4324 Alison Jane Dr NE · Woodstock, GA 30144

$324,000

3 bd · 2.5 ba · 1,732 sqft · SingleFamily public records · 13 Days on market

Built 1985 0.66 ac lot $187/sqft · 17% below area Est $389k · 17% under $29/mo HOA · 1% 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 +8.3/30.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming home tucked away on a spacious cul-de-sac lot in one of Kennesaw's most sought-after swim and tennis communities. Located in a highly desirable school district, this property offers the perfect blend of comfort, convenience, and long-term potential. Step inside to find hardwood floors throughout the main level and a traditional layout that includes a formal dining room, ideal for hosting gatherings. The spacious family room features a beautiful stone fireplace, creating a warm and inviting space to relax or entertain. Upstairs, the oversized primary suite offers a peaceful retreat with a large closet and an updated en suite bath. While the home has been well cared for, it presents a great opportunity for buyers to bring their personal touch and make updates to truly make it their own. The unfinished basement room provides excellent storage or the potential to expand and add future living space. Enjoy outdoor living with a large deck just off the kitchen, overlooking a gorgeous, level backyard, perfect for entertaining, play, or simply unwinding. Conveniently located just minutes from top-rated schools, shopping, dining, and parks, this home is an incredible opportunity to get into a prime neighborhood and build equity in a fantastic location.

Key facts

• Cul-de-sac lot
• Formal dining room
• Large closet

Tags

• CUL-DE-SAC LOT
• HARDWOOD FLOORS
• FORMAL DINING ROOM
• STONE FIREPLACE
• OVERSIZED PRIMARY SUITE
• LARGE CLOSET

Property features AI

Finance

• Other: Directions: 75 N to Hwy 5 exit. Go East. Left into Country Plantation S/D on Scarlet Rd. Left on Alison Jane. Home on left.; County: Cobb, GA; Lot identified as COUNTRY PLANTATION LOT 9
• HOA & community: Homeowners association with an annual fee of $350; Community amenities include pool, playground, tennis courts and street lights

Exterior

• Parking: Detached garage with 2 garage spaces; Driveway parking; Open parking available
• Utilities: Public water; Public sewer; 110V and 220V electric service; Cable available; Natural gas available; Phone available; Underground utilities; Electricity available; Sewer available; Water available
• Home design: Two levels; Resale property; Slab foundation; Cedar exterior; Composition roof
• Construction: Built with cedar construction materials; Composition roof; Slab foundation
• Exterior features: Private yard; Deck; Front porch; Asphalt road access; Road frontage: Other

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Stained cabinets; Laminate counters; Solid surface counters
• Bedrooms: Three upper-level bedrooms; Oversized master bedroom
• Flooring: Carpet; Hardwood
• Bathrooms: Two full bathrooms; One half bathroom (main level); Master bath with tub/shower combo
• Heating & cooling: Central heating (forced air, electric); Central air conditioning; Ceiling fans
• Interior features: Entrance foyer; One fireplace with gas starter located in the family room; No shared/common walls; Basement with exterior and interior entry; partial, unfinished
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $324k.

Deal economics

• At list price, monthly cash flow is $-294 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (16.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (25.2% below list).
• Recommended offer: $242k (25.2% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.3% 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.
• Cobb County (suburban): math 39% / reading 45% proficiency, ranked #25 of 174 in GA (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Nicholson Elementary School (math 42% / reading 42%, grade F, #380 of 1,228 statewide, top 33%, 407 students, 36% FRL); Mccleskey Middle School (math 37% / reading 44%, grade F, #140 of 470 statewide, top 30%, 570 students, 34% FRL); Sprayberry High School (math 22% / reading 34%, grade F, #155 of 424 statewide, top 37%, 1,831 students, 36% FRL) — zoned schools at 35% FRL track the district average.
• Market conditions: Rents soft (-1.4%/yr); 352 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,625 units permitted in Cobb County in 2024 (389 in 5+ unit buildings).
• This rent runs 33% of the median local income ($89k/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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Cobb County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 10y 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.

