905 Habersham Ct · Woodstock, GA 30188

$500,000

5 bd · 4.0 ba · 3,918 sqft · SingleFamily public records · 115 Days on market

Built 2016 3,920 sqft lot $128/sqft · 13% below area Est $573k · 13% under $200/mo HOA · 5% 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 +13.2/15.0
• Cash flow +7.7/30.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on market at no fault of seller. Space to spread out, room to gather, and outdoor living done right. A welcoming covered front porch sets the tone, while inside, natural light and low-maintenance flooring highlight the open-concept main level. The kitchen anchors the home with granite countertops, stainless steel appliances, abundant cabinetry, and a large island designed for everyday living and easy entertaining. It flows seamlessly into the dining area and living room, where a gas fireplace creates a warm focal point. Just off the garage entry, a thoughtfully designed drop zone keeps daily essentials organized, and a dedicated home office or flex space near the foyer provides the privacy today's lifestyle demands. Upstairs, the oversized primary suite feels like a retreat, complete with tray ceiling, space for a sitting area, and a spacious en suite bath featuring double vanities, soaking tub, separate shower, and generous walk-in closet. Three additional bedrooms, a well-appointed secondary bath, and convenient upstairs laundry complete the second level. The finished, walk-out basement expands your living space even further with a large recreation area, private bedroom, and full bath that is ideal for guests, multigenerational living, or a media space, plus unfinished storage for seasonal items and extras. Outdoor living truly shines with an extended deck, oversized covered patio, and fenced backyard built for entertaining or relaxing year-round. Set within a community packed with features including a clubhouse with fitness center, swimming pool, basketball and tennis courts, firepit, and playground and just minutes from downtown Woodstock's dining scene with convenient access to Atlanta - this home delivers the space, layout, and everyday lifestyle that simply works.

Key facts

• Covered front porch
• Gas fireplace
• Large island

Tags

• COVERED FRONT PORCH
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LARGE ISLAND
• GAS FIREPLACE
• DROP ZONE

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $500k.

Deal economics

• At list price, monthly cash flow is $-571 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $399k (20.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $376k (24.7% below list).
• Recommended offer: $376k (24.7% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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); 624 active listings in the ZIP; 1 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 42% 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 115 days — a 9% lower offer ($455k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago; this cycle's ask has dropped $50k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $306k; list at $500k implies a 63% gain — meaningful room to come down on a strong offer.

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 $376,479 (24.7% 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. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 4.92%
• Cash-on-cash: -4.89%
• DSCR: 0.78
• GRM: 11.1

CMA / ARV

• ARV (median comp): $573,074
• List price: $500,000
• Delta: -12.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
500 Anfield Dr	0.48mi	5/4.0	3,852 (-2%)	15mo	$660,000	$171	63
423 Payne Rd	0.38mi	4/4.0 (-1)	3,827 (-2%)	16mo	$637,000	$166	60
273 Amylou Cir	0.44mi	5/4.5	4,095 (+4%)	13mo	$638,500	$156	59
632 Eagles Lndg	0.64mi	4/4.5 (-1)	4,000 (+2%)	16mo	$632,000	$158	47
183 Archie Way	0.56mi	6/4.0 (+1)	3,600 (-8%)	22mo	$643,000	$179	36
403 Boyd Ct	0.48mi	4/2.5 (-1)	3,382 (-14%)	18mo	$589,900	$174	28

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: -23.5%
• Equity multiple: 0.19×
• Total profit: $-113,585
• Equity at exit: $74,552

10-year hold

• IRR: -15.8%
• Equity multiple: 0.07×
• Total profit: $-129,894
• Equity at exit: $43,231

Cash invested: $140,000 (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 30188

• Rents YoY: 4.0%
• Active inventory: 624
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $3,765 medium
• Mortgage (P&I): −$2,622
• Tax from tax record: −$514 /mo · $6,174/yr
• Insurance: −$208
• HOA: −$200
• Vacancy / Maint / Mgmt: −$791
• Net cashflow: $-571

