320 Jamaica Cv SW · Marietta, GA 30008

$310,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 58 Days on market

Built 1996 6,538 sqft lot $231/sqft · 15% below area Est $365k · 15% 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 +14.3/15.0
• Cash flow +8.0/30.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• 1% rule +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

****DO NOT DISTURB THE TENANT**** OFFER MUST PRESENTED FOR SHOWINGS OR INSPECTION**** Location, Location, LOCATION! Well-maintained ranch-style home offering immediate cash flow with major system updates already completed, including new plumbing, architectural roof, newer HVAC system, and water heater. The current tenant's lease expires 6/30/26, providing excellent flexibility for an investor to continue generating income or for an owner-occupant to move into a solid, move-in-ready home. Great Cap rate & solid payment history make this a great investment. Showings are not available without an accepted offer. Please DO NOT disturb the tenant.

Key facts

• 6,538 sq ft lot
• 2 garage spots
• Built 1996

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 $-323 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (18.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (38.2% below list).
• Recommended offer: $192k (38.2% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.2% in Marietta — 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 83/100 on livability (#7 in GA, #976 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+.
• Marietta City (urban): math 37% / reading 38% proficiency, ranked #55 of 174 in GA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.2%/yr); 170 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,625 units permitted in Cobb County in 2024 (389 in 5+ unit buildings).
• This rent runs 31% of the median local income ($75k/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 $9k of value loss. Plan a longer hold.
• Cobb County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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.

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 $191,533 (38.2% 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 58 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
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: 0.62% ✗
• Cap rate: 5.04%
• Cash-on-cash: -4.46%
• DSCR: 0.80
• GRM: 13.5

CMA / ARV

• ARV (median comp): $365,283
• List price: $310,000
• Delta: -15.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
350 Jamaica Cv SW	0.03mi	3/2.0	1,144 (-15%)	0mo	$278,000	$243	73
390 Cedar Trce SW	0.11mi	3/2.0	1,524 (+13%)	17mo	$319,000	$209	58
1383 Natchez Trce SW	0.65mi	4/2.0 (+1)	1,440 (+7%)	4mo	$245,000	$170	50

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: -23.7%
• Equity multiple: 0.19×
• Total profit: $-70,469
• Equity at exit: $46,222

10-year hold

• IRR: -18.3%
• Equity multiple: 0.00×
• Total profit: $-86,493
• 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 30008

• Rents YoY: 3.2%
• Active inventory: 170
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $1,915 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$81 /mo · $973/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-323

