1084 Huntington Trce SE · Smyrna, GA 30082

$209,900

2 bd · 2.5 ba · 1,280 sqft · Townhouse public records · 48 Days on market

Built 1982 4,464 sqft lot $164/sqft · 19% below area Est $259k · 19% 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 +15.1/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• 1% rule +3.8/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this townhome in the heart of Smyrna, offering the perfect blend of comfort, convenience, and low-maintenance living. Located in a quiet, well-kept community, this home features a bright and open layout with great natural light throughout. The main level includes a spacious living area, dining space, and a functional kitchen with ample storage-ideal for everyday living and entertaining. Upstairs, you'll find well-sized bedrooms that provide privacy and flexibility for guests, a home office, or a roommate setup. Enjoy outdoor living on the private back deck overlooking a wooded backdrop, perfect for relaxing or hosting friends. Situated just minutes from The Battery, Truist Park, shopping, dining, and major highways, this location offers unbeatable access to everything Smyrna and Vinings have to offer. Whether you're a first-time buyer, downsizing, or seeking an investment opportunity, this home delivers exceptional value in a highly desirable area.

Key facts

• Wooded backdrop
• Private back deck
• Unbeatable access

Tags

• PRIVATE BACK DECK
• WOODED BACKDROP
• UNBEATABLE ACCESS

Property features AI

Finance

• Other: Property located in Huntington Trace (Lot 43 Block A); Paved road frontage; GPS friendly directions; Property is part of a single-unit community
• HOA & community: Community features reported (other)

Exterior

• Utilities: Public water; Public sewer; Electric service reported as other; Other utilities reported
• Home design: Two levels; Resale property; Ownership type reported as other
• Construction: Construction materials reported as other; Roof reported as other
• Exterior features: Deck; Other exterior features reported; Other structures present

Interior

• Kitchen: Kitchen features reported (other)
• Bedrooms: Two bedrooms on the upper level; Bedroom features listed as other
• Flooring: Flooring type reported as other
• Bathrooms: Two full bathrooms; One half bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One fireplace located in the family room; Open concept dining area; Other interior features reported
• Laundry & utility: Laundry features reported (other)

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $210k.

Deal economics

• At list price, monthly cash flow is $68 ($817/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 $185k (11.9% below list).
• Recommended offer: $185k (11.9% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Griffin Middle School (math 15% / reading 28%, grade F, #339 of 470 statewide, top 72%, 994 students, 52% 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 20% at this address vs 42% district-wide (-22 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 (+3.1%/yr); 213 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $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 48 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 3 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 $62k; list at $210k implies a 239% gain — meaningful room to come down on a strong offer.

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 $184,962 (11.9% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.88% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.39%
• DSCR: 1.06
• GRM: 9.5

CMA / ARV

• ARV (median comp): $258,521
• List price: $209,900
• Delta: -18.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1104 Huntington Trce SE	0.04mi	2/2.5	1,292 (+1%)	5mo	$264,500	$205	92
1102 Huntington Trce SE	0.03mi	3/2.5 (+1)	1,280 (0%)	9mo	$162,500	$127	86
1046 Huntington Trce	0.10mi	2/2.5	1,292 (+1%)	15mo	$255,000	$197	81
1072 Westfield Trce SE	0.25mi	2/3.5	1,332 (+4%)	3mo	$295,000	$221	75
1368 Poplar Pointe SE	0.41mi	2/2.5	1,332 (+4%)	10mo	$282,000	$212	66
1098 Westfield Trce SE	0.29mi	3/3.5 (+1)	1,320 (+3%)	14mo	$314,000	$238	61
1312 Poplar Pointe SE	0.49mi	2/2.5	1,244 (-3%)	17mo	$270,000	$217	58
1022 Oaks Pkwy SE	0.46mi	2/2.5	1,244 (-3%)	23mo	$277,000	$223	54
1226 Poplar Pointe SE	0.55mi	2/2.5	1,350 (+6%)	18mo	$270,000	$200	50
1379 Poplar Pointe	0.40mi	2/2.5	1,452 (+13%)	17mo	$300,000	$207	45
1104 Magnolia Way SE	0.50mi	2/2.0	1,376 (+8%)	23mo	$312,000	$227	43

