53 Springhedge Ct SE Unit Kennesaw · Smyrna, GA 30080

$184,900

2 bd · 2.0 ba · 1,250 sqft · Condo public records · 55 Days on market

Built 1984 $148/sqft · 26% below area Est $274k · 32% under $355/mo HOA · 17% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +12.5/30.0
• 1% rule +6.2/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• DSCR +3.7/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ground floor 2 bed 2bath condo in Convenient Hillsdale subdivision at a fantastic price! Features include bamboo wood flooring, an enclosed porch for extra storage or living space, and a nice back area for outside seating. Perfect for a homeowner wanting to add their finishing touches or an investor adding to the portfolio. Property is vacant and waiting for you to call your full time Broker to schedule a showing today!

Key facts

• Outside seating
• Enclosed porch
• Bamboo wood flooring

Tags

• BAMBOO WOOD FLOORING
• ENCLOSED PORCH
• OUTSIDE SEATING

Property features AI

Finance

• Other: Located off Spring Road, Windy Hill, or Cobb Parkway; asphalt city streets
• HOA & community: Monthly association fee of $355; HOA covers tennis, pool, swim, water, sewer, trash, structure maintenance, and grounds maintenance; Community amenities include pool, street lights, and tennis courts; Community contains 216 units

Exterior

• Parking: Assigned parking space (total of 1)
• Utilities: Public water; Public sewer; Electric service: 110V with 220V in laundry; Electricity available
• Home design: Condominium; One level (single-story); Resale condition
• Construction: Composition/shingle roof; Other construction materials; Slab foundation
• Exterior features: Rear porch; Other exterior features

Interior

• Kitchen: Cabinets; Laminate counters; Microwave; Refrigerator; Open-concept dining area
• Bedrooms: Master on main; Two main-level bedrooms; Roommate floor plan
• Flooring: Hardwood; Carpet
• Bathrooms: Two full bathrooms (both on the main level); Master bathroom with additional features
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One fireplace with gas starter in the living room; Double-pane windows; Other interior features; 1 common wall (attached unit)
• Laundry & utility: Laundry closet; Laundry located in kitchen; Washer and dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $-26 ($-312/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (2.5% below list).
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.1% vs local median 3.5% in Smyrna — 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 (#27 in GA, #3,621 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, commute A-; Watch: cost of living C-, amenities F.
• Cobb County (suburban): math 39% / reading 45% proficiency, ranked #25 of 174 in GA (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Smyrna Elementary School (math 25% / reading 31%, grade F, #673 of 1,228 statewide, top 55%, 904 students, 54% FRL); Campbell Middle School (math 20% / reading 30%, grade F, #291 of 470 statewide, top 64%, 1,222 students, 55% FRL); Campbell High School (math 20% / reading 16%, grade F, #258 of 424 statewide, top 62%, 2,928 students, 48% FRL).
• Zoned-school proficiency averages 24% at this address vs 42% district-wide (-18 pts) — the specific schools serving this property underperform the Cobb County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.4%/yr); 409 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,625 units permitted in Cobb County in 2024 (389 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 55 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $185k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 22% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,353 (3.0% 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 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.12% ✓
• Cap rate: 6.12%
• Cash-on-cash: -0.60%
• DSCR: 0.97
• GRM: 7.4

CMA / ARV

• ARV (median comp): $273,769
• List price: $184,900
• Delta: -32.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.44% rent growth · sell at horizon

5-year hold

• IRR: -19.4%
• Equity multiple: 0.33×
• Total profit: $-34,551
• Equity at exit: $27,569

10-year hold

• IRR: -16.7%
• Equity multiple: 0.15×
• Total profit: $-43,862
• Equity at exit: $15,987

Cash invested: $51,772 (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 30080

• Rents YoY: 1.4%
• Active inventory: 409
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,072 high
• Mortgage (P&I): −$970
• Tax from tax record: −$261 /mo · $3,130/yr
• Insurance: −$77
• HOA: −$355
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-26

