5640 Forest Dr · Woodstock, GA 30102

$329,900

3 bd · 1.5 ba · 2,079 sqft · SingleFamily public records · 95 Days on market

Built 1969 0.90 ac lot $159/sqft · 12% below area Est $373k · 12% 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 +12.7/15.0
• Cash flow +11.0/30.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• DSCR +3.2/10.0
• Rent growth +2.9/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this fully renovated 3 bedroom, 2 bath split level in the heart of Acworth. Main level of home features a spacious living room and a kitchen with cherry cabinets, granite countertops and a walk in pantry. Upper level boasts a primary bedroom with an attached & renovated full bath, 2 more spacious secondary bedrooms and a 2nd full bath off hallway with double vanities. The lower level boasts a partially finished basement with space for rec room, media room or office, as well as separate storage and workshop area and the laundry area. Updates include Hardiplank on upper portion, kitchen cabinets w/ backsplash, flooring, half bath converted to full bath, primary bathroom, driveway replaced and expanded along with front patio, HVAC updated 2024, water heater updated January 2026, Gutter Guard gutters. Situated on a large .90 acre double lot with level private backyard, home is in a convenient location near I-75, dining, entertainment, and shopping. Don't miss this opportunity to make it your own! ....Call to schedule your tour today

Key facts

• Fully renovated
• Cherry cabinets
• Granite countertops

Tags

• FULLY RENOVATED
• CHERRY CABINETS
• GRANITE COUNTERTOPS
• WALK IN PANTRY
• ATTACHED RENOVATED FULL BATH
• PARTIALLY FINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-139 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $305k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (25.4% below list).
• Recommended offer: $246k (25.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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.
• 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: Clark Creek Elementary School (math 55% / reading 45%, grade D+, #255 of 1,228 statewide, top 21%, 1,113 students, 44% FRL); E. T. Booth Middle School (math 41% / reading 50%, grade D+, #97 of 470 statewide, top 22%, 1,654 students, 33% FRL); Etowah High School (math 14% / reading 36%, grade F, #181 of 424 statewide, top 43%, 2,441 students, 28% FRL).
• Market conditions: Rents rising (+1.7%/yr); 329 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 30% of the median local income ($98k/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 $2k of loan paydown is wiped out by about $10k 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 95 days — a 9% lower offer ($300k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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 $70k; list at $330k implies a 371% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,008 (25.4% 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 95 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 5.79%
• Cash-on-cash: -1.81%
• DSCR: 0.92
• GRM: 11.2

CMA / ARV

• ARV (median comp): $373,027
• List price: $329,900
• Delta: -11.56%
• 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
140 Bryon Ln	0.54mi	3/2.5	2,020 (-3%)	2mo	$394,000	$195	65
2310 Cascade Dr	0.62mi	3/2.0	2,120 (+2%)	4mo	$276,000	$130	63
160 Bryon Ln	0.52mi	3/2.5	2,225 (+7%)	1mo	$385,000	$173	59
162 Bryon Ln	0.54mi	4/2.5 (+1)	2,200 (+6%)	1mo	$390,000	$177	55
122 Tyson Woods Rd	0.50mi	3/2.5	2,238 (+8%)	8mo	$340,000	$152	53
174 Bryon Ln	0.59mi	4/2.5 (+1)	2,225 (+7%)	1mo	$415,000	$187	51
153 Bryon Ln	0.55mi	3/2.5	1,821 (-12%)	1mo	$365,000	$200	49
5318 Cross Creek Cv	0.67mi	3/3.0	1,958 (-6%)	7mo	$390,000	$199	47
5307 Shadow Cir	0.56mi	4/3.0 (+1)	2,220 (+7%)	6mo	$424,000	$191	46
1013 Water Oak Trce	0.67mi	4/2.5 (+1)	2,288 (+10%)	0mo	$439,900	$192	43
111 Tyson Woods Rd	0.46mi	4/2.5 (+1)	2,372 (+14%)	7mo	$370,000	$156	40
5512 Arrowhead Dr	0.57mi	4/3.0 (+1)	1,828 (-12%)	7mo	$285,000	$156	37

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 · 1.71% rent growth · sell at horizon

5-year hold

• IRR: -20.6%
• Equity multiple: 0.29×
• Total profit: $-65,551
• Equity at exit: $49,189

10-year hold

• IRR: -16.8%
• Equity multiple: 0.12×
• Total profit: $-81,432
• Equity at exit: $28,524

Cash invested: $92,372 (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 30102

• Rents YoY: 1.7%
• Active inventory: 329
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,460 high
• Mortgage (P&I): −$1,730
• Tax from tax record: −$215 /mo · $2,580/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $-139

