307 Oakwind Way · Canton, GA 30114

$309,000

3 bd · 2.5 ba · 2,177 sqft · SingleFamily public records · 27 Days on market

Built 2005 0.73 ac lot $142/sqft · 41% below area Est $528k · 41% under $54/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 +7.2/30.0
• Schools +4.2/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Rent growth +2.1/5.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this incredible opportunity to own a home on approximately 0.73 acres tucked away on a quiet cul-de-sac, just minutes from major highways, shopping, schools, and Lake Allatoona. A charming rocking chair front porch welcomes you into a traditional layout featuring a formal living room and dining room-ideal for entertaining. The spacious eat-in kitchen offers a breakfast bar, ample cabinetry, and generous counter space, opening into a light-filled family room perfect for everyday living and movie nights. Upstairs, the oversized primary suite includes a private bath with dual vanities, separate tub and shower, and walk-in closets. Three additional bedrooms and a full bath complete the upper level. The full, unfinished basement provides endless potential for storage, a workshop, or future expansion. Surrounded by strong comparable values, this property presents a great value-add opportunity. Home requires TLC-ideal for conventional, renovation, or cash buyers.

Key facts

• 0.73 acre lot
• 2 garage spots
• Built 2005

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $650; Community features include sidewalks, proximity to schools and shopping

Exterior

• Parking: Attached garage facing front with 2 garage spaces
• Utilities: Public water; Septic tank sewer; 220-volt electrical service; Cable available; Natural gas available; Phone service available; Electricity available; Water available
• Home design: Two-level home; Resale property
• Construction: HardiPlank-type siding; Composition roof; Concrete perimeter foundation; Built on a described lot (LOT 32 OAKWIND)
• Exterior features: Front porch; Finished above-grade living area with additional unfinished basement space; Basement with exterior and interior entry (full, unfinished)

Interior

• Kitchen: Eat-in kitchen with breakfast bar; Stained cabinets; Laminate countertops; Pantry; Dishwasher; Electric oven and electric range
• Bedrooms: Oversized master bedroom; Four bedrooms on the upper level
• Flooring: Carpet; Ceramic tile; Hardwood; Laminate
• Bathrooms: Two full bathrooms; One half bathroom (main level); Master bath with double vanity and separate tub and shower
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Entrance foyer; High ceilings throughout (9 ft on main and upper levels, 10 ft lower); High speed internet; No shared/common walls; Factory-built fireplace in the family room
• Laundry & utility: Laundry room located in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $309k.

Deal economics

• At list price, monthly cash flow is $-426 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (24.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (29.3% below list).
• Recommended offer: $218k (29.3% below list) — sets the bar for 1% rule.
• Cap rate 4.6% 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: J. Knox Elementary (math 48% / reading 42%, grade D-, #327 of 1,228 statewide, top 27%, 886 students, 40% FRL); 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 43% FRL vs 26% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.6%/yr); 649 active listings in the ZIP; 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 $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 27 days — a 2% lower offer ($304k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; this cycle's ask has dropped $41k (12%) 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 $218,369 (29.3% 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 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?
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: 0.71% ✗
• Cap rate: 4.64%
• Cash-on-cash: -5.91%
• DSCR: 0.74
• GRM: 11.8

CMA / ARV

• ARV (median comp): $527,633
• List price: $309,000
• Delta: -41.44%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 Oakwind Way	0.00mi	4/2.5 (+1)	2,177 (0%)	0mo	$304,000	$140	95
401 Oakwind Dr	0.24mi	4/2.0 (+1)	2,192 (+1%)	2mo	$471,000	$215	79
207 Oakwind Ct	0.13mi	4/2.5 (+1)	2,328 (+7%)	1mo	$550,000	$236	76
306 Oakwind Way	0.07mi	4/2.5 (+1)	2,374 (+9%)	15mo	$485,000	$204	64
618 Sutallee Ridge Trl NE	0.36mi	3/2.0	2,140 (-2%)	20mo	$280,000	$131	62

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: -29.8%
• Equity multiple: 0.03×
• Total profit: $-83,567
• Equity at exit: $46,073

10-year hold

• IRR: -50.2%
• Equity multiple: -0.53×
• Total profit: $-132,273
• Equity at exit: $26,717

Cash invested: $86,520 (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: 649
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,184 medium
• Mortgage (P&I): −$1,620
• Tax from tax record: −$348 /mo · $4,177/yr
• Insurance: −$129
• HOA: −$54
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-426

Break-even live

Break-even rent $2,723

Max offer price $233,726

Occupancy floor —

Sensitivity live

Price	-10% $-251	-5% $-339	+0% $-426	+5% $-514	+10% $-601
Rent	-10% $-599	-5% $-512	+0% $-426	+5% $-340	+10% $-254
Rate	-1.0pp $-270	-0.5pp $-348	base $-426	+0.5pp $-506	+1.0pp $-588

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: $77,250
• Closing costs: $9,270
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $54 · $648/yr