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 $242,402 (25.2% 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: 0.75% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.89%
• DSCR: 0.83
• GRM: 11.1

CMA / ARV

• ARV (median comp): $388,519
• List price: $324,000
• Delta: -16.61%
• 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
4324 Alison Jane Dr NE	0.00mi	3/2.5	1,732 (0%)	0mo	$324,000	$187	100
990 Cauthen Ct NE	0.45mi	3/2.5	1,696 (-2%)	0mo	$315,000	$186	76
4103 Christacy Way	0.26mi	3/2.0	1,827 (+6%)	14mo	$456,000	$250	65
597 Dover St	0.51mi	3/2.0	1,648 (-5%)	1mo	$252,000	$153	65
3885 Hadley Farm Dr	0.61mi	3/2.5	1,687 (-3%)	4mo	$365,000	$216	64
641 Charing Cross Dr	0.34mi	3/2.0	1,850 (+7%)	11mo	$437,500	$236	62
3911 Catalina Dr	0.65mi	4/2.5 (+1)	1,762 (+2%)	2mo	$420,000	$238	60
515 Dover St	0.53mi	3/2.5	1,876 (+8%)	10mo	$415,000	$221	53
3782 Westchase Dr	0.66mi	3/2.0	1,776 (+2%)	13mo	$340,000	$191	52
3924 Devonshire Dr	0.62mi	4/3.0 (+1)	1,924 (+11%)	8mo	$410,000	$213	39
3935 Bellair Dr	0.56mi	4/2.0 (+1)	1,982 (+14%)	6mo	$383,550	$194	38
3843 Clarington Dr	0.70mi	4/2.5 (+1)	1,979 (+14%)	9mo	$440,000	$222	31

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -26.2%
• Equity multiple: 0.14×
• Total profit: $-78,301
• Equity at exit: $48,309

10-year hold

• IRR: -36.9%
• Equity multiple: -0.32×
• Total profit: $-119,660
• Equity at exit: $28,014

Cash invested: $90,720 (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 30144

• Rents YoY: -1.4%
• Active inventory: 352
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,424 high
• Mortgage (P&I): −$1,699
• Tax from tax record: −$346 /mo · $4,148/yr
• Insurance: −$135
• HOA: −$29
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $-294

Break-even live

Break-even rent $2,796

Max offer price $272,096

Occupancy floor —

Sensitivity live

Price	-10% $-110	-5% $-202	+0% $-294	+5% $-386	+10% $-477
Rent	-10% $-485	-5% $-390	+0% $-294	+5% $-198	+10% $-102
Rate	-1.0pp $-131	-0.5pp $-211	base $-294	+0.5pp $-378	+1.0pp $-463

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: $81,000
• Closing costs: $9,720
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
891 Old Farm Walk Marietta, GA	4.0	3.0	1550	$2,579	$1.66	18d	1	0.46mi
3886 Hadley Farm Dr Marietta, GA	3.0	2.5	2080	$2,500	$1.20	20d	1	0.58mi
710 Smokey Quartz Way Kennesaw, GA	3.0	2.5	2046	$2,900	$1.42	26d	1	0.94mi
933 Old Noonday Sch House Rd Marietta, GA	3.0	2.0	1500	$1,800	$1.20	22d	1	0.95mi
4723 Canary Diamond Ln Kennesaw, GA	4.0	3.5	2200	$3,250	$1.48	20d	1	1.00mi
1370 High Country Ct Marietta, GA	3.0	2.0	1260	$2,059	$1.63	45d	1	1.15mi
3681 Autumn Leaves Ln Marietta, GA	4.0	2.5	1534	$2,800	$1.83	20d	1	1.18mi
4809 Nevilly Way Marietta, GA	3.0	2.5	2008	$2,385	$1.19	7d	1	1.27mi
1515 Captain Thomas Ct Marietta, GA	3.0	2.0	1651	$2,458	$1.49	4d	1	1.33mi
4858 Chapelle Ct Marietta, GA	3.0	2.0	1590	$2,200	$1.38	6d	1	1.38mi
4930 Farmstead Ct NE Woodstock, GA	2.0	1.5	1194	$1,900	$1.59	0d	1	1.38mi
4750 Jamerson Forest Cir Marietta, GA	4.0	3.0	2211	$2,545	$1.15	23d	1	1.41mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 26 events

1. 2026-05-07
   listed $324,000 New 1287-char remark

   Show marketing remark (1287 chars)

