4170 Hurt Bridge Ct · Cumming, GA 30028

$389,900

6 bd · 4.0 ba · 3,003 sqft · SingleFamily public records · 214 Days on market

Built 1983 1.08 ac lot $130/sqft · 41% below area Est $665k · 41% 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 +21.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• Schools +5.7/10.0
• 1% rule +4.8/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

POTENTIAL MULTIFAMILY/DUPLEX/TRIPLEX (3 separate entrances/2 separate power meters) - FIXER UPPER- NEEDs WORK BUT HAS ENDLESS POSSIBILITIES! 3 FULL KITCHENS/6 BEDROOMS/4 BATHROOMS/HUGE LOT!! Discover the endless possibilities with this spacious 6-bedroom, 4-bath home, perfectly situated on a beautiful, rolling one-acre lot that radiates peace, privacy, and potential. This unique property offers three full kitchens and three separate entrances to the home, making it ideal for multi-generational living, rental income, or creative customization. Under one expansive roof, you’ll find three distinct living spaces that can easily accommodate multiple families or be reimagined into your dre

Key facts

• Sunroom style porch
• Private one bedroom
• Self contained space

Tags

• THREE FULL KITCHENS
• THREE SEPARATE ENTRANCES
• SUNROOM STYLE PORCH
• PRIVATE ONE BEDROOM
• BEAUTIFUL TILE FLOORS
• SELF CONTAINED SPACE

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath single-family listed at $390k.

Deal economics

• At list price, monthly cash flow is $604 ($7k/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 $382k (2.0% below list).
• Recommended offer: $343k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 2.8% in Cumming — 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 76/100 on livability (#29 in GA, #3,797 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, crime A, housing A; Watch: employment C-, amenities D-, commute F.
• Forsyth County (suburban): math 62% / reading 62% proficiency, ranked #5 of 174 in GA (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Matt Elementary School (math 58% / reading 53%, grade C, #173 of 1,228 statewide, top 14%, 1,116 students, 15% FRL); Liberty Middle School (math 48% / reading 59%, grade C+, #56 of 470 statewide, top 12%, 1,032 students, 14% FRL); West Forsyth High School (math 23% / reading 47%, grade F, #84 of 424 statewide, top 20%, 2,405 students, 9% FRL) — zoned schools at 13% FRL track the district average.
• Zoned-school proficiency averages 48% at this address vs 62% district-wide (-14 pts) — the specific schools serving this property underperform the Forsyth County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.3%/yr); 544 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 2,525 units permitted in Forsyth County in 2024 (810 in 5+ unit buildings).
• This rent runs 33% of the median local income ($138k/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 $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Forsyth County population projected at +71% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 214 days — a 12% lower offer ($343k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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 $190k; list at $390k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $343,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 214 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 0.98% ✗
• Cap rate: 8.15%
• Cash-on-cash: 6.63%
• DSCR: 1.30
• GRM: 8.5

CMA / ARV

• ARV (median comp): $664,801
• List price: $389,900
• Delta: -41.35%
• 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
4035 Haven Way	0.50mi	5/4.0 (-1)	3,363 (+12%)	3mo	$668,220	$199	49
4010 Haven Way	0.48mi	5/4.0 (-1)	3,363 (+12%)	6mo	$637,990	$190	47
3965 Haven Way	0.50mi	5/4.0 (-1)	3,363 (+12%)	6mo	$663,990	$197	47
4005 Haven Way	0.50mi	5/4.0 (-1)	3,363 (+12%)	6mo	$665,000	$198	47
4460 Hunters Walk Way	0.65mi	5/4.0 (-1)	3,172 (+6%)	11mo	$630,000	$199	46
5535 Moreview Way	0.53mi	5/4.5 (-1)	3,320 (+11%)	5mo	$750,000	$226	46
4750 Summerchase Ln	0.71mi	5/4.5 (-1)	3,414 (+14%)	0mo	$557,000	$163	37
5270 Crestline View Rd	0.62mi	5/5.0 (-1)	3,375 (+12%)	6mo	$671,000	$199	37
4730 Crestline View Rd	0.72mi	5/4.5 (-1)	3,425 (+14%)	1mo	$800,000	$234	35
4710 Crestline View Rd	0.69mi	5/4.5 (-1)	3,393 (+13%)	5mo	$785,000	$231	35
4770 Summerchase Ln	0.73mi	5/4.0 (-1)	3,392 (+13%)	5mo	$696,000	$205	35
4825 Whispering Pine Way	0.72mi	5/3.0 (-1)	2,645 (-12%)	10mo	$630,000	$238	30

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 · 3.32% rent growth · sell at horizon

5-year hold

• IRR: -5.8%
• Equity multiple: 0.78×
• Total profit: $-23,617
• Equity at exit: $58,135

10-year hold

• IRR: 4.2%
• Equity multiple: 1.31×
• Total profit: $33,570
• Equity at exit: $33,711

Cash invested: $109,172 (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 30028

• Home prices YoY: -23.1%
• Rents YoY: 3.3%
• Active inventory: 544
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $3,821 medium
• Mortgage (P&I): −$2,045
• Tax from tax record: −$208 /mo · $2,494/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$802
• Net cashflow: $604