Break-even live

Break-even rent $4,487

Max offer price $399,189

Occupancy floor —

Sensitivity live

Price	-10% $-288	-5% $-429	+0% $-571	+5% $-712	+10% $-854
Rent	-10% $-868	-5% $-719	+0% $-571	+5% $-422	+10% $-273
Rate	-1.0pp $-319	-0.5pp $-444	base $-571	+0.5pp $-700	+1.0pp $-832

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: $125,000
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
507 Karen Ln Woodstock, GA	6.0	4.5	2744	$7,000	$2.55	44d	1	0.60mi

HOA detail

• Monthly dues: $200 · $2,400/yr
• Likely covers: gaspoolgym

Listing history 32 events

1. 2026-06-21
   days on market $500,000 Active 115 DOM
2. 2026-06-18
   days on market $500,000 Active 112 DOM
3. 2026-06-17
   days on market $500,000 Active 111 DOM
4. 2026-06-16
   days on market $500,000 Active 110 DOM
5. 2026-06-15
   days on market $500,000 Active 109 DOM
6. 2026-06-13
   days on market $500,000 Active 107 DOM
7. 2026-06-09
   days on market $500,000 Active 103 DOM
8. 2026-06-08
   days on market $500,000 Active 102 DOM
9. 2026-06-07
   days on market $500,000 Active 101 DOM
10. 2026-06-04
    days on market $500,000 Active 98 DOM
11. 2026-06-03
    days on market $500,000 Active 97 DOM
12. 2026-06-02
    days on market $500,000 Active 96 DOM
13. 2026-06-01
    days on market $500,000 Active 95 DOM
14. 2026-05-31
    days on market $500,000 Active 94 DOM
15. 2026-05-12
    price $515,000 1808-char remark

    Show marketing remark (1826 chars)

    Back on market at no fault of seller. Space to spread out, room to gather, and outdoor living done right. A welcoming covered front porch sets the tone, while inside, natural light and low-maintenance flooring highlight the open-concept main level. The kitchen anchors the home with granite countertops, stainless steel appliances, abundant cabinetry, and a large island designed for everyday living and easy entertaining. It flows seamlessly into the dining area and living room, where a gas fireplace creates a warm focal point. Just off the garage entry, a thoughtfully designed drop zone keeps daily essentials organized, and a dedicated home office or flex space near the foyer provides the privacy today’s lifestyle demands. Upstairs, the oversized primary suite feels like a retreat, complete with tray ceiling, space for a sitting area, and a spacious en suite bath featuring double vanities, soaking tub, separate shower, and generous walk-in closet. Three additional bedrooms, a well-appointed secondary bath, and convenient upstairs laundry complete the second level. The finished, walk-out basement expands your living space even further with a large recreation area, private bedroom, and full bath that is ideal for guests, multigenerational living, or a media space, plus unfinished storage for seasonal items and extras. Outdoor living truly shines with an extended deck, oversized covered patio, and fenced backyard built for entertaining or relaxing year-round. Set within a community packed with features including a clubhouse with fitness center, swimming pool, basketball and tennis courts, firepit, and playground and just minutes from downtown Woodstock’s dining scene with convenient access to Atlanta — this home delivers the space, layout, and everyday lifestyle that simply works.

16. 2026-05-12
    price $515,000 1826-char remark

    Show marketing remark (1826 chars)

    Back on market at no fault of seller. Space to spread out, room to gather, and outdoor living done right. A welcoming covered front porch sets the tone, while inside, natural light and low-maintenance flooring highlight the open-concept main level. The kitchen anchors the home with granite countertops, stainless steel appliances, abundant cabinetry, and a large island designed for everyday living and easy entertaining. It flows seamlessly into the dining area and living room, where a gas fireplace creates a warm focal point. Just off the garage entry, a thoughtfully designed drop zone keeps daily essentials organized, and a dedicated home office or flex space near the foyer provides the privacy today’s lifestyle demands. Upstairs, the oversized primary suite feels like a retreat, complete with tray ceiling, space for a sitting area, and a spacious en suite bath featuring double vanities, soaking tub, separate shower, and generous walk-in closet. Three additional bedrooms, a well-appointed secondary bath, and convenient upstairs laundry complete the second level. The finished, walk-out basement expands your living space even further with a large recreation area, private bedroom, and full bath that is ideal for guests, multigenerational living, or a media space, plus unfinished storage for seasonal items and extras. Outdoor living truly shines with an extended deck, oversized covered patio, and fenced backyard built for entertaining or relaxing year-round. Set within a community packed with features including a clubhouse with fitness center, swimming pool, basketball and tennis courts, firepit, and playground and just minutes from downtown Woodstock’s dining scene with convenient access to Atlanta — this home delivers the space, layout, and everyday lifestyle that simply works.