Break-even live

Break-even rent $2,104

Max offer price $180,311

Occupancy floor 96%

Sensitivity live

Price	-10% $79	-5% $26	+0% $-26	+5% $-78	+10% $-131
Rent	-10% $-190	-5% $-108	+0% $-26	+5% $56	+10% $138
Rate	-1.0pp $67	-0.5pp $21	base $-26	+0.5pp $-74	+1.0pp $-123

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
53 Doranne Ct SE #53 Smyrna, GA	2.0	2.0	1250	$1,750	$1.40	22d	1	0.07mi
27 Matawan Cir SE Smyrna, GA	2.0	2.0	1404	$1,995	$1.42	19d	1	0.20mi
27 Matawan Cir SE Smyrna, GA	2.0	2.0	1404	$2,100	$1.50	5d	1	0.20mi
2200 Woodlands Dr SE Smyrna, GA	1.0–2.0	1.0–2.0	890	$2,009	$2.26	0d	60	0.21mi
44 Rumson Ct SE Smyrna, GA	2.0	2.0	1282	$1,800	$1.40	20d	1	0.29mi
2465 Spring Dr SE Smyrna, GA	3.0	2.0	1600	$3,500	$2.19	46d	1	0.30mi
2085 Lake Park Dr SE Smyrna, GA	1.0–2.0	1.0–2.0	965	$2,340	$2.42	0d	119	0.41mi
1836 Roswell St SE Unit 12406 Smyrna, GA	2.0	2.0	1354	$1,861	$1.37	1d	1	0.43mi
2181 Gordon Cir SE Smyrna, GA	3.0	1.0	1250	$2,100	$1.68	46d	1	0.46mi
2121 Windy Hill Rd Marietta, GA	1.0–2.0	1.0–1.5	965	$1,531	$1.59	0d	41	0.47mi
2220 Cobb Pkwy SE Smyrna, GA	2.0	2.0	781	$2,820	$3.61	0d	54	0.50mi
2596 Bates St SE Smyrna, GA	3.0	2.0	1320	$2,695	$2.04	26d	1	0.53mi
2330 Cobb Pkwy SE Smyrna, GA	1.0–2.0	1.0–2.0	950	$1,659	$1.75	23d	33	0.54mi
2330 Cobb Pkwy SE Smyrna, GA	1.0–2.0	1.0–2.0	950	$1,875	$1.97	4d	20	0.54mi
2170 Beech Valley Dr SE Smyrna, GA	3.0	2.0	1270	$2,550	$2.01	1d	1	0.62mi
2170 Beech Valley Dr SE Smyrna, GA	3.0	2.0	1270	$2,550	$2.01	15d	1	0.62mi
2100 Cobb Pkwy SE Smyrna, GA	1.0–2.0	1.0–2.0	953	$2,829	$2.97	0d	16	0.63mi
2350 Cobb Pkwy SE Smyrna, GA	1.0–3.0	1.0–2.0	1000	$1,618	$1.62	0d	28	0.67mi
5172 Afton Way SE Smyrna, GA	3.0	2.0	1456	$2,300	$1.58	26d	1	0.68mi
1267 Ridgecrest Ln SE Smyrna, GA	3.0	2.5	1488	$2,100	$1.41	26d	1	0.70mi
1018 Falling Valley Ct SE Smyrna, GA	3.0	2.5	1400	$4,100	$2.93	0d	1	0.73mi
1858 Shenandoah Valley Ln SE Smyrna, GA	2.0	2.5	1220	$3,850	$3.16	46d	1	0.76mi
2815 Carolyn Dr SE Smyrna, GA	3.0	2.0	1429	$2,500	$1.75	46d	1	0.76mi
1539 Springleaf Ct SE Unit 1539 Smyrna, GA	2.0	2.5	1386	$1,925	$1.39	46d	1	0.77mi
1425 Springleaf Cir SE Smyrna, GA	2.0	2.5	1120	$1,690	$1.51	7d	1	0.77mi
1836 Cumberland Valley Pl SE Smyrna, GA	2.0	1.5	1152	$1,650	$1.43	46d	1	0.77mi
1819 Cumberland Valley Pl SE Smyrna, GA	2.0	2.5	1152	$1,550	$1.35	46d	1	0.78mi
1174 Ridgecrest Ln SE Smyrna, GA	2.0	1.5	1232	$1,868	$1.52	46d	1	0.78mi
1424 Springleaf Cir SE Smyrna, GA	2.0	2.5	1120	$1,550	$1.38	17d	1	0.79mi
100 Calibre Brooke Way SE Smyrna, GA	1.0–2.0	1.0–2.0	1015	$1,950	$1.92	6d	10	0.79mi
1822 Cumberland Valley Pl SE Smyrna, GA	2.0	1.5	1250	$1,700	$1.36	46d	1	0.79mi
1820 Cumberland Valley Pl SE Smyrna, GA	2.0	2.5	1152	$3,750	$3.26	46d	1	0.79mi
1695 Wynndowne Trl SE Smyrna, GA	2.0	2.5	1054	$3,300	$3.13	46d	1	0.80mi
5031 Bell Dr SE Smyrna, GA	2.0	2.0	1319	$2,200	$1.67	21d	1	0.80mi
5078 Afton Way SE Smyrna, GA	2.0	2.5	1412	$2,400	$1.70	21d	1	0.80mi
1802 Cumberland Valley Pl SE Smyrna, GA	3.0	3.5	1451	$4,650	$3.20	1d	1	0.82mi
1677 Wynndowne Trl SE Smyrna, GA	2.0	2.5	1054	$1,950	$1.85	26d	1	0.83mi
1675 Wynndowne Trl SE Smyrna, GA	2.0	2.0	1070	$1,800	$1.68	12d	1	0.83mi
1668 Wynndowne Trl SE Smyrna, GA	2.0	2.5	1054	$1,400	$1.33	7d	1	0.84mi
1400 Galleria Ln SE Smyrna, GA	1.0–3.0	1.0–2.0	1017	$1,599	$1.57	5d	16	0.85mi