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 · 3.12% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.50×
• Total profit: $-29,462
• Equity at exit: $31,297

10-year hold

• IRR: -5.0%
• Equity multiple: 0.67×
• Total profit: $-19,184
• Equity at exit: $18,148

Cash invested: $58,772 (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 30082

• Rents YoY: 3.1%
• Active inventory: 213
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,850 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$205 /mo · $2,459/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $68

Break-even live

Break-even rent $1,763

Max offer price $209,900

Occupancy floor 91%

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1100 Westfield Trce SE Smyrna, GA	2.0	2.5	1320	$2,100	$1.59	12d	1	0.28mi
1100 Westfield Trce SE Smyrna, GA	2.0	2.5	1320	$2,100	$1.59	4d	1	0.28mi
2935 Old Concord Rd SE Smyrna, GA	1.0–4.0	1.0–2.0	1102	$1,499	$1.36	43d	5	0.37mi
685 Smyrna Hill Dr SE Smyrna, GA	1.0–2.0	1.0–2.0	825	$1,518	$1.84	5d	1	0.38mi
1339 Poplar Pointe SE Smyrna, GA	2.0	2.0	1452	$2,000	$1.38	17d	1	0.44mi
3099 Reeves St Unit 1 Smyrna, GA	2.0	1.5	1000	$1,595	$1.59	43d	1	0.48mi
1298 Poplar PT Smyrna, GA	2.0	2.5	1600	$1,600	$1.00	18d	1	0.49mi
1166 Magnolia Way SE Smyrna, GA	2.0	2.5	1292	$2,200	$1.70	43d	1	0.49mi
3104 Biggern Ave SE Smyrna, GA	3.0	2.0	1156	$2,100	$1.82	12d	1	0.64mi
641 Powder Springs St Unit 13 Smyrna, GA	1.0	1.0	950	$1,195	$1.26	43d	1	0.82mi
641 Powder Springs St Smyrna, GA	1.0	1.0	1200	$1,395	$1.16	43d	1	0.82mi
641 Powder Springs St Smyrna, GA	1.0	1.0	950	$1,120	$1.18	24d	1	0.82mi
300 Hurt Rd SE Smyrna, GA	2.0–4.0	2.0	1309	$1,145	$0.87	1d	10	0.83mi
804 Madison Ln SE Smyrna, GA	2.0	2.0	1267	$1,950	$1.54	43d	1	0.83mi
1145 Berkley Dr SE Smyrna, GA	2.0	2.5	1361	$2,300	$1.69	12d	1	0.83mi
708 Madison Ln SE Smyrna, GA	3.0	2.0	1403	$2,275	$1.62	18d	1	0.85mi
1119 Medlin St SE Smyrna, GA	1.0–3.0	1.0–1.5	894	$1,274	$1.42	1d	11	0.86mi
640 Glendale Pl SE Smyrna, GA	1.0–2.0	1.0–1.5	1025	$1,348	$1.32	5d	2	1.01mi
170 Smyrna Powder Springs Rd SE Smyrna, GA	1.0–2.0	1.0	770	$1,150	$1.49	2d	18	1.10mi
331 Smyrna Powder Springs Rd SE Smyrna, GA	3.0	2.0	1431	$2,200	$1.54	20d	1	1.11mi
1109 Powder Springs St SE Smyrna, GA	3.0	2.0	1719	$3,000	$1.75	43d	1	1.14mi
— Marietta, GA	2.0	2.0	1200	$1,800	$1.50	43d	1	1.17mi
2934 Lakemont Dr SW Unit 2936 Marietta, GA	2.0	2.5	1100	$1,495	$1.36	18d	1	1.17mi
2934 Lakemont Dr SW Unit 2936 Marietta, GA	2.0	2.5	1100	$1,295	$1.18	12d	1	1.17mi
2870 Lakemont Dr SW Unit 2870 Marietta, GA	2.0	2.5	1176	$1,300	$1.11	17d	1	1.21mi
3740 Walton Way SE Smyrna, GA	1.0–3.0	1.0–2.0	1222	$1,687	$1.38	1d	11	1.26mi
2870 Personality Pkwy SW Marietta, GA	2.0–3.0	1.5–2.5	1150	$1,395	$1.21	2d	16	1.26mi
970 Windy Hill Rd SE Smyrna, GA	1.0–3.0	1.0–2.0	1121	$1,712	$1.53	1d	7	1.29mi
311 Wiley Ct SW Marietta, GA	3.0	2.0	1304	$2,285	$1.75	5d	1	1.30mi
1345 Twin Oaks Cir SE Smyrna, GA	3.0	2.0	1820	$2,573	$1.41	24d	1	1.36mi
250 Robbie Ln SW Marietta, GA	3.0	2.5	1288	$2,116	$1.64	43d	1	1.36mi
400 Belmont Pl SE Smyrna, GA	1.0–2.0	1.0–2.0	970	$2,344	$2.42	2d	18	1.37mi
1240 Mimosa Cir Smyrna, GA	3.0	2.0	1125	$1,999	$1.78	43d	1	1.44mi
1125 Kirkland Cir Smyrna, GA	3.0	3.0	1452	$3,300	$2.27	15d	1	1.45mi
1455 Spring Rd SE Smyrna, GA	3.0	2.0	1409	$2,495	$1.77	43d	1	1.48mi
1455 Spring Rd SE Unit 231 Smyrna, GA	2.0	2.0	1111	$2,115	$1.90	43d	1	1.48mi
2986 Courtland Oaks Trl SW Unit Ter Marietta, GA	2.0	1.0	1200	$1,650	$1.38	5d	1	1.49mi

