730 Reeves Lake Dr · Marietta, GA 30064

$414,900

4 bd · 3.5 ba · 2,741 sqft · SingleFamily public records · 302 Days on market

Built 2000 7,840 sqft lot $151/sqft · 26% below area Est $594k · 30% under $138/mo HOA · 5% of rent

---

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 +6.8/30.0
• Rent growth +4.6/5.0
• Livability +4.2/5.0
• Schools +3.8/10.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SPECIAL FINANCING - LOW FIXED INTEREST RATE OPPORTUNITIES WITH FULL PRICE OFFER, THROUGH PREFERRED LENDER! This spacious 4-bedroom, 3.5-bath home has been beautifully updated with NEW ROOF, full interior paint, new light fixtures, new LVP flooring, and plush carpet throughout. The kitchen features freshly painted cabinets, and the bathrooms have been tastefully refreshed. The finished basement includes a private bedroom and full bath perfect for guests.

Key facts

• Plush carpet
• New light fixtures
• New lvp flooring

Tags

• FULL INTERIOR PAINT
• NEW LIGHT FIXTURES
• NEW LVP FLOORING
• PLUSH CARPET
• FRESHLY PAINTED CABINETS
• TASTEFULLY REFRESHED BATHROOMS

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $415k.

Deal economics

• At list price, monthly cash flow is $-651 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $300k (27.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $276k (33.4% below list).
• Recommended offer: $276k (33.4% below list) — sets the bar for 1% rule.
• Cap rate 4.4% 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+.
• 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.
• Market conditions: Rents rising fast (+8.5%/yr); 418 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $3k of loan paydown is wiped out by about $12k 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 302 days — a 12% lower offer ($365k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 11y ago; this cycle's ask has dropped $45k (10%) 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $276,279 (33.4% 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 302 days. Have you received any prior offers? Is the seller open to a 33% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 0.67% ✗
• Cap rate: 4.41%
• Cash-on-cash: -6.73%
• DSCR: 0.70
• GRM: 12.5

CMA / ARV

• ARV (median comp): $594,328
• List price: $414,900
• Delta: -30.19%
• 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
842 Laurel Crest Ct SW	0.26mi	4/3.5	2,903 (+6%)	10mo	$500,000	$172	70
978 Laurel Springs Ln SW	0.45mi	4/3.0	2,590 (-6%)	1mo	$495,000	$191	68
978 Denmeade Walk SW	0.30mi	4/2.5	2,923 (+7%)	8mo	$654,000	$224	64
808 Chestnut Hill Rd SW	0.42mi	3/2.0 (-1)	2,656 (-3%)	1mo	$425,000	$160	63
966 Laurel Springs Ln SW	0.43mi	4/2.5	2,692 (-2%)	12mo	$515,000	$191	63
651 Chestnut Hill Rd SW	0.59mi	4/3.0	2,684 (-2%)	5mo	$775,000	$289	63
823 Laurel Crest Ct SW	0.29mi	4/3.0	3,034 (+11%)	11mo	$650,000	$214	57
985 Laurel Springs Ln	0.47mi	4/2.5	2,576 (-6%)	9mo	$485,000	$188	57
1001 Chestnut Hill Rd SW	0.63mi	3/2.0 (-1)	2,816 (+3%)	2mo	$559,900	$199	54
644 Laurel Wood Dr	0.55mi	3/3.0 (-1)	3,080 (+12%)	1mo	$403,200	$131	46
852 Hickory Dr SW	0.63mi	3/3.0 (-1)	2,952 (+8%)	6mo	$475,000	$161	46
685 Trailwood Ln SW	0.73mi	4/2.5	2,876 (+5%)	12mo	$655,000	$228	44

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -22.6%
• Equity multiple: 0.19×
• Total profit: $-94,090
• Equity at exit: $61,863

10-year hold

• IRR: -7.8%
• Equity multiple: 0.41×
• Total profit: $-68,805
• Equity at exit: $35,873

Cash invested: $116,172 (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 30064

• Rents YoY: 8.5%
• Active inventory: 418
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $2,763 high
• Mortgage (P&I): −$2,176
• Tax from tax record: −$347 /mo · $4,167/yr
• Insurance: −$173
• HOA: −$138
• Vacancy / Maint / Mgmt: −$580
• Net cashflow: $-651