17. 2026-04-16
    price $525,000 1808-char remark

    Show marketing remark (1826 chars)

    Back on market at no fault of seller. Space to spread out, room to gather, and outdoor living done right. A welcoming covered front porch sets the tone, while inside, natural light and low-maintenance flooring highlight the open-concept main level. The kitchen anchors the home with granite countertops, stainless steel appliances, abundant cabinetry, and a large island designed for everyday living and easy entertaining. It flows seamlessly into the dining area and living room, where a gas fireplace creates a warm focal point. Just off the garage entry, a thoughtfully designed drop zone keeps daily essentials organized, and a dedicated home office or flex space near the foyer provides the privacy today’s lifestyle demands. Upstairs, the oversized primary suite feels like a retreat, complete with tray ceiling, space for a sitting area, and a spacious en suite bath featuring double vanities, soaking tub, separate shower, and generous walk-in closet. Three additional bedrooms, a well-appointed secondary bath, and convenient upstairs laundry complete the second level. The finished, walk-out basement expands your living space even further with a large recreation area, private bedroom, and full bath that is ideal for guests, multigenerational living, or a media space, plus unfinished storage for seasonal items and extras. Outdoor living truly shines with an extended deck, oversized covered patio, and fenced backyard built for entertaining or relaxing year-round. Set within a community packed with features including a clubhouse with fitness center, swimming pool, basketball and tennis courts, firepit, and playground and just minutes from downtown Woodstock’s dining scene with convenient access to Atlanta — this home delivers the space, layout, and everyday lifestyle that simply works.

18. 2026-04-16
    price $525,000 1826-char remark

    Show marketing remark (1826 chars)

    Back on market at no fault of seller. Space to spread out, room to gather, and outdoor living done right. A welcoming covered front porch sets the tone, while inside, natural light and low-maintenance flooring highlight the open-concept main level. The kitchen anchors the home with granite countertops, stainless steel appliances, abundant cabinetry, and a large island designed for everyday living and easy entertaining. It flows seamlessly into the dining area and living room, where a gas fireplace creates a warm focal point. Just off the garage entry, a thoughtfully designed drop zone keeps daily essentials organized, and a dedicated home office or flex space near the foyer provides the privacy today’s lifestyle demands. Upstairs, the oversized primary suite feels like a retreat, complete with tray ceiling, space for a sitting area, and a spacious en suite bath featuring double vanities, soaking tub, separate shower, and generous walk-in closet. Three additional bedrooms, a well-appointed secondary bath, and convenient upstairs laundry complete the second level. The finished, walk-out basement expands your living space even further with a large recreation area, private bedroom, and full bath that is ideal for guests, multigenerational living, or a media space, plus unfinished storage for seasonal items and extras. Outdoor living truly shines with an extended deck, oversized covered patio, and fenced backyard built for entertaining or relaxing year-round. Set within a community packed with features including a clubhouse with fitness center, swimming pool, basketball and tennis courts, firepit, and playground and just minutes from downtown Woodstock’s dining scene with convenient access to Atlanta — this home delivers the space, layout, and everyday lifestyle that simply works.

19. 2026-03-27
    price $535,000 1808-char remark

    Show marketing remark (1826 chars)