Listing history 26 events

1. 2026-06-02
   status $309,000 Pending 27 DOM
2. 2026-06-01
   days on market $309,000 Active 27 DOM

   Show marketing remark (981 chars)

   Don't miss this incredible opportunity to own a home on approximately 0.73 acres tucked away on a quiet cul-de-sac, just minutes from major highways, shopping, schools, and Lake Allatoona. A charming rocking chair front porch welcomes you into a traditional layout featuring a formal living room and dining room-ideal for entertaining. The spacious eat-in kitchen offers a breakfast bar, ample cabinetry, and generous counter space, opening into a light-filled family room perfect for everyday living and movie nights. Upstairs, the oversized primary suite includes a private bath with dual vanities, separate tub and shower, and walk-in closets. Three additional bedrooms and a full bath complete the upper level. The full, unfinished basement provides endless potential for storage, a workshop, or future expansion. Surrounded by strong comparable values, this property presents a great value-add opportunity. Home requires TLC-ideal for conventional, renovation, or cash buyers.

3. 2026-05-31
   days on market $309,000 Active 26 DOM
4. 2026-05-12
   price $339,900 981-char remark

   Show marketing remark (981 chars)

   Don't miss this incredible opportunity to own a home on approximately 0.73 acres tucked away on a quiet cul-de-sac, just minutes from major highways, shopping, schools, and Lake Allatoona. A charming rocking chair front porch welcomes you into a traditional layout featuring a formal living room and dining room-ideal for entertaining. The spacious eat-in kitchen offers a breakfast bar, ample cabinetry, and generous counter space, opening into a light-filled family room perfect for everyday living and movie nights. Upstairs, the oversized primary suite includes a private bath with dual vanities, separate tub and shower, and walk-in closets. Three additional bedrooms and a full bath complete the upper level. The full, unfinished basement provides endless potential for storage, a workshop, or future expansion. Surrounded by strong comparable values, this property presents a great value-add opportunity. Home requires TLC-ideal for conventional, renovation, or cash buyers.

5. 2026-05-12
   price $339,900 999-char remark

   Show marketing remark (981 chars)

   Don't miss this incredible opportunity to own a home on approximately 0.73 acres tucked away on a quiet cul-de-sac, just minutes from major highways, shopping, schools, and Lake Allatoona. A charming rocking chair front porch welcomes you into a traditional layout featuring a formal living room and dining room-ideal for entertaining. The spacious eat-in kitchen offers a breakfast bar, ample cabinetry, and generous counter space, opening into a light-filled family room perfect for everyday living and movie nights. Upstairs, the oversized primary suite includes a private bath with dual vanities, separate tub and shower, and walk-in closets. Three additional bedrooms and a full bath complete the upper level. The full, unfinished basement provides endless potential for storage, a workshop, or future expansion. Surrounded by strong comparable values, this property presents a great value-add opportunity. Home requires TLC-ideal for conventional, renovation, or cash buyers.

6. 2026-05-05
   listed $350,000 New 981-char remark

   Show marketing remark (981 chars)

   Don't miss this incredible opportunity to own a home on approximately 0.73 acres tucked away on a quiet cul-de-sac, just minutes from major highways, shopping, schools, and Lake Allatoona. A charming rocking chair front porch welcomes you into a traditional layout featuring a formal living room and dining room-ideal for entertaining. The spacious eat-in kitchen offers a breakfast bar, ample cabinetry, and generous counter space, opening into a light-filled family room perfect for everyday living and movie nights. Upstairs, the oversized primary suite includes a private bath with dual vanities, separate tub and shower, and walk-in closets. Three additional bedrooms and a full bath complete the upper level. The full, unfinished basement provides endless potential for storage, a workshop, or future expansion. Surrounded by strong comparable values, this property presents a great value-add opportunity. Home requires TLC-ideal for conventional, renovation, or cash buyers.

7. 2026-05-05
   listed $350,000 Active 999-char remark

   Show marketing remark (981 chars)

   Don't miss this incredible opportunity to own a home on approximately 0.73 acres tucked away on a quiet cul-de-sac, just minutes from major highways, shopping, schools, and Lake Allatoona. A charming rocking chair front porch welcomes you into a traditional layout featuring a formal living room and dining room-ideal for entertaining. The spacious eat-in kitchen offers a breakfast bar, ample cabinetry, and generous counter space, opening into a light-filled family room perfect for everyday living and movie nights. Upstairs, the oversized primary suite includes a private bath with dual vanities, separate tub and shower, and walk-in closets. Three additional bedrooms and a full bath complete the upper level. The full, unfinished basement provides endless potential for storage, a workshop, or future expansion. Surrounded by strong comparable values, this property presents a great value-add opportunity. Home requires TLC-ideal for conventional, renovation, or cash buyers.

8. 2013-10-23
   price $174,000

   Show marketing remark (303 chars)

   Beautiful Craftsman Style home on large lot in a culdesac. Wonderful neighborhood. Fresh interior, exterior paint, new carpets, oak hardwood floors, large deck overlooks private yard. FULL Unfinished basement with stubbed bath. Owner has priced this home for a quick sale. Don't wait or it will be gone.