Break-even live

Break-even rent $2,636

Max offer price $305,336

Occupancy floor —

Sensitivity live

Price	-10% $48	-5% $-46	+0% $-139	+5% $-232	+10% $-326
Rent	-10% $-333	-5% $-236	+0% $-139	+5% $-42	+10% $55
Rate	-1.0pp $27	-0.5pp $-55	base $-139	+0.5pp $-225	+1.0pp $-312

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5781 Woodland Dr Acworth, GA	3.0	2.0	1457	$2,500	$1.72	45d	1	0.34mi
The Parker Acworth, GA	1.0–3.0	1.0–2.0	1108	$3,210	$2.90	0d	109	0.36mi
1151 Hunter Trl Acworth, GA	3.0–4.0	2.5–3.0	1399	$2,240	$1.60	1d	11	0.42mi
1420 Hunter Trl Acworth, GA	4.0	3.5	2519	$2,700	$1.07	26d	1	0.44mi
2008 Halcyon Ln Acworth, GA	3.0	2.5	1849	$2,405	$1.30	6d	1	0.55mi
4000 Teeline Trl Acworth, GA	4.0	2.5	1724	$2,484	$1.44	26d	1	0.59mi
1040 Tranquil Gardens Pl Unit 1040 Acworth, GA	4.0	2.5	1833	$2,684	$1.46	45d	1	0.61mi
1178 Buice Lake Pkwy Acworth, GA	4.0	3.0	2100	$2,600	$1.24	26d	1	0.64mi
1031 Tranquil Gardens Pl Acworth, GA	3.0–4.0	2.5	1789	$2,295	$1.28	22d	9	0.64mi
3009 Faireno Pl Unit 3009 Acworth, GA	3.0	2.5	1849	$2,459	$1.33	45d	1	0.64mi
422 Herring Dr Acworth, GA	3.0	2.5	2100	$2,350	$1.12	45d	1	0.68mi
3331 Owl Creek Pkwy Acworth, GA	3.0	2.5	2100	$2,500	$1.19	45d	1	0.68mi
201 Brighton Bend Ln Acworth, GA	3.0	2.5	2070	$2,650	$1.28	26d	1	0.69mi
900 Buice Lake Pkwy Acworth, GA	1.0–3.0	1.0–2.0	1054	$2,289	$2.17	1d	33	0.70mi
1000 Etowah Ferry Dr Acworth, GA	1.0–3.0	1.0–3.0	1136	$2,916	$2.57	0d	29	0.71mi
756 Payton Ln Acworth, GA	3.0	2.5	1972	$2,500	$1.27	12d	1	0.73mi
737 Payton Ln Acworth, GA	3.0	2.5	1970	$2,300	$1.17	26d	1	0.75mi
741 Payton Ln Acworth, GA	3.0	2.5	1970	$2,400	$1.22	26d	1	0.75mi
801 Cameron Trl Acworth, GA	3.0	2.5	2100	$2,350	$1.12	6d	1	0.76mi
560 Aberdeen Meadow Ln Acworth, GA	3.0	2.5	1824	$2,350	$1.29	45d	1	0.78mi
1004 Taylor Ct Acworth, GA	3.0	4.0	1985	$2,399	$1.21	1d	1	0.78mi
1009 Taylor Ct Acworth, GA	3.0	2.5	1970	$2,450	$1.24	26d	1	0.78mi
568 Aberdeen Meadow Ln Acworth, GA	3.0	2.5	1824	$2,450	$1.34	45d	1	0.78mi
1216 Marlo Way Acworth, GA	3.0	2.5	1985	$2,500	$1.26	45d	1	0.79mi
660 Devon Aly Acworth, GA	4.0	3.5	2471	$2,750	$1.11	45d	1	0.80mi
600 Glendale Forest Dr Woodstock, GA	3.0	2.0	1662	$2,290	$1.38	14d	1	0.90mi
143 Linton Dr Acworth, GA	3.0	2.5	1564	$1,900	$1.21	14d	1	0.92mi
107 Windflower Way Acworth, GA	4.0	2.5	1785	$2,345	$1.31	24d	1	0.92mi
111 Windflower Way Acworth, GA	4.0	2.5	1785	$2,245	$1.26	24d	1	0.92mi
121 Windflower Way Acworth, GA	4.0	2.5	1785	$2,345	$1.31	14d	1	0.93mi
303 Bascomb Cres Acworth, GA	3.0	2.5	1785	$2,242	$1.26	24d	1	0.94mi
145 Windflower Way Acworth, GA	4.0	2.5	1785	$2,345	$1.31	7d	1	0.96mi
331 Bascomb Cres Acworth, GA	3.0	2.5	1785	$2,242	$1.26	24d	1	0.97mi
345 Bascomb Cres Acworth, GA	3.0	2.5	1785	$2,242	$1.26	24d	1	0.98mi
2008 Queensbury Dr Acworth, GA	3.0	2.0	1436	$2,450	$1.71	45d	1	1.16mi
4832 Highway 92 Acworth, GA	1.0–3.0	1.0–2.0	1076	$2,704	$2.51	1d	18	1.20mi
2672 Suzanne Ln Unit B Acworth, GA	2.0	2.0	1400	$2,000	$1.43	14d	1	1.21mi
1212 Woodstream Cir NW Acworth, GA	3.0	2.0	1850	$2,100	$1.14	26d	1	1.22mi
1194 Meadow Oaks Dr NW Acworth, GA	3.0	2.0	1551	$2,300	$1.48	7d	1	1.45mi
1194 Meadow Oaks Dr NW Acworth, GA	3.0	2.0	1551	$2,300	$1.48	6d	1	1.45mi