    Back on market at no fault of seller. Space to spread out, room to gather, and outdoor living done right. A welcoming covered front porch sets the tone, while inside, natural light and low-maintenance flooring highlight the open-concept main level. The kitchen anchors the home with granite countertops, stainless steel appliances, abundant cabinetry, and a large island designed for everyday living and easy entertaining. It flows seamlessly into the dining area and living room, where a gas fireplace creates a warm focal point. Just off the garage entry, a thoughtfully designed drop zone keeps daily essentials organized, and a dedicated home office or flex space near the foyer provides the privacy today’s lifestyle demands. Upstairs, the oversized primary suite feels like a retreat, complete with tray ceiling, space for a sitting area, and a spacious en suite bath featuring double vanities, soaking tub, separate shower, and generous walk-in closet. Three additional bedrooms, a well-appointed secondary bath, and convenient upstairs laundry complete the second level. The finished, walk-out basement expands your living space even further with a large recreation area, private bedroom, and full bath that is ideal for guests, multigenerational living, or a media space, plus unfinished storage for seasonal items and extras. Outdoor living truly shines with an extended deck, oversized covered patio, and fenced backyard built for entertaining or relaxing year-round. Set within a community packed with features including a clubhouse with fitness center, swimming pool, basketball and tennis courts, firepit, and playground and just minutes from downtown Woodstock’s dining scene with convenient access to Atlanta — this home delivers the space, layout, and everyday lifestyle that simply works.

20. 2026-03-27
    price $535,000 1826-char remark

    Show marketing remark (1826 chars)

    Back on market at no fault of seller. Space to spread out, room to gather, and outdoor living done right. A welcoming covered front porch sets the tone, while inside, natural light and low-maintenance flooring highlight the open-concept main level. The kitchen anchors the home with granite countertops, stainless steel appliances, abundant cabinetry, and a large island designed for everyday living and easy entertaining. It flows seamlessly into the dining area and living room, where a gas fireplace creates a warm focal point. Just off the garage entry, a thoughtfully designed drop zone keeps daily essentials organized, and a dedicated home office or flex space near the foyer provides the privacy today’s lifestyle demands. Upstairs, the oversized primary suite feels like a retreat, complete with tray ceiling, space for a sitting area, and a spacious en suite bath featuring double vanities, soaking tub, separate shower, and generous walk-in closet. Three additional bedrooms, a well-appointed secondary bath, and convenient upstairs laundry complete the second level. The finished, walk-out basement expands your living space even further with a large recreation area, private bedroom, and full bath that is ideal for guests, multigenerational living, or a media space, plus unfinished storage for seasonal items and extras. Outdoor living truly shines with an extended deck, oversized covered patio, and fenced backyard built for entertaining or relaxing year-round. Set within a community packed with features including a clubhouse with fitness center, swimming pool, basketball and tennis courts, firepit, and playground and just minutes from downtown Woodstock’s dining scene with convenient access to Atlanta — this home delivers the space, layout, and everyday lifestyle that simply works.

21. 2026-03-18
    price $540,000 1808-char remark

    Show marketing remark (1826 chars)

    Back on market at no fault of seller. Space to spread out, room to gather, and outdoor living done right. A welcoming covered front porch sets the tone, while inside, natural light and low-maintenance flooring highlight the open-concept main level. The kitchen anchors the home with granite countertops, stainless steel appliances, abundant cabinetry, and a large island designed for everyday living and easy entertaining. It flows seamlessly into the dining area and living room, where a gas fireplace creates a warm focal point. Just off the garage entry, a thoughtfully designed drop zone keeps daily essentials organized, and a dedicated home office or flex space near the foyer provides the privacy today’s lifestyle demands. Upstairs, the oversized primary suite feels like a retreat, complete with tray ceiling, space for a sitting area, and a spacious en suite bath featuring double vanities, soaking tub, separate shower, and generous walk-in closet. Three additional bedrooms, a well-appointed secondary bath, and convenient upstairs laundry complete the second level. The finished, walk-out basement expands your living space even further with a large recreation area, private bedroom, and full bath that is ideal for guests, multigenerational living, or a media space, plus unfinished storage for seasonal items and extras. Outdoor living truly shines with an extended deck, oversized covered patio, and fenced backyard built for entertaining or relaxing year-round. Set within a community packed with features including a clubhouse with fitness center, swimming pool, basketball and tennis courts, firepit, and playground and just minutes from downtown Woodstock’s dining scene with convenient access to Atlanta — this home delivers the space, layout, and everyday lifestyle that simply works.

