210 Cherrywood Dr · Woodstock, GA 30188

$300,000

3 bd · 2.0 ba · 1,750 sqft · SingleFamily public records · 8 Days on market

Built 1964 0.67 ac lot Est $378k · 21% under

---

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 +12.8/30.0
• Schools +4.2/10.0
• DSCR +3.8/10.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Best priced home in Woodstock! Perfect chance to snag this one up before it gets totally rehabbed! 3 beds 2 baths hardwood floors throughout with finished bonus room & walk in laundry room! . 68 of an acre lot & detached garage/workshop with power! Can lights with smart switches installed already, water heater is newer & termite bond already provided!

Key facts

• Walk in laundry room
• Finished bonus room
• Workshop with power

Tags

• HARDWOOD FLOORS
• FINISHED BONUS ROOM
• WALK IN LAUNDRY ROOM
• DETACHED GARAGE
• WORKSHOP WITH POWER
• CAN LIGHTS

Property features AI

Exterior

• Parking: Driveway; Garage; Open parking available; One garage space
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Sewer available; Water available; Underground utilities
• Home design: One-level home
• Construction: Wood siding construction; Shingle roof; Resale condition
• Exterior features: Patio; Screened porch; Other exterior features; Garage(s); Workshop

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven; Range hood; Stained cabinets
• Bedrooms: Three bedrooms on the main level; Primary suite located on the main level
• Flooring: Carpet; Hardwood; Other flooring
• Bathrooms: Two full bathrooms; Primary bathroom with tub/shower combo
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Other interior features; No shared/common walls; Sun room
• Laundry & utility: Laundry located on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-26 ($-312/yr) — negative.
• To cash-flow at today's rent, offer at most $296k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $259k (13.6% below list).
• Recommended offer: $259k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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.
• Zoned schools: Woodstock Elementary School (math 55% / reading 45%, grade D+, #255 of 1,228 statewide, top 21%, 1,145 students, 36% FRL); Woodstock Middle School (math 45% / reading 49%, grade D+, #89 of 470 statewide, top 20%, 1,083 students, 39% FRL); Woodstock High School (math 22% / reading 41%, grade F, #122 of 424 statewide, top 30%, 2,044 students, 25% FRL).
• Market conditions: Rents rising (+4.0%/yr); 614 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

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 $259,144 (13.6% 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. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.86% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.37%
• DSCR: 0.98
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $378,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1235 Rodrick Dr	0.40mi	4/2.5 (+1)	1,724 (-2%)	9mo	$412,500	$239	64
1264 Pine Creek Dr	0.40mi	3/2.0	1,872 (+7%)	8mo	$376,000	$201	63
5021 Rodrick Trce	0.35mi	3/2.5	1,904 (+9%)	8mo	$400,000	$210	61
1376 Mill Brook Cir	0.60mi	4/2.5 (+1)	1,733 (-1%)	7mo	$292,000	$168	58
5386 Olde Mill Dr NE	0.54mi	3/2.0	1,947 (+11%)	3mo	$434,000	$223	54
1355 Gray Rock Dr	0.67mi	3/2.0	1,616 (-8%)	7mo	$365,000	$226	50
336 Stockwood Dr	0.64mi	3/2.0	1,893 (+8%)	8mo	$319,900	$169	50
4928 Olde Mill Dr	0.63mi	3/2.0	2,010 (+15%)	2mo	$394,500	$196	44
4849 Chapelle Ct	0.37mi	4/3.0 (+1)	2,010 (+15%)	13mo	$435,000	$216	38
396 Stockwood Dr	0.55mi	4/2.0 (+1)	2,012 (+15%)	10mo	$368,000	$183	36
707 Smokey Quartz Way	0.75mi	3/2.5	2,008 (+15%)	6mo	$508,800	$253	33
711 Smokey Quartz Way	0.74mi	3/2.5	2,008 (+15%)	13mo	$505,732	$252	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: -15.8%
• Equity multiple: 0.43×
• Total profit: $-47,703
• Equity at exit: $44,731

10-year hold

• IRR: -5.8%
• Equity multiple: 0.61×
• Total profit: $-32,938
• 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 30188

• Rents YoY: 4.0%
• Active inventory: 614
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,591 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $-26

