9121 Cobbler Ct · Roswell, GA 30076

$260,000

2 bd · 2.5 ba · 1,720 sqft · Townhouse public records · 2 Days on market

Built 1983 2,195 sqft lot $151/sqft · 9% below area Est $287k · 9% under $88/mo HOA · 4% of rent

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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 +11.7/15.0
• Cash flow +11.4/30.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• DSCR +3.3/10.0
• Rent growth +2.8/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bring your ideas to this 2 Bedroom 2.5 Bath Townhome in East Roswell. Needing TLC to make this yours! We are priced to sell fast! Given our market you will not want to miss out of this one. Location is key as you are able to walk to the Post Office, East Roswell Park and East Roswell Library. Drive a very short distance to the Chattahoochee River with all the walking trails, volley ball courts, and picnic pavilions with public restrooms. The Location is Great!! Don't Miss Out! Come and check it out!!

Key facts

• $88 HOA
• 2 parking spots
• Built 1983

Property features AI

Finance

• Other: Paved asphalt private road frontage
• Financial info: Part of a community with 50 units
• HOA & community: Homeowners association with quarterly fee; Association fee covers grounds maintenance; Community features include street lights, trails/greenway access, proximity to schools and shopping

Exterior

• Parking: 2 total parking spaces; Parking pad (kitchen level)
• Utilities: Public water; Public sewer; Electric service with 110V (and 220V in laundry); Electricity, natural gas, sewer, cable, and water available; Underground utilities
• Home design: Two levels; Fee simple ownership
• Construction: Brick construction; Composition roof; Pillar/post/pier foundation; Property listed as fixer
• Exterior features: Patio; Other exterior features

Interior

• Kitchen: Cabinets with stain finish; Laminate countertops; Dishwasher; Garbage disposal; Refrigerator; Gas water heater
• Bedrooms: 2 upper-level bedrooms; Roommate floor plan
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom (main level); Master bath with tub/shower combo
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Walk-in closets; Wet bar; One fireplace in the living room; 2+ shared walls (no one above or below)
• Laundry & utility: Washer and dryer included; Laundry located in hall; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $260k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (22.7% below list).
• Recommended offer: $201k (22.7% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 2.6% in Roswell — 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 79/100 on livability (#12 in GA, #1,990 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: commute F, cost of living F.
• Fulton County (suburban): math 49% / reading 53% proficiency, ranked #12 of 174 in GA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: River Eves Elementary School (math 64% / reading 53%, grade B-, #139 of 1,228 statewide, top 11%, 554 students, 28% FRL); Holcomb Bridge Middle School (math 29% / reading 37%, grade F, #213 of 470 statewide, top 47%, 654 students, 58% FRL); Centennial High School (math 32% / reading 50%, grade F, #54 of 424 statewide, top 13%, 1,788 students, 35% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: Rents rising (+1.0%/yr); 260 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 11,565 units permitted in Fulton County in 2024 (8,159 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 $8k of value loss. Plan a longer hold.
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Risks & watch-outs

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

Recommended offer $201,004 (22.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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.
7. 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.
8. 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: 0.77% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.48%
• DSCR: 0.93
• GRM: 10.8

CMA / ARV

• ARV (median comp): $286,753
• List price: $260,000
• Delta: -9.33%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9121 Cobbler Ct	0.00mi	2/2.5	1,720 (0%)	1mo	$240,000	$140	99
9086 Cobbler Ct	0.05mi	2/2.5	1,700 (-1%)	3mo	$357,000	$210	93
9119 Cobbler Ct	0.01mi	2/2.5	1,720 (0%)	10mo	$310,500	$181	91
1995 Raleigh Tavern Dr	0.03mi	2/2.5	1,720 (0%)	12mo	$355,000	$206	88
9093 Cobbler Ct	0.02mi	2/2.5	1,742 (+1%)	21mo	$355,000	$204	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 · 1.03% rent growth · sell at horizon

5-year hold

• IRR: -20.8%
• Equity multiple: 0.29×
• Total profit: $-51,799
• Equity at exit: $38,767

10-year hold

• IRR: -19.0%
• Equity multiple: 0.07×
• Total profit: $-68,054
• Equity at exit: $22,480

Cash invested: $72,800 (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 30076

• Rents YoY: 1.0%
• Active inventory: 260
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,010 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$118 /mo · $1,415/yr
• Insurance: −$108
• HOA: −$88
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-90