Break-even live

Break-even rent $3,587

Max offer price $299,848

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: $103,725
• Closing costs: $12,447
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1052 Laurel Valley Dr SW Marietta, GA	4.0	2.5	2695	$2,845	$1.06	24d	1	0.21mi
1186 Arrowlake Rd Marietta, GA	3.0	2.5	2064	$2,700	$1.31	43d	1	0.54mi
1174 Arrowlake Rd Marietta, GA	3.0	2.5	1962	$2,695	$1.37	4d	1	0.55mi
1159 Arrowlake Rd Unit 1159 Marietta, GA	3.0	2.5	2000	$2,950	$1.48	18d	1	0.57mi
438 Bannon Way Marietta, GA	3.0	2.5	1897	$3,000	$1.58	5d	1	0.92mi
981 Brownstone Ln #17 Marietta, GA	3.0	2.5	2480	$2,750	$1.11	43d	1	1.11mi
260 Manning Rd SW #108 Marietta, GA	3.0	3.5	2172	$2,195	$1.01	43d	1	1.31mi
260 Manning Rd SW #155 Marietta, GA	3.0	2.5	2138	$2,500	$1.17	4d	1	1.43mi
2047 Ridgestone Lndg SW Marietta, GA	3.0	2.5	1794	$2,399	$1.34	24d	1	1.48mi

HOA detail

• Monthly dues: $138 · $1,656/yr

Listing history 50 events

1. 2026-06-18
   days on market $414,900 Active 302 DOM
2. 2026-06-17
   days on market $414,900 Active 301 DOM
3. 2026-06-16
   days on market $414,900 Active 300 DOM
4. 2026-06-15
   days on market $414,900 Active 299 DOM
5. 2026-06-13
   days on market $414,900 Active 297 DOM
6. 2026-06-13
   days on market $414,900 Active 296 DOM
7. 2026-06-09
   days on market $414,900 Active 293 DOM
8. 2026-06-08
   days on market $414,900 Active 292 DOM
9. 2026-06-07
   days on market $414,900 Active 291 DOM
10. 2026-06-04
    days on market $414,900 Active 288 DOM
11. 2026-06-03
    days on market $414,900 Active 287 DOM
12. 2026-06-02
    days on market $414,900 Active 286 DOM
13. 2026-06-02
    price $414,900 Active 285 DOM
14. 2026-06-01
    days on market $424,900 Active 285 DOM
15. 2026-05-31
    days on market $424,900 Active 284 DOM
16. 2026-04-27
    price $424,900 457-char remark

    Show marketing remark (456 chars)

    SPECIAL FINANCING - LOW FIXED INTEREST RATE OPPORTUNITIES WITH FULL PRICE OFFER, THROUGH PREFERRED LENDER! This spacious 4-bedroom, 3.5-bath home has been beautifully updated with NEW ROOF full interior paint, new light fixtures, new LVP flooring, and plush carpet throughout. The kitchen features freshly painted cabinets, and the bathrooms have been tastefully refreshed. The finished basement includes a private bedroom and full bath perfect for guests.

17. 2026-04-27
    price $424,900 456-char remark

    Show marketing remark (456 chars)

    SPECIAL FINANCING - LOW FIXED INTEREST RATE OPPORTUNITIES WITH FULL PRICE OFFER, THROUGH PREFERRED LENDER! This spacious 4-bedroom, 3.5-bath home has been beautifully updated with NEW ROOF full interior paint, new light fixtures, new LVP flooring, and plush carpet throughout. The kitchen features freshly painted cabinets, and the bathrooms have been tastefully refreshed. The finished basement includes a private bedroom and full bath perfect for guests.

18. 2026-03-31
    price $434,900 457-char remark

    Show marketing remark (456 chars)

    SPECIAL FINANCING - LOW FIXED INTEREST RATE OPPORTUNITIES WITH FULL PRICE OFFER, THROUGH PREFERRED LENDER! This spacious 4-bedroom, 3.5-bath home has been beautifully updated with NEW ROOF full interior paint, new light fixtures, new LVP flooring, and plush carpet throughout. The kitchen features freshly painted cabinets, and the bathrooms have been tastefully refreshed. The finished basement includes a private bedroom and full bath perfect for guests.