9. 2013-10-23
   historical

   Show marketing remark (303 chars)

   Beautiful Craftsman Style home on large lot in a culdesac. Wonderful neighborhood. Fresh interior, exterior paint, new carpets, oak hardwood floors, large deck overlooks private yard. FULL Unfinished basement with stubbed bath. Owner has priced this home for a quick sale. Don't wait or it will be gone.

10. 2013-10-22
    soldstatus $174,000
11. 2013-10-11
    price $179,900

    Show marketing remark (303 chars)

    Beautiful Craftsman Style home on large lot in a culdesac. Wonderful neighborhood. Fresh interior, exterior paint, new carpets, oak hardwood floors, large deck overlooks private yard. FULL Unfinished basement with stubbed bath. Owner has priced this home for a quick sale. Don't wait or it will be gone.

12. 2013-10-11
    soldstatus $174,000 Sold

    Show marketing remark (303 chars)

    Beautiful Craftsman Style home on large lot in a culdesac. Wonderful neighborhood. Fresh interior, exterior paint, new carpets, oak hardwood floors, large deck overlooks private yard. FULL Unfinished basement with stubbed bath. Owner has priced this home for a quick sale. Don't wait or it will be gone.

13. 2013-09-26
    status Pending

    Show marketing remark (303 chars)

    Beautiful Craftsman Style home on large lot in a culdesac. Wonderful neighborhood. Fresh interior, exterior paint, new carpets, oak hardwood floors, large deck overlooks private yard. FULL Unfinished basement with stubbed bath. Owner has priced this home for a quick sale. Don't wait or it will be gone.

14. 2013-09-12
    listed $179,900 Active

    Show marketing remark (303 chars)

    Beautiful Craftsman Style home on large lot in a culdesac. Wonderful neighborhood. Fresh interior, exterior paint, new carpets, oak hardwood floors, large deck overlooks private yard. FULL Unfinished basement with stubbed bath. Owner has priced this home for a quick sale. Don't wait or it will be gone.

15. 2010-11-10
    historical
16. 2010-11-05
    soldstatus $146,900 Sold
17. 2010-09-16
    status Pending
18. 2010-08-31
    price $149,900
19. 2010-08-30
    price $149,900
20. 2010-08-27
    status Active
21. 2010-08-11
    status Pending
22. 2010-07-16
    price $159,900
23. 2010-07-15
    price $159,900
24. 2010-06-16
    price $169,900
25. 2010-06-16
    price $169,900
26. 2010-05-12
    listed $174,900 Active

ⓘ 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: $4,177 · $348/mo
• Projected year-2 tax: $4,177 · $348/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 ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $26,204
• − Mortgage interest: −$17,309
• − Property taxes: −$4,177
• − Insurance: −$1,545
• − Repairs & maintenance: −$2,096
• − Management: −$2,096
• − HOA: −$648
• − Depreciation: −$8,989
• Taxable loss: −$10,656
• Est. tax savings @ 24.0%: +$2,557
• After-tax cash flow: $-2,556/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

+73.8% since first listed

29 events — show timeline

• 2026-06-16 Sold (MLS) $304,000 GAMLS
• 2026-06-16 Sold (MLS) $304,000 FMLS
• 2026-06-01 Pending — FMLS
• 2026-06-01 Pending — GAMLS
• 2026-05-28 Price Changed $309,000 FMLS
• 2026-05-28 Price Changed $309,000 GAMLS
• 2026-05-12 Price Changed $339,900 GAMLS
• 2026-05-12 Price Changed $339,900 FMLS
• 2026-05-05 Listed $350,000 GAMLS
• 2026-05-05 Listed $350,000 FMLS
• 2013-10-23 Price Changed $174,000 FMLS
• 2013-10-23 Listing Removed — FMLS
• 2013-10-22 Sold (Public Records) $174,000 Public Records
• 2013-10-11 Sold (MLS) $174,000 FMLS
• 2013-10-11 Price Changed $179,900 FMLS
• 2013-09-26 Pending — FMLS
• 2013-09-12 Listed $179,900 FMLS
• 2010-11-10 Listing Removed — FMLS
• 2010-11-05 Sold (MLS) $146,900 FMLS
• 2010-09-16 Pending — FMLS
• 2010-08-31 Price Changed $149,900 GAMLS
• 2010-08-30 Price Changed $149,900 FMLS
• 2010-08-27 Relisted — FMLS
• 2010-08-11 Pending — FMLS
• 2010-07-16 Price Changed $159,900 GAMLS
• 2010-07-15 Price Changed $159,900 FMLS
• 2010-06-16 Price Changed $169,900 GAMLS
• 2010-06-16 Price Changed $169,900 FMLS
• 2010-05-12 Listed $174,900 FMLS

Property tax history

+3.2%/yr

Latest (2025): $4,177 · -0.0% YoY. Source: county tax records.