Break-even live

Break-even rent $2,124

Max offer price $244,143

Occupancy floor 99%

Sensitivity live

Price	-10% $57	-5% $-16	+0% $-90	+5% $-163	+10% $-237
Rent	-10% $-249	-5% $-169	+0% $-90	+5% $-10	+10% $69
Rate	-1.0pp $41	-0.5pp $-24	base $-90	+0.5pp $-157	+1.0pp $-226

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9070 Cobbler Ct Roswell, GA	2.0	2.5	1722	$1,800	$1.05	24d	1	0.08mi
900 Walton Way Roswell, GA	1.0–2.0	1.0–2.0	1100	$2,166	$1.97	0d	7	0.83mi
100 Calibre Creek Pkwy Roswell, GA	1.0–3.0	1.0–2.0	1005	$1,738	$1.73	0d	83	0.94mi
1500 Harbor Lndg Roswell, GA	2.0–3.0	2.0	1416	$1,505	$1.06	0d	13	1.02mi
1098 Township Sq Alpharetta, GA	3.0	3.5	1702	$3,000	$1.76	5d	1	1.05mi
101 Porter LN Johns Creek, GA	2.0–4.0	2.5–3.5	1675	$3,220	$1.92	7d	5	1.07mi
120 Leeward Ln Roswell, GA	3.0	2.0	1785	$2,950	$1.65	45d	1	1.13mi
2600 Holcomb Bridge Rd Alpharetta, GA	2.0	2.0	1783	$3,352	$1.88	6d	1	1.16mi
2600 Holcomb Bridge Rd Unit 2B Alpharetta, GA	2.0	2.0	1164	$2,478	$2.13	7d	1	1.16mi
21 Elan Ct #21 Alpharetta, GA	3.0	2.5	1500	$3,000	$2.00	24d	1	1.21mi
2745 Holcomb Bridge Rd Alpharetta, GA	1.0–2.0	1.0–2.0	908	$1,621	$1.78	1d	40	1.35mi
9230 Nesbit Ferry Rd Alpharetta, GA	1.0–2.0	1.0–2.0	925	$1,550	$1.68	0d	17	1.37mi
100 Saratoga Dr Alpharetta, GA	2.0–3.0	2.0–2.5	1180	$1,455	$1.23	1d	25	1.38mi
Seven Pines Johns Creek, GA	1.0–2.0	1.0–2.0	1137	$1,931	$1.70	0d	25	1.46mi
9905 Lake Forest Way Roswell, GA	3.0	2.5	1926	$2,600	$1.35	26d	1	1.50mi

HOA detail

• Monthly dues: $88 · $1,056/yr

Listing history 9 events

1. 2026-05-03
   status Under Contract 513-char remark

   Show marketing remark (513 chars)

   Bring your ideas to this 2 Bedroom 2.5 Bath Townhome in East Roswell. Needing TLC to make this yours! We are priced to sell fast! Given our market you will not want to miss out of this one. Location is key as you are able to walk to the Post Office, East Roswell Park and East Roswell Library. Drive a very short distance to the Chattahoochee River with all the walking trails, volley ball courts, and picnic pavilions with public restrooms. The Location is Great!! Don't Miss Out! Come and check it out!!

2. 2026-05-03
   status Pending 513-char remark

   Show marketing remark (513 chars)

   Bring your ideas to this 2 Bedroom 2.5 Bath Townhome in East Roswell. Needing TLC to make this yours! We are priced to sell fast! Given our market you will not want to miss out of this one. Location is key as you are able to walk to the Post Office, East Roswell Park and East Roswell Library. Drive a very short distance to the Chattahoochee River with all the walking trails, volley ball courts, and picnic pavilions with public restrooms. The Location is Great!! Don't Miss Out! Come and check it out!!

3. 2026-05-01
   listed $260,000 Active 513-char remark

   Show marketing remark (513 chars)

   Bring your ideas to this 2 Bedroom 2.5 Bath Townhome in East Roswell. Needing TLC to make this yours! We are priced to sell fast! Given our market you will not want to miss out of this one. Location is key as you are able to walk to the Post Office, East Roswell Park and East Roswell Library. Drive a very short distance to the Chattahoochee River with all the walking trails, volley ball courts, and picnic pavilions with public restrooms. The Location is Great!! Don't Miss Out! Come and check it out!!