   Welcome to this charming home tucked away on a spacious cul-de-sac lot in one of Kennesaw's most sought-after swim and tennis communities. Located in a highly desirable school district, this property offers the perfect blend of comfort, convenience, and long-term potential. Step inside to find hardwood floors throughout the main level and a traditional layout that includes a formal dining room, ideal for hosting gatherings. The spacious family room features a beautiful stone fireplace, creating a warm and inviting space to relax or entertain. Upstairs, the oversized primary suite offers a peaceful retreat with a large closet and an updated en suite bath. While the home has been well cared for, it presents a great opportunity for buyers to bring their personal touch and make updates to truly make it their own. The unfinished basement room provides excellent storage or the potential to expand and add future living space. Enjoy outdoor living with a large deck just off the kitchen, overlooking a gorgeous, level backyard, perfect for entertaining, play, or simply unwinding. Conveniently located just minutes from top-rated schools, shopping, dining, and parks, this home is an incredible opportunity to get into a prime neighborhood and build equity in a fantastic location.

2. 2026-05-07
   listed $324,000 Active 1293-char remark

   Show marketing remark (1287 chars)

   Welcome to this charming home tucked away on a spacious cul-de-sac lot in one of Kennesaw's most sought-after swim and tennis communities. Located in a highly desirable school district, this property offers the perfect blend of comfort, convenience, and long-term potential. Step inside to find hardwood floors throughout the main level and a traditional layout that includes a formal dining room, ideal for hosting gatherings. The spacious family room features a beautiful stone fireplace, creating a warm and inviting space to relax or entertain. Upstairs, the oversized primary suite offers a peaceful retreat with a large closet and an updated en suite bath. While the home has been well cared for, it presents a great opportunity for buyers to bring their personal touch and make updates to truly make it their own. The unfinished basement room provides excellent storage or the potential to expand and add future living space. Enjoy outdoor living with a large deck just off the kitchen, overlooking a gorgeous, level backyard, perfect for entertaining, play, or simply unwinding. Conveniently located just minutes from top-rated schools, shopping, dining, and parks, this home is an incredible opportunity to get into a prime neighborhood and build equity in a fantastic location.

3. 2019-07-23
   soldstatus $210,000
4. 2019-07-12
   soldstatus $210,000 Closed

   Show marketing remark (570 chars)

   Charming home nestled on large cul-de-sac lot. Sought after schools & swim/tennis community. Hardwood floors on main. Formal dining rm. Spacious family room has stone fireplace. Oversized master w/ large closet. Updated master bath. Unfinished room in basement provides great storage or room for growth. Large deck off kitchen. Gorgeous, level backyard. Great price for the neighborhood. Very close to schools, retail, restaurants, & parks. ***With full price offer seller will paint all walls and trim on interior and replace all carpet prior to closing***

5. 2019-06-13
   status Pending

   Show marketing remark (570 chars)

   Charming home nestled on large cul-de-sac lot. Sought after schools & swim/tennis community. Hardwood floors on main. Formal dining rm. Spacious family room has stone fireplace. Oversized master w/ large closet. Updated master bath. Unfinished room in basement provides great storage or room for growth. Large deck off kitchen. Gorgeous, level backyard. Great price for the neighborhood. Very close to schools, retail, restaurants, & parks. ***With full price offer seller will paint all walls and trim on interior and replace all carpet prior to closing***

6. 2019-05-08
   listed $214,900 Active

   Show marketing remark (570 chars)

   Charming home nestled on large cul-de-sac lot. Sought after schools & swim/tennis community. Hardwood floors on main. Formal dining rm. Spacious family room has stone fireplace. Oversized master w/ large closet. Updated master bath. Unfinished room in basement provides great storage or room for growth. Large deck off kitchen. Gorgeous, level backyard. Great price for the neighborhood. Very close to schools, retail, restaurants, & parks. ***With full price offer seller will paint all walls and trim on interior and replace all carpet prior to closing***

7. 2017-09-13
   soldstatus $190,000
8. 2017-09-08
   soldstatus $190,000 Sold
9. 2017-09-08
   soldstatus $190,000 Sold
10. 2017-08-21
    status Under Contract
11. 2017-08-18
    historical Pending
12. 2017-05-23
    listed $200,000 New
13. 2017-05-23
    listed $200,000 Active
14. 2016-11-21
    historical
15. 2016-11-21
    historical
16. 2016-09-16
    price $199,900
17. 2016-08-11
    price $199,990
18. 2016-07-20
    listed $205,000 New
19. 2016-07-20
    listed $205,000 Active
20. 2004-08-27
    soldstatus $171,000
21. 2003-05-16
    soldstatus $135,000
22. 2001-08-13
    soldstatus $142,700
23. 2001-08-13
    soldstatus $142,700
24. 1985-07-29
    soldstatus $99,150
25. 1985-06-25
    soldstatus $97,500
26. 1984-09-27
    soldstatus $80,000