Break-even live

Break-even rent $2,324

Max offer price $252,975

Occupancy floor —

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1137 Cayman Ln SW Marietta, GA	3.0	2.0	1482	$2,199	$1.48	44d	1	0.06mi
547 Picketts Bend Cir Marietta, GA	2.0	2.0	1162	$2,000	$1.72	24d	1	0.09mi
393 Cedar Trce SW Marietta, GA	3.0	2.0	1533	$2,300	$1.50	22d	1	0.10mi
1166 Booth Rd SW #409 Marietta, GA	2.0	2.0	1147	$1,595	$1.39	44d	1	0.11mi
1166 Booth Rd SW #407 Marietta, GA	2.0	2.0	1059	$1,800	$1.70	19d	1	0.11mi
1166 Booth Rd SW Marietta, GA	2.0	2.0	1059	$1,500	$1.42	24d	1	0.17mi
300 E Burns Ct SW Unit D Marietta, GA	2.0	2.0	1100	$1,750	$1.59	24d	1	0.17mi
463 Booth Cir SW Marietta, GA	2.0	2.5	1184	$1,395	$1.18	44d	1	0.19mi
160 Booth Rd SW Unit B Marietta, GA	2.0	2.0	1200	$3,900	$3.25	1d	1	0.24mi
160 Booth Rd SW Unit A Marietta, GA	3.0	2.0	1200	$3,900	$3.25	1d	1	0.24mi
1118 Booth Ct SW Marietta, GA	2.0	2.5	1400	$1,550	$1.11	44d	1	0.28mi
349 W Post Oak Xing SW Marietta, GA	2.0	2.5	1152	$1,720	$1.49	4d	1	0.29mi
1103 Booth Ct SW Marietta, GA	2.0	2.5	1400	$1,590	$1.14	3d	1	0.29mi
1280 Scripps Ct SW Marietta, GA	3.0	2.0	1314	$1,850	$1.41	4d	1	0.33mi
348 Pin Oak Ct SW Marietta, GA	3.0	3.0	1408	$1,750	$1.24	24d	1	0.37mi
1205 Natchez Trce SW Unit A Marietta, GA	2.0	2.0	1175	$1,599	$1.36	13d	1	0.47mi
16 Beech Rd SE Marietta, GA	2.0	2.0	1150	$1,436	$1.25	13d	2	0.56mi
1187 Kendrew Pass Marietta, GA	3.0	2.5	1678	$2,400	$1.43	10d	1	0.64mi
367 Leisure Ct SW Marietta, GA	2.0	1.5	1200	$1,400	$1.17	44d	1	0.77mi
396 Promenade Ct SW Marietta, GA	3.0	2.5	1311	$1,803	$1.38	24d	1	0.78mi
1215 Oakplace Dr SW Unit D Marietta, GA	2.0	2.0	1100	$1,395	$1.27	44d	1	0.78mi
123 Saine Dr SW Marietta, GA	2.0	1.5	1140	$1,395	$1.22	11d	1	0.79mi
123 Saine Dr SW Apt 202 Marietta, GA	2.0	1.5	1140	$1,395	$1.22	44d	1	0.79mi
1380 Old Coach Rd SW Marietta, GA	2.0	1.0	882	$1,600	$1.81	24d	1	0.80mi
662 Bellemeade Dr SW Apt D Marietta, GA	2.0	1.0	1300	$1,299	$1.00	4d	1	0.81mi
662 Bellemeade Dr SW Apt D Marietta, GA	2.0	1.0	925	$1,299	$1.40	21d	1	0.81mi
662 Bellemeade Dr SW Marietta, GA	2.0	1.0	925	$1,299	$1.40	15d	1	0.81mi
1275 Cunningham Rd SW Marietta, GA	2.0–3.0	2.0	1290	$2,108	$1.63	1d	15	0.85mi
218 Walthall Ave SE Unit C08 Marietta, GA	2.0	1.0	955	$1,199	$1.26	24d	1	0.93mi
218 Walthall Ave SE Marietta, GA	2.0	1.0	955	$1,199	$1.26	15d	3	0.93mi
1290 Chapel Dr SW Marietta, GA	2.0	1.0	1000	$1,800	$1.80	24d	1	1.03mi
2047 Ridgestone Lndg SW Marietta, GA	3.0	2.5	1794	$2,399	$1.34	24d	1	1.11mi
1788 Austell Rd SW Marietta, GA	1.0–2.0	1.0	948	$1,450	$1.53	5d	9	1.11mi
1560 Sams St SE Marietta, GA	3.0	2.0	1118	$2,550	$2.28	44d	1	1.12mi
285 Henry St SE Marietta, GA	2.0	1.0	1056	$2,000	$1.89	4d	1	1.12mi
1250 Powder Springs St Marietta, GA	1.0–3.0	1.0–2.0	906	$1,856	$2.05	1d	39	1.13mi
1731 Sams St Unit C1731-G Marietta, GA	2.0	1.0	900	$1,099	$1.22	21d	1	1.33mi
1731 Sams St SE Marietta, GA	2.0	1.0	900	$1,099	$1.22	44d	1	1.33mi
137 Burke St Unit C0137-A Marietta, GA	2.0	1.0	900	$1,099	$1.22	24d	1	1.34mi
1780 Bertram Ln SW Marietta, GA	3.0	2.5	1606	$2,115	$1.32	44d	1	1.41mi