4. 2026-05-01
   listed $260,000 New 513-char remark

   Show marketing remark (513 chars)

   Bring your ideas to this 2 Bedroom 2.5 Bath Townhome in East Roswell. Needing TLC to make this yours! We are priced to sell fast! Given our market you will not want to miss out of this one. Location is key as you are able to walk to the Post Office, East Roswell Park and East Roswell Library. Drive a very short distance to the Chattahoochee River with all the walking trails, volley ball courts, and picnic pavilions with public restrooms. The Location is Great!! Don't Miss Out! Come and check it out!!

5. 2026-04-29
   historical $260,000 513-char remark

   Show marketing remark (513 chars)

   Bring your ideas to this 2 Bedroom 2.5 Bath Townhome in East Roswell. Needing TLC to make this yours! We are priced to sell fast! Given our market you will not want to miss out of this one. Location is key as you are able to walk to the Post Office, East Roswell Park and East Roswell Library. Drive a very short distance to the Chattahoochee River with all the walking trails, volley ball courts, and picnic pavilions with public restrooms. The Location is Great!! Don't Miss Out! Come and check it out!!

6. 2026-04-29
   historical $260,000 513-char remark

   Show marketing remark (513 chars)

   Bring your ideas to this 2 Bedroom 2.5 Bath Townhome in East Roswell. Needing TLC to make this yours! We are priced to sell fast! Given our market you will not want to miss out of this one. Location is key as you are able to walk to the Post Office, East Roswell Park and East Roswell Library. Drive a very short distance to the Chattahoochee River with all the walking trails, volley ball courts, and picnic pavilions with public restrooms. The Location is Great!! Don't Miss Out! Come and check it out!!

7. 1995-05-09
   soldstatus $87,500
8. 1985-04-30
   soldstatus $77,640
9. 1985-04-19
   soldstatus $77,700

ⓘ 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: $1,415 · $118/mo
• Projected year-2 tax: $2,392 · $199/mo
• Expected delta: +$977/yr (+$81/mo · 69.1%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,120
• − Mortgage interest: −$14,564
• − Property taxes: −$1,415
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,930
• − Management: −$1,930
• − HOA: −$1,056
• − Depreciation: −$7,564
• Taxable loss: −$5,637
• Est. tax savings @ 24.0%: +$1,353
• After-tax cash flow: $276/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: Fulton County
• NCES district ID: 1302280
• Math proficiency: 49% ▼ -2.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $68,035
• Composite: 45.33/100
• National rank: #2640
• State rank: #12 of 174 in GA

Livability — Roswell

• Score: 79/100
• State rank: #12
• US rank: #1990

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roswell, GA
• County: Fulton County · 1,094,430 people
• City population: 102,317
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 46,054
• Household income: $118,170
• Rent vs Own: 32.2% rent · 67.8% own
• Severe rent burden: 1256.0

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 1,203,707 people
• By 2030: 1,299,706 · +8.0%
• By 2040: 1,488,256 · +23.6%
• By 2050: 1,664,580 · +38.3%
• By 2075: 2,036,072 · +69.2%
• By 2100: 2,222,402 · +84.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 53% Hispanic / Latino 23% Black 15% Two or more races 12% Asian 4%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Slovak 2% Romanian 2% Serbian 2%
• Foreign-born: 21% · Canada, Jamaica, South Korea
• Languages at home: 70% English-only · Spanish 20% Other Indo-European 2% Arabic 2%

Political lean MEDSL · Fulton

• 2024 margin: Solid D (+44.9) · D 71.9% · R 27.0% · Other 1.1%
• 2008→2024 swing: +9.8pp toward D · 2008: 35.0pp · 2024: 44.9pp
• All cycles: 2024: D+44.9 2020: D+46.4 2016: D+42.1 2012: D+29.6 2008: D+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -341.79%
• Current HPI: 280.0165
• Rent YoY: ▲ 1.03%
• 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

+208.9% since first listed

12 events — show timeline

• 2026-05-21 Sold (Public Records) $240,000 Public Records
• 2026-05-21 Sold (MLS) $240,000 GAMLS
• 2026-05-21 Sold (MLS) $240,000 FMLS
• 2026-05-03 Pending — GAMLS
• 2026-05-03 Pending — FMLS
• 2026-05-01 Listed $260,000 FMLS
• 2026-05-01 Listed $260,000 GAMLS
• 2026-04-29 Coming Soon $260,000 GAMLS
• 2026-04-29 Coming Soon $260,000 FMLS
• 1995-05-09 Sold (Public Records) $87,500 Public Records
• 1985-04-30 Sold (Public Records) $77,640 Public Records
• 1985-04-19 Sold (Public Records) $77,700 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,415 · +3.4% YoY. Source: county tax records.