200 Dupree Rd · Woodstock, GA 30189

$55,000

3 bd · 2.0 ba · 1,064 sqft · Other public records · 35 Days on market

Built 1996

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located just minutes from downtown Woodstock, this 3 bed, 2 bath home offers a rare opportunity to own in a highly desirable area at an affordable price point. With direct access to paved trails leading into town, you & acirc; & euro; & trade; ll enjoy convenience, charm, and outdoor living right at your doorstep. This property is a true fixer-upper with solid bones already in place & acirc; & euro; & rdquo; perfect for an investor, handyman, or buyer looking to customize their own space. Major structural groundwork has been started, and the home is ready for your finishing touches. The layout offers great potential, and with the right vision, this home could be tran

Key facts

• Desirable location
• Listed 34 days

Tags

• DIRECT ACCESS TO PAVED TRAILS
• MAJOR STRUCTURAL GROUNDWORK
• STRONG RENTAL OPPORTUNITY
• DESIRABLE LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $55k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 34.1% 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $380 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 1.1% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 3.81% ✓
• Cap rate: 34.10%
• Cash-on-cash: 99.33%
• DSCR: 5.42
• GRM: 2.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.14% rent growth · sell at horizon

5-year hold

• IRR: 98.3%
• Equity multiple: 5.45×
• Total profit: $68,455
• Equity at exit: $8,201

10-year hold

• IRR: —
• Equity multiple: 10.68×
• Total profit: $149,062
• Equity at exit: $4,755

Cash invested: $15,400 (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: 2.2×

Monthly cashflow live

• Estimated rent: $2,095 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $1,275

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 34%

Sensitivity live

Price	-10% $1,313	-5% $1,294	+0% $1,275	+5% $1,256	+10% $1,237
Rent	-10% $1,109	-5% $1,192	+0% $1,275	+5% $1,357	+10% $1,440
Rate	-1.0pp $1,302	-0.5pp $1,289	base $1,275	+0.5pp $1,260	+1.0pp $1,246

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Woodberry Ct Woodstock, GA	3.0	2.5	1342	$1,895	$1.41	44d	1	0.04mi
126 Woodberry Ct Woodstock, GA	3.0	2.5	1453	$1,819	$1.25	44d	1	0.08mi
103 Lilli Ln Woodstock, GA	2.0	1.5	960	$1,800	$1.88	44d	1	0.08mi
233 Goshen Ln Woodstock, GA	3.0	2.0	1354	$2,100	$1.55	20d	1	0.10mi
112 Dupree Rd Woodstock, GA	2.0	1.0	1000	$1,800	$1.80	25d	1	0.14mi
735 Market St Woodstock, GA	1.0–3.0	1.0–2.0	1484	$3,997	$2.69	2d	16	0.20mi
502 Oakwood Ct Woodstock, GA	2.0	1.5	1100	$1,650	$1.50	13d	1	0.50mi
504 Oakwood Ct Woodstock, GA	2.0	1.0	1125	$1,650	$1.47	13d	1	0.50mi
506 Oakwood Ct Woodstock, GA	2.0	2.0	1044	$1,650	$1.58	25d	1	0.53mi
111 Robinhood Dr Woodstock, GA	3.0	1.0	1008	$4,000	$3.97	44d	1	0.58mi
1108 Cousins Rd Woodstock, GA	3.0	2.5	1320	$1,695	$1.28	25d	1	0.58mi
114 Bentley Pkwy Unit B Woodstock, GA	2.0	2.5	1276	$1,595	$1.25	21d	1	0.60mi
303 Nottingham Dr Woodstock, GA	2.0	1.0	1144	$3,950	$3.45	44d	1	0.74mi
10247 Highway 92 Woodstock, GA	1.0–3.0	1.0–2.0	1093	$2,045	$1.87	2d	12	0.77mi
121 Stoneforest Dr Woodstock, GA	3.0	2.5	1263	$2,300	$1.82	5d	1	0.84mi
172 Stoneforest Dr Woodstock, GA	2.0	2.0	1100	$2,100	$1.91	12d	1	0.93mi
50 Paces Pkwy Woodstock, GA	1.0–3.0	1.0–2.0	1136	$1,981	$1.74	2d	18	1.10mi
1395 Buckhead Xing Woodstock, GA	2.0	2.0	1254	$1,875	$1.50	18d	1	1.28mi
1395 Buckhead Xing Woodstock, GA	2.0	2.0	1149	$1,845	$1.61	44d	1	1.28mi
1345 Towne Lake Hills South Dr Woodstock, GA	1.0–3.0	1.0–2.0	1057	$1,897	$1.79	2d	34	1.41mi
1 Elena Way Woodstock, GA	1.0–3.0	1.0–2.0	1221	$2,350	$1.92	44d	1	1.45mi

Listing history 12 events

1. 2026-06-16
   days on market $55,000 Active 35 DOM
2. 2026-06-15
   pricedays on marketlisting id $55,000 Active 34 DOM
3. 2026-06-15
   days on market $85,000 Active 14 DOM
4. 2026-06-13
   days on market $85,000 Active 12 DOM
5. 2026-06-09
   days on market $85,000 Active 8 DOM
6. 2026-06-08
   days on market $85,000 Active 7 DOM
7. 2026-06-07
   days on market $85,000 Active 6 DOM
8. 2026-06-04
   days on market $85,000 Active 3 DOM
9. 2026-06-03
   days on market $85,000 Active 2 DOM
10. 2026-06-01
    pricedays on marketlisting id $85,000 Active 1 DOM
11. 2026-05-31
    days on market $55,000 Active 19 DOM
12. 2026-05-12
    listed $55,000 Active 1393-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 19 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: $25,136
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$2,011
• − Management: −$2,011
• − Depreciation: −$1,600
• Taxable income: $15,333
• Est. tax owed @ 24.0%: −$3,680
• After-tax cash flow: $11,616/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): 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