181 Pine Grove Dr · Canton, GA 30114

$214,900

3 bd · 1.0 ba · 1,192 sqft · SingleFamily public records · 62 Days on market

Built 1971 0.36 ac lot

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Why this score? — see what drove the C- 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 +22.4/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.2/10.0
• Schools +4.2/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-Bedroom Ranch in Canton! Discover easy, one-level living in this move-in-ready home. Features 3 bedrooms, 1 full bath, and an efficient gas-forced air/central A/C system. Situated on a generous 0.38-acre lot, this property offers plenty of outdoor space and is located in the top-rated Cherokee County School District. Perfectly priced for first-time buyers or those looking to downsize. Schedule your showing today!

Key facts

• Central a c
• Outdoor space
• One level living

Tags

• ONE LEVEL LIVING
• GAS FORCED AIR
• CENTRAL A C
• OUTDOOR SPACE

Property features AI

Finance

• Other: Lot size approximately 0.36 acre
• HOA & community: No HOA; No association fees

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single family residence (house); Resale property; Built in 1971; One story
• Construction: Other construction materials; Composition roof
• Exterior features: Composition roof; Other roof material; Level lot; Other lot features

Interior

• Kitchen: Other appliances
• Bedrooms: Three bedrooms on the main level
• Flooring: Other flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level layout; Other interior features
• Laundry & utility: Other laundry features

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $202k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 2.7% in Canton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#200 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, cost of living B; Watch: amenities F, commute F, health & safety F.
• Cherokee County (suburban): math 46% / reading 48% proficiency, ranked #17 of 174 in GA (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Teasley Middle School (math 28% / reading 37%, grade F, #221 of 470 statewide, top 48%, 1,606 students, 52% FRL); Cherokee High School (math 35% / reading 40%, grade F, #65 of 424 statewide, top 16%, 2,937 students, 38% FRL) — zoned schools average 45% FRL vs 26% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 35% at this address vs 47% district-wide (-12 pts) — the specific schools serving this property underperform the Cherokee County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.6%/yr); 637 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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 62 days — a 6% lower offer ($202k) is reasonable based on typical stale-listing flexibility.

Recommended offer $202,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.14%
• DSCR: 1.32
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.6%
• Equity multiple: 0.69×
• Total profit: $-18,468
• Equity at exit: $32,042

10-year hold

• IRR: -3.3%
• Equity multiple: 0.81×
• Total profit: $-11,682
• Equity at exit: $18,581

Cash invested: $60,172 (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 30114

• Home prices YoY: -30.3%
• Rents YoY: -1.6%
• Active inventory: 637
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,193 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$158 /mo · $1,895/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $358

Break-even live

Break-even rent $1,740

Max offer price $214,900

Occupancy floor 79%

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Legends Dr Canton, GA	1.0–3.0	1.0–2.0	1196	$2,454	$2.05	1d	12	0.48mi
229 Riverstone Commons Cir Canton, GA	3.0	2.5	1300	$1,750	$1.35	43d	1	0.80mi
30 Laurel Canyon Village Cir Canton, GA	1.0–3.0	1.0–2.0	1022	$2,003	$1.96	1d	16	0.81mi
100 River Ridge Dr Canton, GA	1.0–3.0	1.0–2.0	996	$1,699	$1.71	43d	9	0.86mi
149 Riverstone Commons Cir Canton, GA	3.0	2.5	1409	$2,000	$1.42	43d	1	0.88mi
600 Waterstone Dr Canton, GA	2.0–3.0	2.0–2.5	2040	$2,800	$1.37	1d	11	1.08mi
303 Brookside Way Canton, GA	2.0	2.5	1192	$1,650	$1.38	43d	1	1.12mi
800 Hickory Knoll Dr Canton, GA	1.0–3.0	1.0–2.0	905	$1,660	$1.83	3d	4	1.15mi

Listing history 19 events

1. 2026-06-18
   days on market $214,900 Active 62 DOM
2. 2026-06-17
   days on market $214,900 Active 61 DOM
3. 2026-06-16
   days on market $214,900 Active 60 DOM
4. 2026-06-15
   days on market $214,900 Active 59 DOM
5. 2026-06-13
   days on market $214,900 Active 57 DOM
6. 2026-06-09
   statusdays on market $214,900 Active 53 DOM
7. 2026-06-08
   days on market $214,900 Price Change 52 DOM
8. 2026-06-07
   pricestatusdays on market $214,900 Price Change 51 DOM
9. 2026-06-04
   days on market $224,900 Active Under Contract 48 DOM
10. 2026-06-03
    days on market $224,900 Active Under Contract 47 DOM
11. 2026-06-02
    days on market $224,900 Active Under Contract 46 DOM
12. 2026-06-01
    days on market $224,900 Active Under Contract 45 DOM
13. 2026-05-31
    days on market $224,900 Active Under Contract 44 DOM
14. 2026-04-22
    historical Active Under Contract
15. 2026-04-17
    listed $224,900 New
16. 2017-06-01
    soldstatus $295,500
17. 2003-04-07
    soldstatus $75,000
18. 1999-03-11
    soldstatus $65,000
19. 1998-10-20
    soldstatus $25,100

ⓘ 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: $1,895 · $158/mo
• Projected year-2 tax: $1,977 · $165/mo
• Expected delta: +$82/yr (+$7/mo · 4.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,320
• − Mortgage interest: −$12,038
• − Property taxes: −$1,895
• − Insurance: −$1,074
• − Repairs & maintenance: −$2,106
• − Management: −$2,106
• − Depreciation: −$6,252
• Taxable income: $849
• Est. tax owed @ 24.0%: −$204
• After-tax cash flow: $4,095/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 — Canton

• Score: 66/100
• State rank: #200
• US rank: #12301

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cherokee County · 289,977 people
• City population: 116,078
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 62,391
• Household income: $98,902
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 1820.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 18% Two or more races 9% Black 9% Native American 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 3% Italian 2% Romanian 1%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 85% English-only · Spanish 12% Other Indo-European 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: ▼ -106.82%
• Current HPI: 245.474
• Rent YoY: ▼ -1.63%
• 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

+796.0% since first listed

6 events — show timeline

• 2026-04-22 Contingent — GAMLS
• 2026-04-17 Listed $224,900 GAMLS
• 2017-06-01 Sold (Public Records) $295,500 Public Records
• 2003-04-07 Sold (Public Records) $75,000 Public Records
• 1999-03-11 Sold (Public Records) $65,000 Public Records
• 1998-10-20 Sold (Public Records) $25,100 Public Records

Property tax history

+7.2%/yr

Latest (2025): $1,895 · -0.0% YoY. Source: county tax records.