Break-even live

Break-even rent $2,624

Max offer price $296,238

Occupancy floor 96%

Sensitivity live

Price	-10% $181	-5% $78	+0% $-26	+5% $-130	+10% $-233
Rent	-10% $-231	-5% $-128	+0% $-26	+5% $76	+10% $179
Rate	-1.0pp $125	-0.5pp $50	base $-26	+0.5pp $-104	+1.0pp $-183

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 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4858 Chapelle Ct Marietta, GA	3.0	2.0	1590	$2,200	$1.38	4d	1	0.41mi
4809 Nevilly Way Marietta, GA	3.0	2.5	2008	$2,385	$1.19	5d	1	0.46mi
933 Old Noonday Sch House Rd Marietta, GA	3.0	2.0	1500	$1,800	$1.20	21d	1	0.67mi
710 Smokey Quartz Way Kennesaw, GA	3.0	2.5	2046	$2,900	$1.42	24d	1	0.77mi
675 Smokey Quartz Way Kennesaw, GA	4.0	3.5	2390	$3,250	$1.36	5d	1	0.78mi
4723 Canary Diamond Ln Kennesaw, GA	4.0	3.5	2200	$3,250	$1.48	19d	1	0.79mi
10247 Highway 92 Woodstock, GA	1.0–3.0	1.0–2.0	1093	$2,045	$1.87	1d	12	0.84mi
1370 High Country Ct Marietta, GA	3.0	2.0	1260	$2,059	$1.63	44d	1	1.03mi
1104 Thomas St Woodstock, GA	3.0	3.5	2264	$3,650	$1.61	45d	1	1.08mi
1515 Captain Thomas Ct Marietta, GA	3.0	2.0	1651	$2,458	$1.49	3d	1	1.21mi
4750 Jamerson Forest Cir Marietta, GA	4.0	3.0	2211	$2,545	$1.15	22d	1	1.29mi
813 Upper Dove Ct Woodstock, GA	4.0	2.5	1928	$2,395	$1.24	18d	1	1.33mi
303 Winchester Way Woodstock, GA	3.0	2.5	1750	$2,350	$1.34	4d	1	1.38mi
508 Melody Pl Woodstock, GA	4.0	2.5	2624	$3,400	$1.30	44d	1	1.41mi
704 Stickley Oak Way Woodstock, GA	3.0	2.5	1964	$2,795	$1.42	24d	1	1.41mi
637 Stickley Oak Way Woodstock, GA	3.0	2.5	1888	$2,999	$1.59	18d	1	1.43mi
633 Stickley Oak Way Woodstock, GA	3.0	2.5	1849	$2,850	$1.54	5d	1	1.43mi
726 Stickley Oak Way Woodstock, GA	3.0	2.5	1939	$2,800	$1.44	44d	1	1.43mi
118 Batten Board Way Woodstock, GA	3.0	2.5	2178	$3,195	$1.47	19d	1	1.44mi
151 Castleair Dr NE Kennesaw, GA	3.0	2.0	1780	$2,225	$1.25	18d	1	1.45mi
151 Castleair Dr NE Kennesaw, GA	3.0	2.0	1780	$2,075	$1.17	5d	1	1.45mi
165 Bentley Pkwy Woodstock, GA	4.0	2.0	2000	$5,995	$3.00	44d	1	1.45mi
613 Stickley Oak Way Woodstock, GA	3.0	2.5	1849	$3,000	$1.62	19d	1	1.46mi
115 Woodberry Ct Woodstock, GA	3.0	2.5	1342	$1,895	$1.41	44d	1	1.48mi
579 W Oaks Dr Woodstock, GA	3.0	2.5	1650	$2,150	$1.30	24d	1	1.50mi

Listing history 5 events

1. 2026-06-07
   days on market $300,000 Active 8 DOM
2. 2026-06-04
   days on market $300,000 Active 5 DOM
3. 2026-06-03
   days on market $300,000 Active 4 DOM
4. 2026-06-02
   days on market $300,000 Active 3 DOM
5. 2026-06-01
   days on market $300,000 Active 2 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 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: $31,097
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,488
• − Management: −$2,488
• − Depreciation: −$8,727
• Taxable loss: −$5,410
• Est. tax savings @ 24.0%: +$1,298
• After-tax cash flow: $987/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

• 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

1 event — show timeline

• 2026-05-26 Listed $300,000 FMLS

Property tax history

+3.2%/yr

Latest (2025): $487 · +0.3% YoY. Source: county tax records.