Listing history 21 events

1. 2026-06-15
   status $329,900 Pending 95 DOM
2. 2026-06-15
   days on market $329,900 Active 95 DOM
3. 2026-06-13
   days on market $329,900 Active 93 DOM
4. 2026-06-09
   days on market $329,900 Active 89 DOM
5. 2026-06-08
   days on market $329,900 Active 88 DOM
6. 2026-06-07
   days on market $329,900 Active 87 DOM
7. 2026-06-04
   days on market $329,900 Active 84 DOM
8. 2026-06-03
   days on market $329,900 Active 83 DOM
9. 2026-06-02
   days on market $329,900 Active 82 DOM
10. 2026-06-01
    days on market $329,900 Active 81 DOM
11. 2026-05-31
    days on market $329,900 Active 80 DOM
12. 2026-05-12
    price $329,900 1064-char remark

    Show marketing remark (1075 chars)

    Welcome home to this fully renovated 3 bedroom, 2 bath split level in the heart of Acworth. Main level of home features a spacious living room and a kitchen with cherry cabinets, granite countertops and a walk in pantry. Upper level boasts a primary bedroom with an attached & renovated full bath, 2 more spacious secondary bedrooms and a 2nd full bath off hallway with double vanities. The lower level boasts a partially finished basement with space for rec room, media room or office, as well as separate storage and workshop area and the laundry area. Updates include Hardiplank on upper portion, kitchen cabinets w/ backsplash, flooring, half bath converted to full bath, primary bathroom, driveway replaced and expanded along with front patio, HVAC updated 2024, water heater updated January 2026, Gutter Guard gutters. Situated on a large .90 acre double lot with level private backyard, home is in a convenient location near I-75, dining, entertainment, and shopping. Don’t miss this opportunity to make it your own! ….Call to schedule your tour today

13. 2026-05-12
    price $329,900 1075-char remark

    Show marketing remark (1075 chars)

    Welcome home to this fully renovated 3 bedroom, 2 bath split level in the heart of Acworth. Main level of home features a spacious living room and a kitchen with cherry cabinets, granite countertops and a walk in pantry. Upper level boasts a primary bedroom with an attached & renovated full bath, 2 more spacious secondary bedrooms and a 2nd full bath off hallway with double vanities. The lower level boasts a partially finished basement with space for rec room, media room or office, as well as separate storage and workshop area and the laundry area. Updates include Hardiplank on upper portion, kitchen cabinets w/ backsplash, flooring, half bath converted to full bath, primary bathroom, driveway replaced and expanded along with front patio, HVAC updated 2024, water heater updated January 2026, Gutter Guard gutters. Situated on a large .90 acre double lot with level private backyard, home is in a convenient location near I-75, dining, entertainment, and shopping. Don’t miss this opportunity to make it your own! ….Call to schedule your tour today

14. 2026-04-13
    price $339,000 1064-char remark

    Show marketing remark (1075 chars)

    Welcome home to this fully renovated 3 bedroom, 2 bath split level in the heart of Acworth. Main level of home features a spacious living room and a kitchen with cherry cabinets, granite countertops and a walk in pantry. Upper level boasts a primary bedroom with an attached & renovated full bath, 2 more spacious secondary bedrooms and a 2nd full bath off hallway with double vanities. The lower level boasts a partially finished basement with space for rec room, media room or office, as well as separate storage and workshop area and the laundry area. Updates include Hardiplank on upper portion, kitchen cabinets w/ backsplash, flooring, half bath converted to full bath, primary bathroom, driveway replaced and expanded along with front patio, HVAC updated 2024, water heater updated January 2026, Gutter Guard gutters. Situated on a large .90 acre double lot with level private backyard, home is in a convenient location near I-75, dining, entertainment, and shopping. Don’t miss this opportunity to make it your own! ….Call to schedule your tour today

15. 2026-04-13
    price $339,000 1075-char remark

    Show marketing remark (1075 chars)