19. 2026-03-31
    price $434,900 456-char remark

    Show marketing remark (456 chars)

    SPECIAL FINANCING - LOW FIXED INTEREST RATE OPPORTUNITIES WITH FULL PRICE OFFER, THROUGH PREFERRED LENDER! This spacious 4-bedroom, 3.5-bath home has been beautifully updated with NEW ROOF full interior paint, new light fixtures, new LVP flooring, and plush carpet throughout. The kitchen features freshly painted cabinets, and the bathrooms have been tastefully refreshed. The finished basement includes a private bedroom and full bath perfect for guests.

20. 2026-02-16
    price $429,900 457-char remark

    Show marketing remark (456 chars)

    SPECIAL FINANCING - LOW FIXED INTEREST RATE OPPORTUNITIES WITH FULL PRICE OFFER, THROUGH PREFERRED LENDER! This spacious 4-bedroom, 3.5-bath home has been beautifully updated with NEW ROOF full interior paint, new light fixtures, new LVP flooring, and plush carpet throughout. The kitchen features freshly painted cabinets, and the bathrooms have been tastefully refreshed. The finished basement includes a private bedroom and full bath perfect for guests.

21. 2026-02-16
    price $429,900 456-char remark

    Show marketing remark (456 chars)

    SPECIAL FINANCING - LOW FIXED INTEREST RATE OPPORTUNITIES WITH FULL PRICE OFFER, THROUGH PREFERRED LENDER! This spacious 4-bedroom, 3.5-bath home has been beautifully updated with NEW ROOF full interior paint, new light fixtures, new LVP flooring, and plush carpet throughout. The kitchen features freshly painted cabinets, and the bathrooms have been tastefully refreshed. The finished basement includes a private bedroom and full bath perfect for guests.

22. 2026-01-15
    price $437,900 456-char remark

    Show marketing remark (456 chars)

    SPECIAL FINANCING - LOW FIXED INTEREST RATE OPPORTUNITIES WITH FULL PRICE OFFER, THROUGH PREFERRED LENDER! This spacious 4-bedroom, 3.5-bath home has been beautifully updated with NEW ROOF full interior paint, new light fixtures, new LVP flooring, and plush carpet throughout. The kitchen features freshly painted cabinets, and the bathrooms have been tastefully refreshed. The finished basement includes a private bedroom and full bath perfect for guests.

23. 2026-01-14
    price $437,900 457-char remark

    Show marketing remark (456 chars)

    SPECIAL FINANCING - LOW FIXED INTEREST RATE OPPORTUNITIES WITH FULL PRICE OFFER, THROUGH PREFERRED LENDER! This spacious 4-bedroom, 3.5-bath home has been beautifully updated with NEW ROOF full interior paint, new light fixtures, new LVP flooring, and plush carpet throughout. The kitchen features freshly painted cabinets, and the bathrooms have been tastefully refreshed. The finished basement includes a private bedroom and full bath perfect for guests.

24. 2026-01-14
    price $437,000 456-char remark

    Show marketing remark (456 chars)

    SPECIAL FINANCING - LOW FIXED INTEREST RATE OPPORTUNITIES WITH FULL PRICE OFFER, THROUGH PREFERRED LENDER! This spacious 4-bedroom, 3.5-bath home has been beautifully updated with NEW ROOF full interior paint, new light fixtures, new LVP flooring, and plush carpet throughout. The kitchen features freshly painted cabinets, and the bathrooms have been tastefully refreshed. The finished basement includes a private bedroom and full bath perfect for guests.

25. 2025-11-18
    price $439,000 456-char remark

    Show marketing remark (457 chars)

    SPECIAL FINANCING - LOW FIXED INTEREST RATE OPPORTUNITIES WITH FULL PRICE OFFER, THROUGH PREFERRED LENDER! This spacious 4-bedroom, 3.5-bath home has been beautifully updated with NEW ROOF, full interior paint, new light fixtures, new LVP flooring, and plush carpet throughout. The kitchen features freshly painted cabinets, and the bathrooms have been tastefully refreshed. The finished basement includes a private bedroom and full bath perfect for guests.