Listing history 17 events

1. 2026-05-18
   historical Active Under Contract 664-char remark

   Show marketing remark (664 chars)

   ****DO NOT DISTURB THE TENANT**** OFFER MUST PRESENTED FOR SHOWINGS OR INSPECTION**** Location, Location, LOCATION! Well-maintained ranch-style home offering immediate cash flow with major system updates already completed, including new plumbing, architectural roof, newer HVAC system, and water heater. The current tenant's lease expires 6/30/26, providing excellent flexibility for an investor to continue generating income or for an owner-occupant to move into a solid, move-in-ready home. Great Cap rate & solid payment history make this a great investment. Showings are not available without an accepted offer. Please DO NOT disturb the tenant.

2. 2026-05-18
   status Under Contract 664-char remark

   Show marketing remark (664 chars)

   ****DO NOT DISTURB THE TENANT**** OFFER MUST PRESENTED FOR SHOWINGS OR INSPECTION**** Location, Location, LOCATION! Well-maintained ranch-style home offering immediate cash flow with major system updates already completed, including new plumbing, architectural roof, newer HVAC system, and water heater. The current tenant's lease expires 6/30/26, providing excellent flexibility for an investor to continue generating income or for an owner-occupant to move into a solid, move-in-ready home. Great Cap rate & solid payment history make this a great investment. Showings are not available without an accepted offer. Please DO NOT disturb the tenant.

3. 2026-05-07
   price $310,000 664-char remark

   Show marketing remark (664 chars)

   ****DO NOT DISTURB THE TENANT**** OFFER MUST PRESENTED FOR SHOWINGS OR INSPECTION**** Location, Location, LOCATION! Well-maintained ranch-style home offering immediate cash flow with major system updates already completed, including new plumbing, architectural roof, newer HVAC system, and water heater. The current tenant's lease expires 6/30/26, providing excellent flexibility for an investor to continue generating income or for an owner-occupant to move into a solid, move-in-ready home. Great Cap rate & solid payment history make this a great investment. Showings are not available without an accepted offer. Please DO NOT disturb the tenant.

4. 2026-05-07
   price $310,000 664-char remark

   Show marketing remark (664 chars)

   ****DO NOT DISTURB THE TENANT**** OFFER MUST PRESENTED FOR SHOWINGS OR INSPECTION**** Location, Location, LOCATION! Well-maintained ranch-style home offering immediate cash flow with major system updates already completed, including new plumbing, architectural roof, newer HVAC system, and water heater. The current tenant's lease expires 6/30/26, providing excellent flexibility for an investor to continue generating income or for an owner-occupant to move into a solid, move-in-ready home. Great Cap rate & solid payment history make this a great investment. Showings are not available without an accepted offer. Please DO NOT disturb the tenant.

5. 2026-03-25
   listed $315,000 Active 664-char remark

   Show marketing remark (664 chars)

   ****DO NOT DISTURB THE TENANT**** OFFER MUST PRESENTED FOR SHOWINGS OR INSPECTION**** Location, Location, LOCATION! Well-maintained ranch-style home offering immediate cash flow with major system updates already completed, including new plumbing, architectural roof, newer HVAC system, and water heater. The current tenant's lease expires 6/30/26, providing excellent flexibility for an investor to continue generating income or for an owner-occupant to move into a solid, move-in-ready home. Great Cap rate & solid payment history make this a great investment. Showings are not available without an accepted offer. Please DO NOT disturb the tenant.

6. 2026-03-25
   listed $315,000 New 664-char remark

   Show marketing remark (664 chars)

   ****DO NOT DISTURB THE TENANT**** OFFER MUST PRESENTED FOR SHOWINGS OR INSPECTION**** Location, Location, LOCATION! Well-maintained ranch-style home offering immediate cash flow with major system updates already completed, including new plumbing, architectural roof, newer HVAC system, and water heater. The current tenant's lease expires 6/30/26, providing excellent flexibility for an investor to continue generating income or for an owner-occupant to move into a solid, move-in-ready home. Great Cap rate & solid payment history make this a great investment. Showings are not available without an accepted offer. Please DO NOT disturb the tenant.

