300 Tuggle Ct · Woodstock, GA 30188

$485,000

6 bd · 3.5 ba · 3,396 sqft · SingleFamily public records · 22 Days on market

Built 2003 6,969 sqft lot $143/sqft · 38% below area Est $782k · 38% under $55/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 +7.4/30.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful 6-bedroom, 3.5-bath home in a sought-after Woodstock subdivision features a bedroom on the main floor, a spacious family room, kitchen with eat-in area and breakfast seating, plus a formal dining room. The oversized master retreat includes an en suite with double vanity, shower, garden tub, and walk-in closet. Three additional bedrooms share a bath with double vanity. The finished basement suite boasts an eat-in kitchen, bedroom, bath, storage, and private backyard access. Located in an active community minutes from the Outlet Mall and downtown Woodstock.

Key facts

• Formal dining room
• Spacious family room
• 6,969 sq ft lot

Tags

• BEDROOM ON THE MAIN FLOOR
• SPACIOUS FAMILY ROOM
• KITCHEN WITH EAT-IN AREA
• FORMAL DINING ROOM
• OVERSIZED MASTER RETREAT
• EN SUITE WITH DOUBLE VANITY

What this means for you Summary

Snapshot

• This is a 6-bed/3.5-bath single-family listed at $485k.

Deal economics

• At list price, monthly cash flow is $-619 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $376k (22.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $339k (30.1% below list).
• Recommended offer: $339k (30.1% below list) — sets the bar for 1% rule.
• Cap rate 4.8% 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 (+4.0%/yr); 614 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 2,665 units permitted in Cherokee County in 2024 (852 in 5+ unit buildings).
• This rent runs 38% of the median local income ($107k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k 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 22 days — a 2% lower offer ($478k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $280k; list at $485k implies a 73% gain — meaningful room to come down on a strong offer.

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 $339,247 (30.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.70% ✗
• Cap rate: 4.76%
• Cash-on-cash: -5.47%
• DSCR: 0.76
• GRM: 11.9

CMA / ARV

• ARV (median comp): $781,571
• List price: $485,000
• Delta: -37.95%
• 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
300 Tuggle Ct	0.00mi	6/3.5	3,396 (0%)	0mo	$482,000	$142	100
120 Meadow Mill Rd	0.41mi	5/4.5 (-1)	3,834 (+13%)	1mo	$785,000	$205	50
319 Riverton Way	0.59mi	5/4.5 (-1)	3,530 (+4%)	9mo	$830,000	$235	50
327 Riverton Way	0.62mi	5/4.0 (-1)	3,367 (-1%)	19mo	$775,000	$230	46
300 Ashgrove Ct	0.63mi	5/3.0 (-1)	3,039 (-10%)	0mo	$840,000	$276	46
610 Ravenwood Dr	0.72mi	6/4.0	3,300 (-3%)	18mo	$715,000	$217	45
237 Haney Rd	0.66mi	5/4.0 (-1)	3,066 (-10%)	2mo	$770,000	$251	44
162 Inwood Walk	0.58mi	5/3.5 (-1)	3,304 (-3%)	24mo	$775,000	$235	43
134 Johnston Farm Ln	0.72mi	5/3.0 (-1)	3,115 (-8%)	12mo	$775,000	$249	36
164 Inwood Walk	0.59mi	5/4.5 (-1)	3,886 (+14%)	8mo	$822,500	$212	33
307 Ashgrove Ct	0.64mi	6/5.0	3,852 (+13%)	24mo	$800,000	$208	22
243 Haney Rd	0.69mi	5/3.0 (-1)	2,947 (-13%)	20mo	$760,000	$258	22

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 · 3.96% rent growth · sell at horizon

5-year hold

• IRR: -24.6%
• Equity multiple: 0.16×
• Total profit: $-114,718
• Equity at exit: $72,315

10-year hold

• IRR: -17.7%
• Equity multiple: -0.01×
• Total profit: $-136,777
• Equity at exit: $41,934

Cash invested: $135,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

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

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

Methodology + full state rankings →

ZIP-level market 30188

• Rents YoY: 4.0%
• Active inventory: 614
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $3,392 medium
• Mortgage (P&I): −$2,543
• Tax from tax record: −$499 /mo · $5,988/yr
• Insurance: −$202
• HOA: −$55
• Vacancy / Maint / Mgmt: −$712
• Net cashflow: $-619