22. 2026-03-18
    price $540,000 1826-char remark

    Show marketing remark (1826 chars)

    Back on market at no fault of seller. Space to spread out, room to gather, and outdoor living done right. A welcoming covered front porch sets the tone, while inside, natural light and low-maintenance flooring highlight the open-concept main level. The kitchen anchors the home with granite countertops, stainless steel appliances, abundant cabinetry, and a large island designed for everyday living and easy entertaining. It flows seamlessly into the dining area and living room, where a gas fireplace creates a warm focal point. Just off the garage entry, a thoughtfully designed drop zone keeps daily essentials organized, and a dedicated home office or flex space near the foyer provides the privacy today’s lifestyle demands. Upstairs, the oversized primary suite feels like a retreat, complete with tray ceiling, space for a sitting area, and a spacious en suite bath featuring double vanities, soaking tub, separate shower, and generous walk-in closet. Three additional bedrooms, a well-appointed secondary bath, and convenient upstairs laundry complete the second level. The finished, walk-out basement expands your living space even further with a large recreation area, private bedroom, and full bath that is ideal for guests, multigenerational living, or a media space, plus unfinished storage for seasonal items and extras. Outdoor living truly shines with an extended deck, oversized covered patio, and fenced backyard built for entertaining or relaxing year-round. Set within a community packed with features including a clubhouse with fitness center, swimming pool, basketball and tennis courts, firepit, and playground and just minutes from downtown Woodstock’s dining scene with convenient access to Atlanta — this home delivers the space, layout, and everyday lifestyle that simply works.

23. 2026-03-13
    status Back On Market 1808-char remark

    Show marketing remark (1826 chars)

    Back on market at no fault of seller. Space to spread out, room to gather, and outdoor living done right. A welcoming covered front porch sets the tone, while inside, natural light and low-maintenance flooring highlight the open-concept main level. The kitchen anchors the home with granite countertops, stainless steel appliances, abundant cabinetry, and a large island designed for everyday living and easy entertaining. It flows seamlessly into the dining area and living room, where a gas fireplace creates a warm focal point. Just off the garage entry, a thoughtfully designed drop zone keeps daily essentials organized, and a dedicated home office or flex space near the foyer provides the privacy today’s lifestyle demands. Upstairs, the oversized primary suite feels like a retreat, complete with tray ceiling, space for a sitting area, and a spacious en suite bath featuring double vanities, soaking tub, separate shower, and generous walk-in closet. Three additional bedrooms, a well-appointed secondary bath, and convenient upstairs laundry complete the second level. The finished, walk-out basement expands your living space even further with a large recreation area, private bedroom, and full bath that is ideal for guests, multigenerational living, or a media space, plus unfinished storage for seasonal items and extras. Outdoor living truly shines with an extended deck, oversized covered patio, and fenced backyard built for entertaining or relaxing year-round. Set within a community packed with features including a clubhouse with fitness center, swimming pool, basketball and tennis courts, firepit, and playground and just minutes from downtown Woodstock’s dining scene with convenient access to Atlanta — this home delivers the space, layout, and everyday lifestyle that simply works.

24. 2026-03-13
    status Active 1826-char remark

    Show marketing remark (1826 chars)

    Back on market at no fault of seller. Space to spread out, room to gather, and outdoor living done right. A welcoming covered front porch sets the tone, while inside, natural light and low-maintenance flooring highlight the open-concept main level. The kitchen anchors the home with granite countertops, stainless steel appliances, abundant cabinetry, and a large island designed for everyday living and easy entertaining. It flows seamlessly into the dining area and living room, where a gas fireplace creates a warm focal point. Just off the garage entry, a thoughtfully designed drop zone keeps daily essentials organized, and a dedicated home office or flex space near the foyer provides the privacy today’s lifestyle demands. Upstairs, the oversized primary suite feels like a retreat, complete with tray ceiling, space for a sitting area, and a spacious en suite bath featuring double vanities, soaking tub, separate shower, and generous walk-in closet. Three additional bedrooms, a well-appointed secondary bath, and convenient upstairs laundry complete the second level. The finished, walk-out basement expands your living space even further with a large recreation area, private bedroom, and full bath that is ideal for guests, multigenerational living, or a media space, plus unfinished storage for seasonal items and extras. Outdoor living truly shines with an extended deck, oversized covered patio, and fenced backyard built for entertaining or relaxing year-round. Set within a community packed with features including a clubhouse with fitness center, swimming pool, basketball and tennis courts, firepit, and playground and just minutes from downtown Woodstock’s dining scene with convenient access to Atlanta — this home delivers the space, layout, and everyday lifestyle that simply works.