7. 2024-07-31
   historical $1,995
8. 2024-06-26
   price $1,995
9. 2024-06-04
   listed $2,050
10. 2022-10-05
    soldstatus $287,500
11. 2022-10-03
    soldstatus $287,500 Sold
12. 2022-10-03
    soldstatus $287,500 Closed
13. 2022-09-16
    status Pending
14. 2022-09-13
    historical Active Under Contract
15. 2022-09-13
    status Under Contract
16. 2022-09-08
    listed $290,000 New
17. 2022-09-08
    listed $290,000 Active

ⓘ 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: $973 · $81/mo
• Projected year-2 tax: $2,852 · $238/mo
• Expected delta: +$1,879/yr (+$157/mo · 193.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,984
• − Mortgage interest: −$17,365
• − Property taxes: −$973
• − Insurance: −$1,550
• − Repairs & maintenance: −$1,839
• − Management: −$1,839
• − Depreciation: −$9,018
• Taxable loss: −$9,599
• Est. tax savings @ 24.0%: +$2,304
• After-tax cash flow: $-1,570/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: Marietta City
• NCES district ID: 1303510
• Math proficiency: 37% ▼ -8.00%
• Reading proficiency: 38% ▼ -8.00%
• Median HH income: $46,226
• Composite: 32.06/100
• National rank: #5818
• State rank: #55 of 174 in GA

Livability — Marietta

• Score: 83/100
• State rank: #7
• US rank: #976

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marietta, GA
• County: Cobb County · 777,758 people
• City population: 331,369
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 35,547
• Household income: $74,877
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 1407.0

Population outlook (Cobb County) Hauer SSP2

• Today (2025): 868,385 people
• By 2030: 929,614 · +7.1%
• By 2040: 1,047,533 · +20.6%
• By 2050: 1,155,537 · +33.1%
• By 2075: 1,405,030 · +61.8%
• By 2100: 1,555,058 · +79.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Black 39% Hispanic / Latino 35% White 18% Two or more races 8% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Estonian 2% Serbian 1% Slovak 1%
• Foreign-born: 26% · Canada, Vietnam, China
• Languages at home: 62% English-only · Spanish 31% Other Indo-European 2% Chinese 1%

Political lean MEDSL · Cobb

• 2024 margin: D (+14.9) · D 56.9% · R 42.0% · Other 1.1%
• 2008→2024 swing: +24.3pp toward D · 2008: -9.4pp · 2024: 14.9pp
• All cycles: 2024: D+14.9 2020: D+14.3 2016: D+2.1 2012: R+12.6 2008: R+9.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -205.66%
• Current HPI: 257.5596
• Rent YoY: ▲ 3.25%
• 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

+6.9% since first listed

17 events — show timeline

• 2026-05-18 Contingent — FMLS
• 2026-05-18 Pending — GAMLS
• 2026-05-07 Price Changed $310,000 GAMLS
• 2026-05-07 Price Changed $310,000 FMLS
• 2026-03-25 Listed $315,000 GAMLS
• 2026-03-25 Listed $315,000 FMLS
• 2024-07-31 Rental Removed $1,995 GAMLS
• 2024-06-26 Price Changed $1,995 GAMLS
• 2024-06-04 Listed for Rent $2,050 GAMLS
• 2022-10-05 Sold (Public Records) $287,500 Public Records
• 2022-10-03 Sold (MLS) $287,500 FMLS
• 2022-10-03 Sold (MLS) $287,500 GAMLS
• 2022-09-16 Pending — FMLS
• 2022-09-13 Contingent — FMLS
• 2022-09-13 Pending — GAMLS
• 2022-09-08 Listed $290,000 FMLS
• 2022-09-08 Listed $290,000 GAMLS

Property tax history

+11.3%/yr

Latest (2025): $973 · +0.0% YoY. Source: county tax records.