636 Elmwood St · Canton, GA 30114

$199,000

2 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 1 Days on market

Built 1924 0.26 ac lot Est $235k · 15% under

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Why this score? — see what drove the C- 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).

• Cash flow +16.5/30.0
• ARV discount +14.4/15.0
• DSCR +5.1/10.0
• Schools +4.2/10.0
• 1% rule +4.0/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Opportunity in Riverview Subdivision! Nestled in a convenient Canton location, this charming 2-bedroom, 1-bath cottage offers endless potential for investors, renovators, or buyers looking to add their personal touch. Featuring large rooms with soaring 9-foot ceilings, the home provides a spacious feel rarely found at this price point. Situated on one of the larger lots in the neighborhood, the property boasts a generous backyard with plenty of space for gardening, outdoor entertaining, or future improvements. The home is ready for updates and presents an excellent opportunity to build equity in a highly desirable area. Enjoy the convenience of being just minutes from Riverstone's shopping, restaurants, entertainment, medical offices, and everyday amenities, with quick access to I-575 at Exit 20 for an easy commute. Whether you're looking for your next investment property, rental opportunity, or renovation project, this Riverview cottage is full of potential. Being sold as-is. If your buyer needs to sell a house, we provide guaranteed cash offers with flexible closings. This way they can have an easy transition and avoid needing to send a contingent offer. We will buy even if you do not buy ours!

Key facts

• Canton location
• Large backyard
• Easy commute

Tags

• RIVERVIEW SUBDIVISION
• CANTON LOCATION
• LARGE BACKYARD
• EASY COMMUTE

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electric: other; Sewer and water available
• Home design: One-story home; Resale property
• Construction: Aluminum siding; Vinyl siding; Other roof type
• Exterior features: Other exterior features; Paved city street frontage

Interior

• Kitchen: Dishwasher; Cabinets (other/custom)
• Bedrooms: Two main-level bedrooms; Additional bedroom features
• Flooring: Carpet flooring
• Bathrooms: One full bathroom (main level); Master bath: Other features
• Heating & cooling: Natural gas heating; Wall-mounted cooling unit(s)
• Interior features: One fireplace in the living room; No shared/common walls; Other interior features
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (10.3% below list).
• Recommended offer: $178k (10.3% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: R. M. Moore Elementary School (math 31% / reading 29%, grade F, #627 of 1,228 statewide, top 51%, 1,021 students, 60% 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 50% FRL vs 26% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 47% district-wide (-14 pts) — the specific schools serving this property underperform the Cherokee County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.6%/yr); 637 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $6k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $41k; list at $199k implies a 385% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,466 (10.3% below list)

Questions for the listing agent

1. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.90% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.52%
• DSCR: 1.11
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $235,200
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
213 Alpine St	0.27mi	2/2.0	1,120 (0%)	16mo	$322,000	$288	74
6 Ivy St	0.24mi	3/2.0 (+1)	1,120 (0%)	21mo	$225,000	$201	66
209 Alpine St	0.30mi	2/1.0	1,120 (0%)	20mo	$235,000	$210	65
306 Birch St	0.36mi	3/2.0 (+1)	1,244 (+11%)	11mo	$299,900	$241	50
61 Daisy Cir	0.66mi	3/1.0 (+1)	1,148 (+2%)	7mo	$229,000	$199	50
683 Waleska Rd	0.74mi	3/1.0 (+1)	1,188 (+6%)	13mo	$250,000	$210	36

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: -15.6%
• Equity multiple: 0.46×
• Total profit: $-30,033
• Equity at exit: $29,672

10-year hold

• IRR: -12.9%
• Equity multiple: 0.34×
• Total profit: $-36,847
• Equity at exit: $17,206

Cash invested: $55,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 30114

• Home prices YoY: -30.3%
• Rents YoY: -1.6%
• Active inventory: 637
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,785 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$166 /mo · $1,994/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $117

Break-even live

Break-even rent $1,636

Max offer price $199,000

Occupancy floor 88%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
303 Brookside Way Canton, GA	2.0	2.5	1192	$1,650	$1.38	43d	1	0.20mi
800 Hickory Knoll Dr Canton, GA	1.0–3.0	1.0–2.0	905	$1,418	$1.57	3d	4	0.40mi
149 Riverstone Commons Cir Canton, GA	3.0	2.5	1409	$2,000	$1.42	43d	1	0.41mi
229 Riverstone Commons Cir Canton, GA	3.0	2.5	1300	$1,750	$1.35	43d	1	0.48mi
100 River Ridge Dr Canton, GA	1.0–3.0	1.0–2.0	996	$1,452	$1.46	43d	9	0.50mi
201 Hospital Rd Canton, GA	1.0–2.0	1.0–2.0	899	$2,400	$2.67	1d	30	0.61mi
320 Shoal Creek Rd Unit 101 Canton, GA	1.0	1.0	750	$1,400	$1.87	5d	1	0.81mi
59 Anderson Ave Canton, GA	2.0	1.0	768	$1,299	$1.69	43d	1	1.06mi
137 Rivertown CMNS Canton, GA	3.0	2.5	1311	$1,900	$1.45	5d	1	1.10mi
251 Archer St Canton, GA	2.0	1.0	1271	$1,895	$1.49	16d	1	1.13mi
215 Reformation Pkwy Canton, GA	2.0	1.0–2.0	938	$2,261	$2.41	1d	161	1.36mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $199,000 Active 1 DOM

ⓘ 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: $1,994 · $166/mo
• Projected year-2 tax: $1,994 · $166/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 ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,416
• − Mortgage interest: −$11,147
• − Property taxes: −$1,994
• − Insurance: −$995
• − Repairs & maintenance: −$1,713
• − Management: −$1,713
• − Depreciation: −$5,789
• Taxable loss: −$1,936
• Est. tax savings @ 24.0%: +$465
• After-tax cash flow: $1,871/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

• Census place: Canton, GA
• 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

+1890.0% since first listed

10 events — show timeline

• 2026-06-17 Listed $199,000 FMLS
• 2026-06-17 Listed $199,000 GAMLS
• 2011-05-18 Listing Removed — FMLS
• 2011-05-12 Pending — FMLS
• 2011-05-12 Sold (MLS) $41,000 FMLS
• 2011-05-11 Relisted — FMLS
• 2011-04-29 Pending — FMLS
• 2011-04-18 Contingent — FMLS
• 2011-03-02 Listed $45,900 FMLS
• 1981-11-21 Sold (Public Records) $10,000 Public Records

Property tax history

+16.8%/yr

Latest (2025): $1,994 · +10.6% YoY. Source: county tax records.