ⓘ 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: $4,148 · $346/mo
• Projected year-2 tax: $4,148 · $346/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 · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $29,088
• − Mortgage interest: −$18,149
• − Property taxes: −$4,148
• − Insurance: −$1,620
• − Repairs & maintenance: −$2,327
• − Management: −$2,327
• − HOA: −$348
• − Depreciation: −$9,425
• Taxable loss: −$9,257
• Est. tax savings @ 24.0%: +$2,222
• After-tax cash flow: $-1,304/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: Cobb County
• NCES district ID: 1301290
• Math proficiency: 39% ▼ -15.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $68,845
• Composite: 37.93/100
• National rank: #4308
• State rank: #25 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: Cobb County · 777,758 people
• City population: 109,446
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 59,661
• Household income: $88,560
• Rent vs Own: 40.2% rent · 59.8% own
• Severe rent burden: 3141.0

Population outlook (Cobb County) Hauer SSP2

• Today (2025): 868,385 people
• By 2030: 929,614 · +7.1%
• By 2040: 1,047,533 · +20.6%
• By 2050: 1,155,537 · +33.1%
• By 2075: 1,405,030 · +61.8%
• By 2100: 1,555,058 · +79.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 52% Black 20% Hispanic / Latino 15% Two or more races 12% Asian 7%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 19% · Canada, China, Vietnam
• Languages at home: 76% English-only · Spanish 11% Other Indo-European 5% French/Haitian/Cajun 2%

Political lean MEDSL · Cobb

• 2024 margin: D (+14.9) · D 56.9% · R 42.0% · Other 1.1%
• 2008→2024 swing: +24.3pp toward D · 2008: -9.4pp · 2024: 14.9pp
• All cycles: 2024: D+14.9 2020: D+14.3 2016: D+2.1 2012: R+12.6 2008: R+9.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -188.10%
• Current HPI: 252.7769
• Rent YoY: ▼ -1.35%
• 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

+305.0% since first listed

30 events — show timeline

• 2026-06-15 Sold (MLS) $324,000 FMLS
• 2026-06-15 Sold (MLS) $324,000 GAMLS
• 2026-05-20 Pending — GAMLS
• 2026-05-20 Pending — FMLS
• 2026-05-07 Listed $324,000 FMLS
• 2026-05-07 Listed $324,000 GAMLS
• 2019-07-23 Sold (Public Records) $210,000 Public Records
• 2019-07-12 Sold (MLS) $210,000 FMLS
• 2019-06-13 Pending — FMLS
• 2019-05-08 Listed $214,900 FMLS
• 2017-09-13 Sold (Public Records) $190,000 Public Records
• 2017-09-08 Sold (MLS) $190,000 GAMLS
• 2017-09-08 Sold (MLS) $190,000 FMLS
• 2017-08-21 Pending — GAMLS
• 2017-08-18 Contingent — FMLS
• 2017-05-23 Listed $200,000 GAMLS
• 2017-05-23 Listed $200,000 FMLS
• 2016-11-21 Listing Removed — GAMLS
• 2016-11-21 Listing Removed — FMLS
• 2016-09-16 Price Changed $199,900 FMLS
• 2016-08-11 Price Changed $199,990 FMLS
• 2016-07-20 Listed $205,000 GAMLS
• 2016-07-20 Listed $205,000 FMLS
• 2004-08-27 Sold (Public Records) $171,000 Public Records
• 2003-05-16 Sold (Public Records) $135,000 Public Records
• 2001-08-13 Sold (Public Records) $142,700 Public Records
• 2001-08-13 Sold (Public Records) $142,700 Public Records
• 1985-07-29 Sold (Public Records) $99,150 Public Records
• 1985-06-25 Sold (Public Records) $97,500 Public Records
• 1984-09-27 Sold (Public Records) $80,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $4,148 · -0.1% YoY. Source: county tax records.