Break-even live

Break-even rent $4,177

Max offer price $375,569

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: $121,250
• Closing costs: $14,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4240 Moccasin Trl Woodstock, GA	5.0	3.5	3125	$2,975	$0.95	17d	1	0.92mi
446 Ravine Dr Woodstock, GA	5.0	3.0	2734	$3,500	$1.28	43d	1	1.39mi

HOA detail

• Monthly dues: $55 · $660/yr

Listing history 32 events

1. 2026-05-19
   status Under Contract 576-char remark

   Show marketing remark (576 chars)

   This beautiful 6-bedroom, 3.5-bath home in a sought-after Woodstock subdivision features a bedroom on the main floor, a spacious family room, kitchen with eat-in area and breakfast seating, plus a formal dining room. The oversized master retreat includes an en suite with double vanity, shower, garden tub, and walk-in closet. Three additional bedrooms share a bath with double vanity. The finished basement suite boasts an eat-in kitchen, bedroom, bath, storage, and private backyard access. Located in an active community minutes from the Outlet Mall and downtown Woodstock.

2. 2026-05-15
   status Pending 576-char remark

   Show marketing remark (576 chars)

   This beautiful 6-bedroom, 3.5-bath home in a sought-after Woodstock subdivision features a bedroom on the main floor, a spacious family room, kitchen with eat-in area and breakfast seating, plus a formal dining room. The oversized master retreat includes an en suite with double vanity, shower, garden tub, and walk-in closet. Three additional bedrooms share a bath with double vanity. The finished basement suite boasts an eat-in kitchen, bedroom, bath, storage, and private backyard access. Located in an active community minutes from the Outlet Mall and downtown Woodstock.

3. 2026-05-08
   historical Active Under Contract 576-char remark

   Show marketing remark (576 chars)

   This beautiful 6-bedroom, 3.5-bath home in a sought-after Woodstock subdivision features a bedroom on the main floor, a spacious family room, kitchen with eat-in area and breakfast seating, plus a formal dining room. The oversized master retreat includes an en suite with double vanity, shower, garden tub, and walk-in closet. Three additional bedrooms share a bath with double vanity. The finished basement suite boasts an eat-in kitchen, bedroom, bath, storage, and private backyard access. Located in an active community minutes from the Outlet Mall and downtown Woodstock.

4. 2026-05-08
   historical Active Under Contract 576-char remark

   Show marketing remark (576 chars)

   This beautiful 6-bedroom, 3.5-bath home in a sought-after Woodstock subdivision features a bedroom on the main floor, a spacious family room, kitchen with eat-in area and breakfast seating, plus a formal dining room. The oversized master retreat includes an en suite with double vanity, shower, garden tub, and walk-in closet. Three additional bedrooms share a bath with double vanity. The finished basement suite boasts an eat-in kitchen, bedroom, bath, storage, and private backyard access. Located in an active community minutes from the Outlet Mall and downtown Woodstock.

5. 2026-04-22
   listed $485,000 New 576-char remark

   Show marketing remark (576 chars)

   This beautiful 6-bedroom, 3.5-bath home in a sought-after Woodstock subdivision features a bedroom on the main floor, a spacious family room, kitchen with eat-in area and breakfast seating, plus a formal dining room. The oversized master retreat includes an en suite with double vanity, shower, garden tub, and walk-in closet. Three additional bedrooms share a bath with double vanity. The finished basement suite boasts an eat-in kitchen, bedroom, bath, storage, and private backyard access. Located in an active community minutes from the Outlet Mall and downtown Woodstock.

6. 2026-04-22
   listed $485,000 Active 576-char remark

   Show marketing remark (576 chars)

   This beautiful 6-bedroom, 3.5-bath home in a sought-after Woodstock subdivision features a bedroom on the main floor, a spacious family room, kitchen with eat-in area and breakfast seating, plus a formal dining room. The oversized master retreat includes an en suite with double vanity, shower, garden tub, and walk-in closet. Three additional bedrooms share a bath with double vanity. The finished basement suite boasts an eat-in kitchen, bedroom, bath, storage, and private backyard access. Located in an active community minutes from the Outlet Mall and downtown Woodstock.