26. 2025-11-18
    price $439,000 457-char remark

    Show marketing remark (457 chars)

    SPECIAL FINANCING - LOW FIXED INTEREST RATE OPPORTUNITIES WITH FULL PRICE OFFER, THROUGH PREFERRED LENDER! This spacious 4-bedroom, 3.5-bath home has been beautifully updated with NEW ROOF, full interior paint, new light fixtures, new LVP flooring, and plush carpet throughout. The kitchen features freshly painted cabinets, and the bathrooms have been tastefully refreshed. The finished basement includes a private bedroom and full bath perfect for guests.

27. 2025-11-06
    price $439,900 456-char remark

    Show marketing remark (457 chars)

    SPECIAL FINANCING - LOW FIXED INTEREST RATE OPPORTUNITIES WITH FULL PRICE OFFER, THROUGH PREFERRED LENDER! This spacious 4-bedroom, 3.5-bath home has been beautifully updated with NEW ROOF, full interior paint, new light fixtures, new LVP flooring, and plush carpet throughout. The kitchen features freshly painted cabinets, and the bathrooms have been tastefully refreshed. The finished basement includes a private bedroom and full bath perfect for guests.

28. 2025-11-06
    price $439,900 457-char remark

    Show marketing remark (457 chars)

    SPECIAL FINANCING - LOW FIXED INTEREST RATE OPPORTUNITIES WITH FULL PRICE OFFER, THROUGH PREFERRED LENDER! This spacious 4-bedroom, 3.5-bath home has been beautifully updated with NEW ROOF, full interior paint, new light fixtures, new LVP flooring, and plush carpet throughout. The kitchen features freshly painted cabinets, and the bathrooms have been tastefully refreshed. The finished basement includes a private bedroom and full bath perfect for guests.

29. 2025-09-30
    price $444,900 457-char remark

    Show marketing remark (456 chars)

    SPECIAL FINANCING - LOW FIXED INTEREST RATE OPPORTUNITIES WITH FULL PRICE OFFER, THROUGH PREFERRED LENDER! This spacious 4-bedroom, 3.5-bath home has been beautifully updated with NEW ROOF full interior paint, new light fixtures, new LVP flooring, and plush carpet throughout. The kitchen features freshly painted cabinets, and the bathrooms have been tastefully refreshed. The finished basement includes a private bedroom and full bath perfect for guests.

30. 2025-09-30
    price $444,900 456-char remark

    Show marketing remark (456 chars)

    SPECIAL FINANCING - LOW FIXED INTEREST RATE OPPORTUNITIES WITH FULL PRICE OFFER, THROUGH PREFERRED LENDER! This spacious 4-bedroom, 3.5-bath home has been beautifully updated with NEW ROOF full interior paint, new light fixtures, new LVP flooring, and plush carpet throughout. The kitchen features freshly painted cabinets, and the bathrooms have been tastefully refreshed. The finished basement includes a private bedroom and full bath perfect for guests.

31. 2025-09-07
    status Back On Market 456-char remark

    Show marketing remark (457 chars)

    SPECIAL FINANCING - LOW FIXED INTEREST RATE OPPORTUNITIES WITH FULL PRICE OFFER, THROUGH PREFERRED LENDER! This spacious 4-bedroom, 3.5-bath home has been beautifully updated with NEW ROOF, full interior paint, new light fixtures, new LVP flooring, and plush carpet throughout. The kitchen features freshly painted cabinets, and the bathrooms have been tastefully refreshed. The finished basement includes a private bedroom and full bath perfect for guests.

32. 2025-09-07
    status Active 457-char remark

    Show marketing remark (457 chars)

    SPECIAL FINANCING - LOW FIXED INTEREST RATE OPPORTUNITIES WITH FULL PRICE OFFER, THROUGH PREFERRED LENDER! This spacious 4-bedroom, 3.5-bath home has been beautifully updated with NEW ROOF, full interior paint, new light fixtures, new LVP flooring, and plush carpet throughout. The kitchen features freshly painted cabinets, and the bathrooms have been tastefully refreshed. The finished basement includes a private bedroom and full bath perfect for guests.