HOA detail condo

• Monthly dues: $355 · $4,260/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-22
   days on market $184,900 Active 55 DOM
2. 2026-06-21
   pricedays on market $184,900 Active 54 DOM
3. 2026-06-18
   days on market $187,500 Active 51 DOM
4. 2026-06-17
   days on market $187,500 Active 50 DOM
5. 2026-06-16
   days on market $187,500 Active 49 DOM
6. 2026-06-15
   days on market $187,500 Active 48 DOM
7. 2026-06-13
   days on market $187,500 Active 46 DOM
8. 2026-06-13
   pricedays on market $187,500 Active 45 DOM
9. 2026-06-09
   days on market $185,000 Active 42 DOM
10. 2026-06-08
    days on market $185,000 Active 41 DOM
11. 2026-06-07
    days on market $185,000 Active 40 DOM
12. 2026-06-04
    days on market $185,000 Active 37 DOM
13. 2026-06-03
    days on market $185,000 Active 36 DOM
14. 2026-06-02
    days on market $185,000 Active 35 DOM
15. 2026-06-01
    days on market $185,000 Active 34 DOM
16. 2026-05-31
    days on market $185,000 Active 33 DOM
17. 2026-05-12
    price $185,000 423-char remark

    Show marketing remark (423 chars)

    Ground floor 2 bed 2bath condo in Convenient Hillsdale subdivision at a fantastic price! Features include bamboo wood flooring, an enclosed porch for extra storage or living space, and a nice back area for outside seating. Perfect for a homeowner wanting to add their finishing touches or an investor adding to the portfolio. Property is vacant and waiting for you to call your full time Broker to schedule a showing today!

18. 2026-05-12
    price $185,000 423-char remark

    Show marketing remark (423 chars)

    Ground floor 2 bed 2bath condo in Convenient Hillsdale subdivision at a fantastic price! Features include bamboo wood flooring, an enclosed porch for extra storage or living space, and a nice back area for outside seating. Perfect for a homeowner wanting to add their finishing touches or an investor adding to the portfolio. Property is vacant and waiting for you to call your full time Broker to schedule a showing today!