25. 2026-03-09
    historical Active Under Contract 1808-char remark

    Show marketing remark (1826 chars)

    Back on market at no fault of seller. Space to spread out, room to gather, and outdoor living done right. A welcoming covered front porch sets the tone, while inside, natural light and low-maintenance flooring highlight the open-concept main level. The kitchen anchors the home with granite countertops, stainless steel appliances, abundant cabinetry, and a large island designed for everyday living and easy entertaining. It flows seamlessly into the dining area and living room, where a gas fireplace creates a warm focal point. Just off the garage entry, a thoughtfully designed drop zone keeps daily essentials organized, and a dedicated home office or flex space near the foyer provides the privacy today’s lifestyle demands. Upstairs, the oversized primary suite feels like a retreat, complete with tray ceiling, space for a sitting area, and a spacious en suite bath featuring double vanities, soaking tub, separate shower, and generous walk-in closet. Three additional bedrooms, a well-appointed secondary bath, and convenient upstairs laundry complete the second level. The finished, walk-out basement expands your living space even further with a large recreation area, private bedroom, and full bath that is ideal for guests, multigenerational living, or a media space, plus unfinished storage for seasonal items and extras. Outdoor living truly shines with an extended deck, oversized covered patio, and fenced backyard built for entertaining or relaxing year-round. Set within a community packed with features including a clubhouse with fitness center, swimming pool, basketball and tennis courts, firepit, and playground and just minutes from downtown Woodstock’s dining scene with convenient access to Atlanta — this home delivers the space, layout, and everyday lifestyle that simply works.

26. 2026-03-09
    historical Active Under Contract 1826-char remark

    Show marketing remark (1826 chars)

    Back on market at no fault of seller. Space to spread out, room to gather, and outdoor living done right. A welcoming covered front porch sets the tone, while inside, natural light and low-maintenance flooring highlight the open-concept main level. The kitchen anchors the home with granite countertops, stainless steel appliances, abundant cabinetry, and a large island designed for everyday living and easy entertaining. It flows seamlessly into the dining area and living room, where a gas fireplace creates a warm focal point. Just off the garage entry, a thoughtfully designed drop zone keeps daily essentials organized, and a dedicated home office or flex space near the foyer provides the privacy today’s lifestyle demands. Upstairs, the oversized primary suite feels like a retreat, complete with tray ceiling, space for a sitting area, and a spacious en suite bath featuring double vanities, soaking tub, separate shower, and generous walk-in closet. Three additional bedrooms, a well-appointed secondary bath, and convenient upstairs laundry complete the second level. The finished, walk-out basement expands your living space even further with a large recreation area, private bedroom, and full bath that is ideal for guests, multigenerational living, or a media space, plus unfinished storage for seasonal items and extras. Outdoor living truly shines with an extended deck, oversized covered patio, and fenced backyard built for entertaining or relaxing year-round. Set within a community packed with features including a clubhouse with fitness center, swimming pool, basketball and tennis courts, firepit, and playground and just minutes from downtown Woodstock’s dining scene with convenient access to Atlanta — this home delivers the space, layout, and everyday lifestyle that simply works.

27. 2026-02-26
    listed $550,000 New 1808-char remark

    Show marketing remark (1826 chars)