    Welcome home to this fully renovated 3 bedroom, 2 bath split level in the heart of Acworth. Main level of home features a spacious living room and a kitchen with cherry cabinets, granite countertops and a walk in pantry. Upper level boasts a primary bedroom with an attached & renovated full bath, 2 more spacious secondary bedrooms and a 2nd full bath off hallway with double vanities. The lower level boasts a partially finished basement with space for rec room, media room or office, as well as separate storage and workshop area and the laundry area. Updates include Hardiplank on upper portion, kitchen cabinets w/ backsplash, flooring, half bath converted to full bath, primary bathroom, driveway replaced and expanded along with front patio, HVAC updated 2024, water heater updated January 2026, Gutter Guard gutters. Situated on a large .90 acre double lot with level private backyard, home is in a convenient location near I-75, dining, entertainment, and shopping. Don’t miss this opportunity to make it your own! ….Call to schedule your tour today

16. 2026-03-12
    listed $345,000 New 1064-char remark

    Show marketing remark (1075 chars)

    Welcome home to this fully renovated 3 bedroom, 2 bath split level in the heart of Acworth. Main level of home features a spacious living room and a kitchen with cherry cabinets, granite countertops and a walk in pantry. Upper level boasts a primary bedroom with an attached & renovated full bath, 2 more spacious secondary bedrooms and a 2nd full bath off hallway with double vanities. The lower level boasts a partially finished basement with space for rec room, media room or office, as well as separate storage and workshop area and the laundry area. Updates include Hardiplank on upper portion, kitchen cabinets w/ backsplash, flooring, half bath converted to full bath, primary bathroom, driveway replaced and expanded along with front patio, HVAC updated 2024, water heater updated January 2026, Gutter Guard gutters. Situated on a large .90 acre double lot with level private backyard, home is in a convenient location near I-75, dining, entertainment, and shopping. Don’t miss this opportunity to make it your own! ….Call to schedule your tour today

17. 2026-03-12
    listed $345,000 Active 1075-char remark

    Show marketing remark (1075 chars)

    Welcome home to this fully renovated 3 bedroom, 2 bath split level in the heart of Acworth. Main level of home features a spacious living room and a kitchen with cherry cabinets, granite countertops and a walk in pantry. Upper level boasts a primary bedroom with an attached & renovated full bath, 2 more spacious secondary bedrooms and a 2nd full bath off hallway with double vanities. The lower level boasts a partially finished basement with space for rec room, media room or office, as well as separate storage and workshop area and the laundry area. Updates include Hardiplank on upper portion, kitchen cabinets w/ backsplash, flooring, half bath converted to full bath, primary bathroom, driveway replaced and expanded along with front patio, HVAC updated 2024, water heater updated January 2026, Gutter Guard gutters. Situated on a large .90 acre double lot with level private backyard, home is in a convenient location near I-75, dining, entertainment, and shopping. Don’t miss this opportunity to make it your own! ….Call to schedule your tour today

18. 2009-07-22
    soldstatus $70,000
19. 2009-02-25
    listed $69,900
20. 2004-12-15
    soldstatus $112,500
21. 1975-04-01
    soldstatus $29,900

ⓘ 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: $2,580 · $215/mo
• Projected year-2 tax: $3,035 · $253/mo
• Expected delta: +$455/yr (+$38/mo · 17.6%)

ⓘ 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 6 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,521
• − Mortgage interest: −$18,480
• − Property taxes: −$2,580
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,362
• − Management: −$2,362
• − Depreciation: −$9,597
• Taxable loss: −$7,509
• Est. tax savings @ 24.0%: +$1,802
• After-tax cash flow: $134/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): 45,319
• Household income: $97,676
• Rent vs Own: 23.4% rent · 76.6% own
• Severe rent burden: 940.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 14% Black 14% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 15% · Canada, Jamaica, Vietnam
• Languages at home: 81% English-only · Spanish 12% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -209.73%
• Current HPI: 250.4575
• Rent YoY: ▲ 1.71%
• 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

+1003.3% since first listed

10 events — show timeline

• 2026-05-12 Price Changed $329,900 GAMLS
• 2026-05-12 Price Changed $329,900 FMLS
• 2026-04-13 Price Changed $339,000 GAMLS
• 2026-04-13 Price Changed $339,000 FMLS
• 2026-03-12 Listed $345,000 FMLS
• 2026-03-12 Listed $345,000 GAMLS
• 2009-07-22 Sold (MLS) $70,000 FMLS
• 2009-02-25 Listed $69,900 FMLS
• 2004-12-15 Sold (Public Records) $112,500 Public Records
• 1975-04-01 Sold (Public Records) $29,900 Public Records

Property tax history

+5.4%/yr

Latest (2025): $2,580 · -0.6% YoY. Source: county tax records.