33. 2025-08-25
    status Pending 457-char remark

    Show marketing remark (456 chars)

    SPECIAL FINANCING - LOW FIXED INTEREST RATE OPPORTUNITIES WITH FULL PRICE OFFER, THROUGH PREFERRED LENDER! This spacious 4-bedroom, 3.5-bath home has been beautifully updated with NEW ROOF full interior paint, new light fixtures, new LVP flooring, and plush carpet throughout. The kitchen features freshly painted cabinets, and the bathrooms have been tastefully refreshed. The finished basement includes a private bedroom and full bath perfect for guests.

34. 2025-08-25
    status Under Contract 456-char remark

    Show marketing remark (456 chars)

    SPECIAL FINANCING - LOW FIXED INTEREST RATE OPPORTUNITIES WITH FULL PRICE OFFER, THROUGH PREFERRED LENDER! This spacious 4-bedroom, 3.5-bath home has been beautifully updated with NEW ROOF full interior paint, new light fixtures, new LVP flooring, and plush carpet throughout. The kitchen features freshly painted cabinets, and the bathrooms have been tastefully refreshed. The finished basement includes a private bedroom and full bath perfect for guests.

35. 2025-08-21
    price $449,900 457-char remark

    Show marketing remark (456 chars)

    SPECIAL FINANCING - LOW FIXED INTEREST RATE OPPORTUNITIES WITH FULL PRICE OFFER, THROUGH PREFERRED LENDER! This spacious 4-bedroom, 3.5-bath home has been beautifully updated with NEW ROOF full interior paint, new light fixtures, new LVP flooring, and plush carpet throughout. The kitchen features freshly painted cabinets, and the bathrooms have been tastefully refreshed. The finished basement includes a private bedroom and full bath perfect for guests.

36. 2025-08-21
    price $449,900 456-char remark

    Show marketing remark (456 chars)

    SPECIAL FINANCING - LOW FIXED INTEREST RATE OPPORTUNITIES WITH FULL PRICE OFFER, THROUGH PREFERRED LENDER! This spacious 4-bedroom, 3.5-bath home has been beautifully updated with NEW ROOF full interior paint, new light fixtures, new LVP flooring, and plush carpet throughout. The kitchen features freshly painted cabinets, and the bathrooms have been tastefully refreshed. The finished basement includes a private bedroom and full bath perfect for guests.

37. 2025-08-07
    listed $459,900 New 456-char remark

    Show marketing remark (457 chars)

    SPECIAL FINANCING - LOW FIXED INTEREST RATE OPPORTUNITIES WITH FULL PRICE OFFER, THROUGH PREFERRED LENDER! This spacious 4-bedroom, 3.5-bath home has been beautifully updated with NEW ROOF, full interior paint, new light fixtures, new LVP flooring, and plush carpet throughout. The kitchen features freshly painted cabinets, and the bathrooms have been tastefully refreshed. The finished basement includes a private bedroom and full bath perfect for guests.

38. 2025-08-07
    listed $459,900 Active 457-char remark

    Show marketing remark (457 chars)

    SPECIAL FINANCING - LOW FIXED INTEREST RATE OPPORTUNITIES WITH FULL PRICE OFFER, THROUGH PREFERRED LENDER! This spacious 4-bedroom, 3.5-bath home has been beautifully updated with NEW ROOF, full interior paint, new light fixtures, new LVP flooring, and plush carpet throughout. The kitchen features freshly painted cabinets, and the bathrooms have been tastefully refreshed. The finished basement includes a private bedroom and full bath perfect for guests.

39. 2025-07-08
    soldstatus $375,000
40. 2025-05-31
    historical
41. 2025-05-31
    historical
42. 2025-04-17
    price $475,000
43. 2025-04-17
    price $475,000
44. 2025-02-26
    listed $480,000 Active
45. 2025-02-20
    historical
46. 2025-02-13
    listed $480,000 New
47. 2024-10-04
    historical
48. 2024-10-04
    historical
49. 2024-09-03
    listed $499,000 Active
50. 2024-08-22
    historical

ⓘ 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: $4,167 · $347/mo
• Projected year-2 tax: $4,167 · $347/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 3/10 Moderate
• 🌡 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: $33,153
• − Mortgage interest: −$23,241
• − Property taxes: −$4,167
• − Insurance: −$2,074
• − Repairs & maintenance: −$2,652
• − Management: −$2,652
• − HOA: −$1,656
• − Depreciation: −$12,070
• Taxable loss: −$15,359
• Est. tax savings @ 24.0%: +$3,686
• After-tax cash flow: $-4,129/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 — 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