Break-even live

Break-even rent $3,057

Max offer price $389,900

Occupancy floor 79%

Sensitivity live

Price	-10% $824	-5% $714	+0% $604	+5% $493	+10% $383
Rent	-10% $302	-5% $453	+0% $604	+5% $755	+10% $905
Rate	-1.0pp $800	-0.5pp $703	base $604	+0.5pp $503	+1.0pp $400

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: $97,475
• Closing costs: $11,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4945 Shipley Ave Cumming, GA	5.0	4.5	3072	$3,300	$1.07	21d	1	0.97mi
2935 Ferncliff St Cumming, GA	5.0	4.0	3685	$4,000	$1.09	26d	1	1.10mi

Listing history 30 events

1. 2026-06-21
   days on market $389,900 Active 214 DOM
2. 2026-06-18
   days on market $389,900 Active 211 DOM
3. 2026-06-17
   days on market $389,900 Active 210 DOM
4. 2026-06-16
   days on market $389,900 Active 209 DOM
5. 2026-06-15
   days on market $389,900 Active 208 DOM
6. 2026-06-13
   days on market $389,900 Active 206 DOM
7. 2026-06-13
   days on market $389,900 Active 205 DOM
8. 2026-06-09
   days on market $389,900 Active 202 DOM
9. 2026-06-08
   days on market $389,900 Active 201 DOM
10. 2026-06-07
    days on market $389,900 Active 200 DOM
11. 2026-06-04
    days on market $389,900 Active 197 DOM
12. 2026-06-03
    days on market $389,900 Active 196 DOM
13. 2026-06-02
    days on market $389,900 Active 195 DOM
14. 2026-06-01
    days on market $389,900 Active 194 DOM
15. 2026-06-01
    price $389,900 Active 193 DOM
16. 2026-05-31
    days on market $399,900 Active 193 DOM
17. 2026-05-19
    historical
18. 2026-05-19
    historical
19. 2026-02-20
    status Back On Market
20. 2026-02-20
    status Active
21. 2026-02-19
    listed $399,900 New
22. 2026-02-19
    listed $399,900 Active
23. 2026-01-27
    historical
24. 2026-01-27
    historical
25. 2025-12-31
    price $399,900
26. 2025-12-31
    price $399,900
27. 2025-10-28
    soldstatus $190,000
28. 2025-10-27
    listed $299,900 New
29. 2025-10-27
    listed $299,900 Active
30. 1999-11-23
    soldstatus $118,000

ⓘ 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: $2,494 · $208/mo
• Projected year-2 tax: $3,587 · $299/mo
• Expected delta: +$1,094/yr (+$91/mo · 43.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,851
• − Mortgage interest: −$21,840
• − Property taxes: −$2,494
• − Insurance: −$1,950
• − Repairs & maintenance: −$3,668
• − Management: −$3,668
• − Depreciation: −$11,343
• Taxable income: $889
• Est. tax owed @ 24.0%: −$213
• After-tax cash flow: $7,030/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: Forsyth County
• NCES district ID: 1302220
• Math proficiency: 62% ▼ -13.00%
• Reading proficiency: 62% ▼ -11.00%
• Median HH income: $89,763
• Composite: 56.54/100
• National rank: #1151
• State rank: #5 of 174 in GA

Livability — Cumming

• Score: 76/100
• State rank: #29
• US rank: #3797

Category grades

Amenities D- Commute F Cost of living B+ Crime A Employment C- Housing A Health & safety A+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Forsyth County · 198,629 people
• City population: 198,629
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 38,433
• Household income: $138,011
• Rent vs Own: 13.3% rent · 86.7% own
• Severe rent burden: 257.0

Population outlook (Forsyth County) Hauer SSP2

• Today (2025): 294,519 people
• By 2030: 336,546 · +14.3%
• By 2040: 421,220 · +43.0%
• By 2050: 502,754 · +70.7%
• By 2075: 683,179 · +132.0%
• By 2100: 792,174 · +169.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 11% Two or more races 10% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Slovak 3% Romanian 3% Italian 2%
• Foreign-born: 11% · Canada, Jamaica, China
• Languages at home: 86% English-only · Spanish 8% Other Indo-European 2% Other Asian/Pacific 2%

Political lean MEDSL · Forsyth

• 2024 margin: Solid R (+33.1) · D 32.9% · R 66.0% · Other 1.1%
• 2008→2024 swing: +24.9pp toward D · 2008: -58.0pp · 2024: -33.1pp
• All cycles: 2024: R+33.1 2020: R+33.2 2016: R+47.7 2012: R+62.9 2008: R+58.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.48%
• Current HPI: 264.5815
• Rent YoY: ▲ 3.32%
• 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

+238.9% since first listed

14 events — show timeline

• 2026-05-19 Listing Removed — GAMLS
• 2026-05-19 Listing Removed — GAMLS
• 2026-02-20 Relisted — GAMLS
• 2026-02-20 Relisted — FMLS
• 2026-02-19 Listed $399,900 FMLS
• 2026-02-19 Listed $399,900 GAMLS
• 2026-01-27 Listing Removed — FMLS
• 2026-01-27 Listing Removed — GAMLS
• 2025-12-31 Price Changed $399,900 GAMLS
• 2025-12-31 Price Changed $399,900 FMLS
• 2025-10-28 Sold (Public Records) $190,000 Public Records
• 2025-10-27 Listed $299,900 FMLS
• 2025-10-27 Listed $299,900 GAMLS
• 1999-11-23 Sold (Public Records) $118,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $2,494 · +36.2% YoY. Source: county tax records.