19. 2026-05-04
    price $190,000 423-char remark

    Show marketing remark (423 chars)

    Ground floor 2 bed 2bath condo in Convenient Hillsdale subdivision at a fantastic price! Features include bamboo wood flooring, an enclosed porch for extra storage or living space, and a nice back area for outside seating. Perfect for a homeowner wanting to add their finishing touches or an investor adding to the portfolio. Property is vacant and waiting for you to call your full time Broker to schedule a showing today!

20. 2026-05-04
    price $190,000 423-char remark

    Show marketing remark (423 chars)

    Ground floor 2 bed 2bath condo in Convenient Hillsdale subdivision at a fantastic price! Features include bamboo wood flooring, an enclosed porch for extra storage or living space, and a nice back area for outside seating. Perfect for a homeowner wanting to add their finishing touches or an investor adding to the portfolio. Property is vacant and waiting for you to call your full time Broker to schedule a showing today!

21. 2026-04-28
    listed $215,000 New 423-char remark

    Show marketing remark (423 chars)

    Ground floor 2 bed 2bath condo in Convenient Hillsdale subdivision at a fantastic price! Features include bamboo wood flooring, an enclosed porch for extra storage or living space, and a nice back area for outside seating. Perfect for a homeowner wanting to add their finishing touches or an investor adding to the portfolio. Property is vacant and waiting for you to call your full time Broker to schedule a showing today!

22. 2026-04-28
    listed $215,000 Active 423-char remark

    Show marketing remark (423 chars)

    Ground floor 2 bed 2bath condo in Convenient Hillsdale subdivision at a fantastic price! Features include bamboo wood flooring, an enclosed porch for extra storage or living space, and a nice back area for outside seating. Perfect for a homeowner wanting to add their finishing touches or an investor adding to the portfolio. Property is vacant and waiting for you to call your full time Broker to schedule a showing today!

23. 2026-04-08
    soldstatus $90,000
24. 1995-02-22
    soldstatus $55,000

ⓘ 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: $3,130 · $261/mo
• Projected year-2 tax: $3,130 · $261/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% 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: $24,859
• − Mortgage interest: −$10,357
• − Property taxes: −$3,130
• − Insurance: −$924
• − Repairs & maintenance: −$1,989
• − Management: −$1,989
• − HOA: −$4,260
• − Depreciation: −$5,379
• Taxable loss: −$3,169
• Est. tax savings @ 24.0%: +$761
• After-tax cash flow: $449/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: Cobb County
• NCES district ID: 1301290
• Math proficiency: 39% ▼ -15.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $68,845
• Composite: 37.93/100
• National rank: #4308
• State rank: #25 of 174 in GA

Livability — Smyrna

• Score: 76/100
• State rank: #27
• US rank: #3621

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Smyrna, GA
• County: Cobb County · 777,758 people
• City population: 80,612
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 53,316
• Household income: $91,957
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 3023.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 38% Black 33% Hispanic / Latino 14% Two or more races 9% Asian 8%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 16% · Canada, China, Jamaica
• Languages at home: 78% English-only · Spanish 12% Other Indo-European 4% Other Asian/Pacific 2%

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: ▼ -311.51%
• Current HPI: 249.7217
• Rent YoY: ▲ 1.44%
• 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

+240.9% since first listed

10 events — show timeline

• 2026-06-12 Price Changed $187,500 FMLS
• 2026-06-12 Price Changed $187,500 GAMLS
• 2026-05-12 Price Changed $185,000 FMLS
• 2026-05-12 Price Changed $185,000 GAMLS
• 2026-05-04 Price Changed $190,000 GAMLS
• 2026-05-04 Price Changed $190,000 FMLS
• 2026-04-28 Listed $215,000 FMLS
• 2026-04-28 Listed $215,000 GAMLS
• 2026-04-08 Sold (Public Records) $90,000 Public Records
• 1995-02-22 Sold (Public Records) $55,000 Public Records

Property tax history

+15.3%/yr

Latest (2025): $3,130 · +0.0% YoY. Source: county tax records.