tour today! Closing cost assistance may be available if buyer elects to use the seller’s preferred lender.

26. 2025-06-03
    price $384,900 666-char remark

    Show marketing remark (666 chars)

    Welcome to 1511 Harbor Watch Court in Woodstock! This well-maintained 3-bedroom, 2.5-bath home offers a spacious open floor plan filled with natural light. The inviting living area features a cozy fireplace, perfect for relaxing. Step outside to the main level deck, ideal for outdoor entertaining, or enjoy the second-floor deck for additional outdoor space. The primary suite includes a private bath, providing comfort and privacy. Conveniently located with easy access to shopping, dining, and major roadways. Don’t miss out—schedule your tour today! Closing cost assistance may be available if buyer elects to use the seller’s preferred lender.

27. 2025-04-30
    listed $394,900 New 649-char remark

    Show marketing remark (666 chars)

    Welcome to 1511 Harbor Watch Court in Woodstock! This well-maintained 3-bedroom, 2.5-bath home offers a spacious open floor plan filled with natural light. The inviting living area features a cozy fireplace, perfect for relaxing. Step outside to the main level deck, ideal for outdoor entertaining, or enjoy the second-floor deck for additional outdoor space. The primary suite includes a private bath, providing comfort and privacy. Conveniently located with easy access to shopping, dining, and major roadways. Don’t miss out—schedule your tour today! Closing cost assistance may be available if buyer elects to use the seller’s preferred lender.

28. 2025-04-30
    listed $394,900 Active 666-char remark

    Show marketing remark (666 chars)

    Welcome to 1511 Harbor Watch Court in Woodstock! This well-maintained 3-bedroom, 2.5-bath home offers a spacious open floor plan filled with natural light. The inviting living area features a cozy fireplace, perfect for relaxing. Step outside to the main level deck, ideal for outdoor entertaining, or enjoy the second-floor deck for additional outdoor space. The primary suite includes a private bath, providing comfort and privacy. Conveniently located with easy access to shopping, dining, and major roadways. Don’t miss out—schedule your tour today! Closing cost assistance may be available if buyer elects to use the seller’s preferred lender.

29. 2025-04-21
    historical
30. 2025-04-18
    historical
31. 2025-04-07
    status Active
32. 2025-04-04
    historical
33. 2025-03-12
    price $399,900
34. 2025-03-12
    price $399,900
35. 2025-03-05
    status Back On Market
36. 2025-03-05
    status Active
37. 2025-02-26
    historical
38. 2025-02-26
    historical
39. 2025-02-06
    price $404,000
40. 2025-02-06
    price $404,000
41. 2025-01-09
    price $407,500
42. 2025-01-09
    price $407,500
43. 2024-11-26
    listed $415,900 New
44. 2024-11-26
    listed $415,900 Active
45. 2023-08-29
    historical $2,085
46. 2023-08-04
    listed $2,085
47. 2022-03-11
    soldstatus $1,479,704
48. 2022-02-17
    soldstatus $358,254 Closed
49. 2021-12-16
    historical
50. 2021-11-24
    historical

ⓘ 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: $3,251 · $271/mo
• Projected year-2 tax: $3,251 · $271/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,340
• − Mortgage interest: −$16,799
• − Property taxes: −$3,251
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,187
• − Management: −$2,187
• − Depreciation: −$8,724
• Taxable loss: −$7,309
• Est. tax savings @ 24.0%: +$1,754
• After-tax cash flow: $-271/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

+104.0% since first listed

71 events — show timeline

• 2026-05-04 Pending — GAMLS
• 2026-05-04 Pending — FMLS
• 2026-04-28 Relisted — FMLS
• 2026-04-28 Relisted — GAMLS
• 2026-04-16 Pending — GAMLS
• 2026-04-16 Pending — FMLS
• 2026-04-02 Price Changed $299,900 FMLS
• 2026-04-02 Price Changed $299,900 GAMLS
• 2026-01-17 Price Changed $329,000 FMLS
• 2026-01-17 Price Changed $329,000 GAMLS
• 2025-11-04 Price Changed $339,900 GAMLS
• 2025-11-04 Price Changed $339,900 FMLS
• 2025-10-13 Price Changed $349,900 GAMLS
• 2025-10-13 Price Changed $349,900 FMLS
• 2025-09-23 Price Changed $359,999 GAMLS
• 2025-09-23 Price Changed $359,999 FMLS
• 2025-09-05 Price Changed $369,900 FMLS
• 2025-09-05 Price Changed $369,900 GAMLS
• 2025-08-19 Price Changed $374,900 GAMLS
• 2025-08-19 Price Changed $374,900 FMLS
• 2025-07-30 Price Changed $379,900 FMLS
• 2025-07-30 Price Changed $379,900 GAMLS
• 2025-06-03 Price Changed $384,900 GAMLS
• 2025-06-03 Price Changed $384,900 FMLS
• 2025-04-30 Listed $394,900 FMLS
• 2025-04-30 Listed $394,900 GAMLS
• 2025-04-21 Listing Removed — GAMLS
• 2025-04-18 Listing Removed — FMLS
• 2025-04-07 Relisted — FMLS
• 2025-04-04 Listing Removed — FMLS
• 2025-03-12 Price Changed $399,900 GAMLS
• 2025-03-12 Price Changed $399,900 FMLS
• 2025-03-05 Relisted — GAMLS
• 2025-03-05 Relisted — FMLS
• 2025-02-26 Listing Removed — FMLS
• 2025-02-26 Listing Removed — GAMLS
• 2025-02-06 Price Changed $404,000 FMLS
• 2025-02-06 Price Changed $404,000 GAMLS
• 2025-01-09 Price Changed $407,500 GAMLS
• 2025-01-09 Price Changed $407,500 FMLS
• 2024-11-26 Listed $415,900 FMLS
• 2024-11-26 Listed $415,900 GAMLS
• 2023-08-29 Rental Removed $2,085 RENTLY
• 2023-08-04 Listed for Rent $2,085 RENTLY
• 2022-03-11 Sold (Public Records) $1,479,704 Public Records
• 2022-02-17 Sold (MLS) $358,254 FMLS
• 2021-12-16 Listing Removed — GAMLS
• 2021-11-24 Listing Removed — GAMLS
• 2021-11-23 Listing Removed — FMLS
• 2021-11-01 Listed $351,200 GAMLS
• 2021-10-29 Listed $351,200 GAMLS
• 2021-10-29 Listed $351,200 FMLS
• 2021-10-13 Sold (Public Records) $339,831 Public Records
• 2021-10-07 Sold (MLS) $339,831 GAMLS
• 2021-10-07 Sold (MLS) $339,831 FMLS
• 2021-10-01 Pending — GAMLS
• 2021-09-22 Contingent — FMLS
• 2021-09-20 Pending — GAMLS
• 2021-09-20 Pending — FMLS
• 2021-08-18 Listed $354,000 GAMLS
• 2021-08-17 Listed $354,000 FMLS
• 2019-08-12 Sold (Public Records) $244,000 Public Records
• 2019-08-06 Sold (MLS) $244,000 GAMLS
• 2019-08-06 Sold (MLS) $244,000 FMLS
• 2019-07-03 Pending — GAMLS
• 2019-07-03 Pending — FMLS
• 2019-07-01 Price Changed $242,000 GAMLS
• 2019-07-01 Price Changed $242,000 FMLS
• 2019-06-07 Price Changed $245,000 GAMLS
• 2019-06-07 Price Changed $245,000 FMLS
• 2003-12-02 Sold (Public Records) $147,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $3,251 · -7.1% YoY. Source: county tax records.