276 N Briar Rdg · Woodstock, GA 30189

$310,000

3 bd · 2.0 ba · 1,784 sqft · SingleFamily public records · 177 Days on market

Built 1988 $174/sqft · 25% below area Est $415k · 25% under

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +9.5/30.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely home in a quiet, friendly neighborhood in a fast-growing area of Woodstock. Cozy yet conveniently located, its close to everything you need and situated within great school districts.

Key facts

• Built 1988
• Listed 177 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-214 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (26.4% below list).
• Recommended offer: $228k (26.4% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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: Boston Elementary School (math 45% / reading 42%, grade F, #364 of 1,228 statewide, top 30%, 633 students, 29% 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) — zoned schools at 30% FRL track the district average.
• Market conditions: Rents rising (+1.1%/yr); 274 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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

• It's been on market 177 days — a 12% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $128k; list at $310k implies a 143% 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 $228,017 (26.4% 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 177 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.74% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.95%
• DSCR: 0.87
• GRM: 11.3

CMA / ARV

• ARV (median comp): $415,069
• List price: $310,000
• Delta: -25.31%
• 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
2006 Hawthorne Way	0.33mi	3/2.0	1,723 (-3%)	3mo	$360,000	$209	76
308 Ascott Ln	0.22mi	3/2.0	1,624 (-9%)	1mo	$390,000	$240	74
112 Countryside Ct	0.20mi	2/2.0 (-1)	1,647 (-8%)	7mo	$425,000	$258	67
507 Huntgate Rd	0.57mi	3/2.0	1,854 (+4%)	4mo	$420,000	$227	63
7038 Surrey Dr	0.52mi	4/2.5 (+1)	1,724 (-3%)	2mo	$350,000	$203	62
522 Huntgate Rd	0.59mi	4/2.0 (+1)	1,754 (-2%)	4mo	$385,000	$219	62
239 Cedar Mill Ln	0.55mi	3/2.0	1,944 (+9%)	4mo	$250,000	$129	56
7138 Big Woods Dr	0.70mi	3/2.5	1,892 (+6%)	2mo	$387,000	$205	53
204 Captains Quarters	0.28mi	4/3.0 (+1)	1,552 (-13%)	7mo	$260,000	$168	50
312 N Briar Rdg	0.42mi	3/2.0	2,031 (+14%)	10mo	$360,000	$177	49
403 Allatoona Ct	0.59mi	3/2.0	2,028 (+14%)	4mo	$389,000	$192	46
2037 Castlemaine Cir	0.57mi	3/2.5	2,036 (+14%)	11mo	$465,000	$228	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.14% rent growth · sell at horizon

5-year hold

• IRR: -23.2%
• Equity multiple: 0.22×
• Total profit: $-68,076
• Equity at exit: $46,222

10-year hold

• IRR: -23.2%
• Equity multiple: -0.08×
• Total profit: $-93,544
• Equity at exit: $26,803

Cash invested: $86,800 (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 30189

• Rents YoY: 1.1%
• Active inventory: 274
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,280 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$260 /mo · $3,122/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $-214

Break-even live

Break-even rent $2,551

Max offer price $272,253

Occupancy floor —

Sensitivity live

Price	-10% $-38	-5% $-126	+0% $-214	+5% $-301	+10% $-389
Rent	-10% $-394	-5% $-304	+0% $-214	+5% $-124	+10% $-34
Rate	-1.0pp $-58	-0.5pp $-135	base $-214	+0.5pp $-294	+1.0pp $-376

