134 Delay St · Woodstock, GA 30189

$230,000

2 bd · 1.0 ba · 910 sqft · SingleFamily public records · 80 Days on market

Built 1986 0.45 ac lot $253/sqft · at area comps Est $334k · 31% under ↓ 8% since listing

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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 +7.7/30.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cash only. Mobile home where title is in the real estate. Rental potential in this 3 bedroom ranch. Great location near schools, shopping and I-575 interstate. 3 ton heat pump installed 2016. New electric panel in 2013. Commercial 50 gallon hot water heater installed 2025.

Key facts

• 0.45 acre lot
• Garage
• Pool

Tags

• GREAT LOCATION NEAR SCHOOLS
• GREAT LOCATION NEAR SHOPPING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-266 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (16.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (27.2% below list).
• Recommended offer: $168k (27.2% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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.
• Market conditions: Rents rising (+1.1%/yr); 274 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 2,665 units permitted in Cherokee County in 2024 (852 in 5+ unit buildings).
• This rent is only 18% of the median local income ($114k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 80 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,526 (27.2% 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 80 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.73% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.96%
• DSCR: 0.78
• GRM: 11.4

CMA / ARV

• ARV (median comp): $334,484
• List price: $230,000
• Delta: -31.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
150 Delay St	0.10mi	3/1.0 (+1)	888 (-2%)	8mo	$275,000	$310	80

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: -26.8%
• Equity multiple: 0.11×
• Total profit: $-57,266
• Equity at exit: $34,294

10-year hold

• IRR: -32.1%
• Equity multiple: -0.30×
• Total profit: $-83,749
• Equity at exit: $19,886

Cash invested: $64,400 (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: 11.4×

Monthly cashflow live

• Estimated rent: $1,675 high
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$288 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $-266

Break-even live

Break-even rent $2,012

Max offer price $191,506

Occupancy floor —

Sensitivity live

Price	-10% $-107	-5% $-187	+0% $-266	+5% $-345	+10% $-425
Rent	-10% $-398	-5% $-332	+0% $-266	+5% $-200	+10% $-134
Rate	-1.0pp $-150	-0.5pp $-208	base $-266	+0.5pp $-326	+1.0pp $-386

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5920 Bells Ferry Rd Acworth, GA	1.0–3.0	1.0–2.0	1162	$1,550	$1.33	0d	7	0.72mi
2055 Township Dr Woodstock, GA	2.0	1.0	866	$1,150	$1.33	25d	1	0.81mi
100 Peaks Rdg Acworth, GA	1.0–3.0	1.0–2.0	1131	$1,736	$1.53	0d	21	0.89mi
1000 Etowah Ferry Dr Acworth, GA	1.0–3.0	1.0–3.0	1136	$2,138	$1.88	0d	30	0.90mi
900 Buice Lake Pkwy Acworth, GA	1.0–3.0	1.0–2.0	1054	$1,884	$1.79	0d	33	1.00mi
466 Gregory Ln Acworth, GA	2.0	2.0	976	$1,340	$1.37	0d	5	1.07mi
1345 Towne Lake Hills South Dr Woodstock, GA	1.0–3.0	1.0–2.0	1057	$1,621	$1.53	0d	36	1.33mi
850 Cherrydale Ln Unit 1 Woodstock, GA	1.0	1.0	700	$1,400	$2.00	44d	1	1.39mi
900 View Dr Woodstock, GA	1.0–3.0	1.0–2.0	1156	$1,995	$1.73	0d	12	1.41mi

Listing history 18 events

1. 2026-06-21
   days on market $230,000 Active 80 DOM
2. 2026-06-18
   days on market $230,000 Active 77 DOM
3. 2026-06-17
   days on market $230,000 Active 76 DOM
4. 2026-06-16
   days on market $230,000 Active 75 DOM
5. 2026-06-15
   days on market $230,000 Active 74 DOM
6. 2026-06-13
   days on market $230,000 Active 72 DOM
7. 2026-06-09
   days on market $230,000 Active 68 DOM
8. 2026-06-08
   days on market $230,000 Active 67 DOM
9. 2026-06-07
   statusdays on market $230,000 Active 66 DOM
10. 2026-06-04
    days on market $230,000 Active Under Contract 63 DOM
11. 2026-06-03
    days on market $230,000 Active Under Contract 62 DOM
12. 2026-06-02
    statusdays on market $230,000 Active Under Contract 61 DOM
13. 2026-06-01
    days on market $230,000 Active 60 DOM
14. 2026-05-31
    days on market $230,000 Active 59 DOM
15. 2026-04-13
    price $230,000 273-char remark

    Show marketing remark (273 chars)

    Cash only. Mobile home where title is in the real estate. Rental potential in this 3 bedroom ranch. Great location near schools, shopping and I-575 interstate. 3 ton heat pump installed 2016. New electric panel in 2013. Commercial 50 gallon hot water heater installed 2025.

16. 2026-04-13
    price $230,000 273-char remark

    Show marketing remark (273 chars)

    Cash only. Mobile home where title is in the real estate. Rental potential in this 3 bedroom ranch. Great location near schools, shopping and I-575 interstate. 3 ton heat pump installed 2016. New electric panel in 2013. Commercial 50 gallon hot water heater installed 2025.

17. 2026-04-02
    listed $250,000 New 273-char remark

    Show marketing remark (273 chars)

    Cash only. Mobile home where title is in the real estate. Rental potential in this 3 bedroom ranch. Great location near schools, shopping and I-575 interstate. 3 ton heat pump installed 2016. New electric panel in 2013. Commercial 50 gallon hot water heater installed 2025.

18. 2026-04-02
    listed $250,000 Active 273-char remark

    Show marketing remark (273 chars)

    Cash only. Mobile home where title is in the real estate. Rental potential in this 3 bedroom ranch. Great location near schools, shopping and I-575 interstate. 3 ton heat pump installed 2016. New electric panel in 2013. Commercial 50 gallon hot water heater installed 2025.

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 17 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: $20,103
• − Mortgage interest: −$12,884
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − Depreciation: −$6,691
• Taxable loss: −$7,288
• Est. tax savings @ 24.0%: +$1,749
• After-tax cash flow: $-1,443/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

-8.0% since first listed

4 events — show timeline

• 2026-04-13 Price Changed $230,000 GAMLS
• 2026-04-13 Price Changed $230,000 FMLS
• 2026-04-02 Listed $250,000 FMLS
• 2026-04-02 Listed $250,000 GAMLS

Property tax history

+3.6%/yr

Latest (2025): $400 · +13.1% YoY. Source: county tax records.