    Back on market at no fault of seller. Space to spread out, room to gather, and outdoor living done right. A welcoming covered front porch sets the tone, while inside, natural light and low-maintenance flooring highlight the open-concept main level. The kitchen anchors the home with granite countertops, stainless steel appliances, abundant cabinetry, and a large island designed for everyday living and easy entertaining. It flows seamlessly into the dining area and living room, where a gas fireplace creates a warm focal point. Just off the garage entry, a thoughtfully designed drop zone keeps daily essentials organized, and a dedicated home office or flex space near the foyer provides the privacy today’s lifestyle demands. Upstairs, the oversized primary suite feels like a retreat, complete with tray ceiling, space for a sitting area, and a spacious en suite bath featuring double vanities, soaking tub, separate shower, and generous walk-in closet. Three additional bedrooms, a well-appointed secondary bath, and convenient upstairs laundry complete the second level. The finished, walk-out basement expands your living space even further with a large recreation area, private bedroom, and full bath that is ideal for guests, multigenerational living, or a media space, plus unfinished storage for seasonal items and extras. Outdoor living truly shines with an extended deck, oversized covered patio, and fenced backyard built for entertaining or relaxing year-round. Set within a community packed with features including a clubhouse with fitness center, swimming pool, basketball and tennis courts, firepit, and playground and just minutes from downtown Woodstock’s dining scene with convenient access to Atlanta — this home delivers the space, layout, and everyday lifestyle that simply works.

28. 2026-02-26
    listed $550,000 Active 1826-char remark

    Show marketing remark (1826 chars)

    Back on market at no fault of seller. Space to spread out, room to gather, and outdoor living done right. A welcoming covered front porch sets the tone, while inside, natural light and low-maintenance flooring highlight the open-concept main level. The kitchen anchors the home with granite countertops, stainless steel appliances, abundant cabinetry, and a large island designed for everyday living and easy entertaining. It flows seamlessly into the dining area and living room, where a gas fireplace creates a warm focal point. Just off the garage entry, a thoughtfully designed drop zone keeps daily essentials organized, and a dedicated home office or flex space near the foyer provides the privacy today’s lifestyle demands. Upstairs, the oversized primary suite feels like a retreat, complete with tray ceiling, space for a sitting area, and a spacious en suite bath featuring double vanities, soaking tub, separate shower, and generous walk-in closet. Three additional bedrooms, a well-appointed secondary bath, and convenient upstairs laundry complete the second level. The finished, walk-out basement expands your living space even further with a large recreation area, private bedroom, and full bath that is ideal for guests, multigenerational living, or a media space, plus unfinished storage for seasonal items and extras. Outdoor living truly shines with an extended deck, oversized covered patio, and fenced backyard built for entertaining or relaxing year-round. Set within a community packed with features including a clubhouse with fitness center, swimming pool, basketball and tennis courts, firepit, and playground and just minutes from downtown Woodstock’s dining scene with convenient access to Atlanta — this home delivers the space, layout, and everyday lifestyle that simply works.

29. 2017-01-03
    soldstatus $306,183 Sold
30. 2016-12-01
    historical Pending
31. 2016-11-10
    price $319,854
32. 2016-09-08
    listed $319,108 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: $6,174 · $514/mo
• Projected year-2 tax: $6,174 · $514/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 · 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: $45,177
• − Mortgage interest: −$28,008
• − Property taxes: −$6,174
• − Insurance: −$2,500
• − Repairs & maintenance: −$3,614
• − Management: −$3,614
• − HOA: −$2,400
• − Depreciation: −$14,545
• Taxable loss: −$15,678
• Est. tax savings @ 24.0%: +$3,763
• After-tax cash flow: $-3,085/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

+61.4% since first listed

18 events — show timeline

• 2026-05-12 Price Changed $515,000 GAMLS
• 2026-05-12 Price Changed $515,000 FMLS
• 2026-04-16 Price Changed $525,000 GAMLS
• 2026-04-16 Price Changed $525,000 FMLS
• 2026-03-27 Price Changed $535,000 GAMLS
• 2026-03-27 Price Changed $535,000 FMLS
• 2026-03-18 Price Changed $540,000 GAMLS
• 2026-03-18 Price Changed $540,000 FMLS
• 2026-03-13 Relisted — GAMLS
• 2026-03-13 Relisted — FMLS
• 2026-03-09 Contingent — GAMLS
• 2026-03-09 Contingent — FMLS
• 2026-02-26 Listed $550,000 FMLS
• 2026-02-26 Listed $550,000 GAMLS
• 2017-01-03 Sold (MLS) $306,183 FMLS
• 2016-12-01 Contingent — FMLS
• 2016-11-10 Price Changed $319,854 FMLS
• 2016-09-08 Listed $319,108 FMLS

Property tax history

+32.4%/yr

Latest (2025): $6,174 · +0.6% YoY. Source: county tax records.