• County: Cobb County · 777,758 people
• City population: 331,369
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 52,125
• Household income: $122,195
• Rent vs Own: 17.0% rent · 83.0% own
• Severe rent burden: 1017.0

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 0.59)
• Race & ethnicity: White 59% Black 23% Hispanic / Latino 10% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 4% Lithuanian 3% Italian 2%
• Foreign-born: 10% · Canada
• Languages at home: 87% English-only · Spanish 8% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -279.22%
• Current HPI: 257.1402
• Rent YoY: ▲ 8.47%
• 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

+88.8% since first listed

58 events — show timeline

• 2026-04-27 Price Changed $424,900 FMLS
• 2026-04-27 Price Changed $424,900 GAMLS
• 2026-03-31 Price Changed $434,900 FMLS
• 2026-03-31 Price Changed $434,900 GAMLS
• 2026-02-16 Price Changed $429,900 FMLS
• 2026-02-16 Price Changed $429,900 GAMLS
• 2026-01-15 Price Changed $437,900 GAMLS
• 2026-01-14 Price Changed $437,900 FMLS
• 2026-01-14 Price Changed $437,000 GAMLS
• 2025-11-18 Price Changed $439,000 GAMLS
• 2025-11-18 Price Changed $439,000 FMLS
• 2025-11-06 Price Changed $439,900 GAMLS
• 2025-11-06 Price Changed $439,900 FMLS
• 2025-09-30 Price Changed $444,900 FMLS
• 2025-09-30 Price Changed $444,900 GAMLS
• 2025-09-07 Relisted — GAMLS
• 2025-09-07 Relisted — FMLS
• 2025-08-25 Pending — FMLS
• 2025-08-25 Pending — GAMLS
• 2025-08-21 Price Changed $449,900 FMLS
• 2025-08-21 Price Changed $449,900 GAMLS
• 2025-08-07 Listed $459,900 FMLS
• 2025-08-07 Listed $459,900 GAMLS
• 2025-07-08 Sold (Public Records) $375,000 Public Records
• 2025-05-31 Listing Removed — FMLS
• 2025-05-31 Listing Removed — GAMLS
• 2025-04-17 Price Changed $475,000 GAMLS
• 2025-04-17 Price Changed $475,000 FMLS
• 2025-02-26 Listed $480,000 FMLS
• 2025-02-20 Coming Soon — FMLS
• 2025-02-13 Listed $480,000 GAMLS
• 2024-10-04 Listing Removed — GAMLS
• 2024-10-04 Listing Removed — FMLS
• 2024-09-03 Listed $499,000 FMLS
• 2024-08-22 Coming Soon — FMLS
• 2024-08-22 Listed $499,000 GAMLS
• 2024-06-27 Listing Removed — GAMLS
• 2024-06-27 Listing Removed — FMLS
• 2024-05-07 Price Changed $520,000 GAMLS
• 2024-05-07 Price Changed $520,000 FMLS
• 2024-04-24 Relisted — GAMLS
• 2024-04-24 Relisted — FMLS
• 2024-04-16 Pending — GAMLS
• 2024-04-16 Pending — FMLS
• 2024-04-09 Listed $530,000 FMLS
• 2024-04-04 Listed $530,000 GAMLS
• 2018-08-03 Sold (Public Records) $304,000 Public Records
• 2016-03-01 Price Changed $219,100 GAMLS
• 2016-02-19 Sold (Public Records) $215,200 Public Records
• 2016-02-15 Price Changed $219,100 FMLS
• 2016-02-15 Price Changed $225,000 FMLS
• 2016-02-12 Sold (MLS) $219,100 GAMLS
• 2016-02-12 Sold (MLS) $219,100 FMLS
• 2016-01-06 Contingent — FMLS
• 2016-01-06 Pending — GAMLS
• 2016-01-06 Price Changed $225,000 GAMLS
• 2015-10-30 Listed $225,000 GAMLS
• 2015-10-30 Listed $225,000 FMLS

Property tax history

+5.0%/yr

Latest (2025): $4,167 · -0.1% YoY. Source: county tax records.