990 Cauthen Ct NE · Woodstock, GA 30066

$300,000

3 bd · 2.5 ba · 1,696 sqft · SingleFamily public records · 7 Days on market

Built 1987 0.27 ac lot $177/sqft · 14% below area Est $347k · 14% under

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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 +13.6/15.0
• Cash flow +10.5/30.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• DSCR +3.0/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Conveniently located in the Highland Trace neighborhood and desirable Kell High School district, this home offers easy access to shopping, dining, parks, and commuter routes, with convenient access to both I-75 and I-575. With fresh interior paint plus brand-new carpet and flooring throughout, much of the heavy lifting has already been done. The functional floor plan features a spacious primary suite, a charming breakfast area with access to the backyard, a breakfast bar for additional seating, and a two-car garage for added convenience and storage. While there is still opportunity to add your own cosmetic touches and make it your own over time, this home presents a great opportunity to build equity in a fantastic Cobb County location near Kennesaw, Woodstock, and Marietta. Don't miss this opportunity to make this home your own in the desirable 30066 zip code and Kell High School district!

Key facts

• 0.27 acre lot
• 2 garage spots
• Built 1987

Property features AI

Exterior

• Parking: Two-car garage; Garage access at kitchen level; Level driveway; Additional open parking available
• Utilities: Public water; Public sewer; 220-volt electric; Cable available; Electricity available; Water available
• Home design: Two levels
• Construction: Vinyl siding; Other exterior materials; Composition roof; Brick/mortar foundation; Resale condition
• Exterior features: Back yard fence; Patio

Interior

• Kitchen: Breakfast bar and breakfast room; Stained cabinets; Laminate counters; Pantry; Open view to family room; Dishwasher; Gas range; Microwave
• Bedrooms: Three upper-level bedrooms
• Flooring: Carpet; Luxury vinyl
• Bathrooms: Two full bathrooms; One half bathroom; Master bath has double vanity and tub/shower combination
• Heating & cooling: Central heating; Central air
• Interior features: One fireplace with gas log and gas starter; Disappearing attic stairs; Double vanity; Tray ceilings; Walk-in closets; Skylight
• Laundry & utility: Laundry on main level in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-154 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (21.6% below list).
• Recommended offer: $235k (21.6% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: Keheley Elementary School (math 34% / reading 46%, grade F, #427 of 1,228 statewide, top 35%, 399 students, 26% FRL); Mccleskey Middle School (math 37% / reading 44%, grade F, #140 of 470 statewide, top 30%, 570 students, 34% FRL); Kell High School (math 28% / reading 21%, grade F, #184 of 424 statewide, top 48%, 1,506 students, 32% FRL).
• Market conditions: Rents soft (-0.4%/yr); 446 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,625 units permitted in Cobb County in 2024 (389 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.
• Cobb County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,317 (21.6% 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. 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. 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?
5. 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.
6. 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.
7. 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: 0.78% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.20%
• DSCR: 0.90
• GRM: 10.6

CMA / ARV

• ARV (median comp): $347,467
• List price: $300,000
• Delta: -13.66%
• 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
990 Cauthen Ct NE	0.00mi	3/2.5	1,696 (0%)	0mo	$315,000	$186	100
860 Cauthen Ct NE	0.16mi	3/2.5	1,680 (-1%)	15mo	$370,000	$220	78
597 Dover St	0.34mi	3/2.0	1,648 (-3%)	1mo	$252,000	$153	76
4324 Alison Jane Dr NE	0.45mi	3/2.5	1,732 (+2%)	0mo	$324,000	$187	76
515 Dover St	0.19mi	3/2.5	1,876 (+11%)	10mo	$415,000	$221	65
536 Dover St	0.24mi	3/2.0	1,848 (+9%)	16mo	$335,000	$181	59
4103 Christacy Way	0.44mi	3/2.0	1,827 (+8%)	14mo	$456,000	$250	53
1355 Barrier Rd	0.70mi	3/2.0	1,752 (+3%)	9mo	$270,000	$154	52
613 Dover St	0.37mi	3/2.5	1,450 (-14%)	14mo	$395,000	$272	47
4761 Lincoln Dr NE	0.66mi	4/3.0 (+1)	1,649 (-3%)	16mo	$350,000	$212	44
664 Rail Splitter Dr NE	0.70mi	2/2.0 (-1)	1,532 (-10%)	1mo	$298,000	$195	44
641 Charing Cross Dr	0.75mi	3/2.0	1,850 (+9%)	11mo	$437,500	$236	39

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: -23.3%
• Equity multiple: 0.22×
• Total profit: $-65,325
• Equity at exit: $44,731

10-year hold

• IRR: -28.3%
• Equity multiple: -0.14×
• Total profit: $-96,179
• Equity at exit: $25,939

Cash invested: $84,000 (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 30066

• Rents YoY: -0.4%
• Active inventory: 446
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,353 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$315 /mo · $3,779/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $-154

Break-even live

Break-even rent $2,548

Max offer price $272,778

Occupancy floor —

Sensitivity live

Price	-10% $16	-5% $-69	+0% $-154	+5% $-239	+10% $-324
Rent	-10% $-340	-5% $-247	+0% $-154	+5% $-61	+10% $32
Rate	-1.0pp $-3	-0.5pp $-78	base $-154	+0.5pp $-232	+1.0pp $-311