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
237 Ascott Ln Woodstock, GA	4.0	2.5	2183	$2,265	$1.04	45d	1	0.07mi
259 Ascott Ln Woodstock, GA	4.0	2.5	2102	$2,250	$1.07	19d	1	0.17mi
208 Pebble Creek Ct Woodstock, GA	3.0	2.5	2068	$2,320	$1.12	45d	1	0.38mi
323 N Briar Rdg Woodstock, GA	3.0	2.0	1800	$2,273	$1.26	26d	1	0.55mi
608 Silver Trace Ct Woodstock, GA	4.0	2.5	1984	$2,545	$1.28	0d	1	0.64mi
163 Sunset Ln Woodstock, GA	3.0	2.5	1758	$2,010	$1.14	45d	1	0.67mi
149 Sunset Ln Woodstock, GA	3.0	2.5	1793	$2,000	$1.12	45d	1	0.67mi
145 Sunset Ln Woodstock, GA	3.0	3.0	1776	$2,070	$1.17	6d	1	0.69mi
467 Colonial Walk Woodstock, GA	2.0	2.5	1346	$2,150	$1.60	0d	1	0.76mi
212 Ridge Valley Dr Woodstock, GA	3.0	2.5	1905	$2,200	$1.15	19d	1	0.87mi
205 Ridge Valley Dr Woodstock, GA	4.0	3.0	2343	$2,495	$1.06	23d	1	0.90mi
205 Ridge Valley Dr Woodstock, GA	4.0	2.5	2343	$2,495	$1.06	45d	1	0.90mi
331 Mirramont Ct Woodstock, GA	4.0	3.0	2458	$2,600	$1.06	45d	1	1.31mi
331 Mirramont Ct Woodstock, GA	4.0	3.0	2458	$2,700	$1.10	26d	1	1.31mi
635 Driftwood Dr Woodstock, GA	3.0	2.0	1800	$2,600	$1.44	14d	1	1.36mi
200 Mirramont St Woodstock, GA	4.0	2.5	2480	$2,226	$0.90	26d	1	1.36mi

Listing history 9 events

1. 2026-06-03
   days on market $310,000 Active 177 DOM
2. 2026-06-02
   days on market $310,000 Active 176 DOM
3. 2026-06-01
   days on market $310,000 Active 175 DOM
4. 2026-05-31
   days on market $310,000 Active 174 DOM
5. 2026-01-23
   price $310,000 190-char remark

   Show marketing remark (190 chars)

   Lovely home in a quiet, friendly neighborhood in a fast-growing area of Woodstock. Cozy yet conveniently located, its close to everything you need and situated within great school districts.

6. 2026-01-11
   price $315,000 190-char remark

   Show marketing remark (190 chars)

   Lovely home in a quiet, friendly neighborhood in a fast-growing area of Woodstock. Cozy yet conveniently located, its close to everything you need and situated within great school districts.

7. 2025-12-08
   listed $340,000 Active 190-char remark

   Show marketing remark (190 chars)

   Lovely home in a quiet, friendly neighborhood in a fast-growing area of Woodstock. Cozy yet conveniently located, its close to everything you need and situated within great school districts.

8. 2002-07-10
   soldstatus $127,500
9. 1999-07-26
   soldstatus $110,500

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

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $3,122 · $260/mo
• Projected year-2 tax: $3,122 · $260/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 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,362
• − Mortgage interest: −$17,365
• − Property taxes: −$3,122
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,189
• − Management: −$2,189
• − Depreciation: −$9,018
• Taxable loss: −$8,071
• Est. tax savings @ 24.0%: +$1,937
• After-tax cash flow: $-627/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): 39,928
• Household income: $114,130
• Rent vs Own: 26.2% rent · 73.8% own
• Severe rent burden: 953.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 14% Two or more races 10% Black 8% Asian 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Italian 3% Slovak 2% Romanian 2%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 85% English-only · Spanish 10% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -247.82%
• Current HPI: 249.6793
• Rent YoY: ▲ 1.14%
• 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

+180.5% since first listed

5 events — show timeline

• 2026-01-23 Price Changed $310,000 ForSaleByOwner.com
• 2026-01-11 Price Changed $315,000 ForSaleByOwner.com
• 2025-12-08 Listed $340,000 ForSaleByOwner.com
• 2002-07-10 Sold (Public Records) $127,500 Public Records
• 1999-07-26 Sold (Public Records) $110,500 Public Records

Property tax history

+4.1%/yr

Latest (2025): $3,122 · -2.4% YoY. Source: county tax records.