7. 2019-10-29
   soldstatus $279,950
8. 2019-10-25
   soldstatus $279,950 Closed
9. 2019-10-25
   soldstatus $279,950 Sold
10. 2019-09-29
    status Pending
11. 2019-09-29
    status Under Contract
12. 2019-09-11
    listed $285,000 Active
13. 2019-09-11
    listed $285,000 New
14. 2019-09-03
    historical
15. 2019-08-27
    status Back on Market
16. 2019-08-19
    status Under Contract
17. 2019-08-14
    status Back on Market
18. 2019-08-05
    status Under Contract
19. 2019-06-29
    price $280,000
20. 2019-06-12
    status Back on Market
21. 2019-06-05
    status Under Contract
22. 2019-05-24
    listed $285,000 New
23. 2016-02-10
    price $135,000
24. 2015-06-04
    price $138,000
25. 2012-07-25
    soldstatus $138,000
26. 2012-07-23
    historical
27. 2012-07-20
    soldstatus $138,000 Sold
28. 2012-06-08
    historical
29. 2012-02-16
    historical Pending Approval
30. 2012-02-16
    status Pending Existing Lender Approval
31. 2012-02-08
    listed $135,000 Active
32. 2012-02-08
    listed $135,000 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: $5,988 · $499/mo
• Projected year-2 tax: $5,988 · $499/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $40,710
• − Mortgage interest: −$27,168
• − Property taxes: −$5,988
• − Insurance: −$2,425
• − Repairs & maintenance: −$3,257
• − Management: −$3,257
• − HOA: −$660
• − Depreciation: −$14,109
• Taxable loss: −$16,154
• Est. tax savings @ 24.0%: +$3,877
• After-tax cash flow: $-3,557/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

• Census place: Woodstock, GA
• County: Cherokee County · 289,977 people
• City population: 109,446
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 69,518
• Household income: $106,844
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 1591.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 9% Two or more races 8% Black 7% Asian 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Slovak 3% Italian 3% Lithuanian 3%
• Foreign-born: 11% · Canada, Vietnam, South Korea
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 3% Other Asian/Pacific 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: ▼ -291.54%
• Current HPI: 260.554
• Rent YoY: ▲ 3.96%
• 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

+259.3% since first listed

32 events — show timeline

• 2026-05-19 Pending — GAMLS
• 2026-05-15 Pending — FMLS
• 2026-05-08 Contingent — GAMLS
• 2026-05-08 Contingent — FMLS
• 2026-04-22 Listed $485,000 FMLS
• 2026-04-22 Listed $485,000 GAMLS
• 2019-10-29 Sold (Public Records) $279,950 Public Records
• 2019-10-25 Sold (MLS) $279,950 GAMLS
• 2019-10-25 Sold (MLS) $279,950 FMLS
• 2019-09-29 Pending — FMLS
• 2019-09-29 Pending — GAMLS
• 2019-09-11 Listed $285,000 GAMLS
• 2019-09-11 Listed $285,000 FMLS
• 2019-09-03 Listing Removed — GAMLS
• 2019-08-27 Relisted — GAMLS
• 2019-08-19 Pending — GAMLS
• 2019-08-14 Relisted — GAMLS
• 2019-08-05 Pending — GAMLS
• 2019-06-29 Price Changed $280,000 GAMLS
• 2019-06-12 Relisted — GAMLS
• 2019-06-05 Pending — GAMLS
• 2019-05-24 Listed $285,000 GAMLS
• 2016-02-10 Price Changed $135,000 FMLS
• 2015-06-04 Price Changed $138,000 FMLS
• 2012-07-25 Sold (Public Records) $138,000 Public Records
• 2012-07-23 Listing Removed — FMLS
• 2012-07-20 Sold (MLS) $138,000 FMLS
• 2012-06-08 Listing Removed — GAMLS
• 2012-02-16 Contingent — GAMLS
• 2012-02-16 Pending — FMLS
• 2012-02-08 Listed $135,000 FMLS
• 2012-02-08 Listed $135,000 GAMLS

Property tax history

+7.1%/yr

Latest (2025): $5,988 · +7.9% YoY. Source: county tax records.