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
933 Old Noonday Sch House Rd Marietta, GA	3.0	2.0	1500	$1,800	$1.20	22d	1	0.52mi
710 Smokey Quartz Way Kennesaw, GA	3.0	2.5	2046	$2,900	$1.42	26d	1	0.58mi
4723 Canary Diamond Ln Kennesaw, GA	4.0	3.5	2200	$3,250	$1.48	20d	1	0.66mi
1370 High Country Ct Marietta, GA	3.0	2.0	1260	$2,059	$1.63	45d	1	0.79mi
4809 Nevilly Way Marietta, GA	3.0	2.5	2008	$2,385	$1.19	7d	1	0.82mi
891 Old Farm Walk Marietta, GA	4.0	3.0	1550	$2,579	$1.66	18d	1	0.88mi
4858 Chapelle Ct Marietta, GA	3.0	2.0	1590	$2,200	$1.38	6d	1	0.94mi
3886 Hadley Farm Dr Marietta, GA	3.0	2.5	2080	$2,500	$1.20	20d	1	0.97mi
4930 Farmstead Ct NE Woodstock, GA	2.0	1.5	1194	$1,900	$1.59	0d	1	0.98mi
1515 Captain Thomas Ct Marietta, GA	3.0	2.0	1651	$2,458	$1.49	4d	1	1.01mi
4750 Jamerson Forest Cir Marietta, GA	4.0	3.0	2211	$2,545	$1.15	23d	1	1.10mi
5091 Farm Valley Dr NE Unit 5091 Woodstock, GA	2.0	2.0	1100	$1,795	$1.63	45d	1	1.15mi
151 Castleair Dr NE Kennesaw, GA	3.0	2.0	1780	$2,225	$1.25	19d	1	1.41mi
151 Castleair Dr NE Kennesaw, GA	3.0	2.0	1780	$2,075	$1.17	7d	1	1.41mi
4067 Keheley Glen Dr NE Marietta, GA	3.0	2.5	1858	$2,280	$1.23	0d	1	1.45mi
1765 Blackwillow Dr Marietta, GA	3.0	2.5	2060	$2,600	$1.26	0d	1	1.48mi
4061 Keheley Glen Dr NE Marietta, GA	3.0	2.0	1420	$2,150	$1.51	6d	1	1.48mi
3681 Autumn Leaves Ln Marietta, GA	4.0	2.5	1534	$2,800	$1.83	20d	1	1.49mi

Listing history 3 events

1. 2026-05-17
   historical $300,000 903-char remark

   Show marketing remark (903 chars)

   Conveniently located in the Highland Trace neighborhood and desirable Kell High School district, this home offers easy access to shopping, dining, parks, and commuter routes, with convenient access to both I-75 and I-575. With fresh interior paint plus brand-new carpet and flooring throughout, much of the heavy lifting has already been done. The functional floor plan features a spacious primary suite, a charming breakfast area with access to the backyard, a breakfast bar for additional seating, and a two-car garage for added convenience and storage. While there is still opportunity to add your own cosmetic touches and make it your own over time, this home presents a great opportunity to build equity in a fantastic Cobb County location near Kennesaw, Woodstock, and Marietta. Don't miss this opportunity to make this home your own in the desirable 30066 zip code and Kell High School district!

2. 2026-05-15
   historical $300,000 909-char remark
3. 1987-11-25
   soldstatus $89,800

ⓘ 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: $3,779 · $315/mo
• Projected year-2 tax: $3,779 · $315/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 5/10 Major 7 d/yr ≥103°F today · 18 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: $28,238
• − Mortgage interest: −$16,805
• − Property taxes: −$3,779
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,259
• − Management: −$2,259
• − Depreciation: −$8,727
• Taxable loss: −$7,090
• Est. tax savings @ 24.0%: +$1,702
• After-tax cash flow: $-147/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): 61,761
• Household income: $116,074
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 1101.0

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 0.57)
• Race & ethnicity: White 62% Black 16% Hispanic / Latino 10% Two or more races 10% Asian 6%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1% Cuban 1%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 15% · Canada, Vietnam, China
• Languages at home: 82% English-only · Spanish 7% Other Indo-European 4% Other Asian/Pacific 1%

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: ▼ -269.40%
• Current HPI: 250.037
• Rent YoY: ▼ -0.38%
• 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

+250.8% since first listed

10 events — show timeline

• 2026-06-12 Sold (MLS) $315,000 GAMLS
• 2026-05-27 Pending — GAMLS
• 2026-05-27 Pending — FMLS
• 2026-05-21 Contingent — GAMLS
• 2026-05-21 Contingent — FMLS
• 2026-05-20 Listed $300,000 FMLS
• 2026-05-20 Listed $300,000 GAMLS
• 2026-05-17 Coming Soon $300,000 GAMLS
• 2026-05-15 Coming Soon $300,000 FMLS
• 1987-11-25 Sold (Public Records) $89,800 Public Records

Property tax history

+5.8%/yr

Latest (2025): $3,779 · +28.1% YoY. Source: county tax records.