Listing history 24 events

1. 2026-06-18
   days on market $209,900 Active 48 DOM
2. 2026-06-17
   days on market $209,900 Active 47 DOM
3. 2026-06-16
   days on market $209,900 Active 46 DOM
4. 2026-06-15
   days on market $209,900 Active 45 DOM
5. 2026-06-13
   days on market $209,900 Active 43 DOM
6. 2026-06-13
   days on market $209,900 Active 42 DOM
7. 2026-06-09
   days on market $209,900 Active 39 DOM
8. 2026-06-08
   days on market $209,900 Active 38 DOM
9. 2026-06-07
   pricedays on market $209,900 Active 37 DOM
10. 2026-06-04
    days on market $219,900 Active 34 DOM
11. 2026-06-03
    days on market $219,900 Active 33 DOM
12. 2026-06-02
    days on market $219,900 Active 32 DOM
13. 2026-06-01
    days on market $219,900 Active 31 DOM
14. 2026-05-31
    days on market $219,900 Active 30 DOM
15. 2026-04-28
    listed $219,900 New 978-char remark

    Show marketing remark (978 chars)

    Welcome home to this townhome in the heart of Smyrna, offering the perfect blend of comfort, convenience, and low-maintenance living. Located in a quiet, well-kept community, this home features a bright and open layout with great natural light throughout. The main level includes a spacious living area, dining space, and a functional kitchen with ample storage-ideal for everyday living and entertaining. Upstairs, you'll find well-sized bedrooms that provide privacy and flexibility for guests, a home office, or a roommate setup. Enjoy outdoor living on the private back deck overlooking a wooded backdrop, perfect for relaxing or hosting friends. Situated just minutes from The Battery, Truist Park, shopping, dining, and major highways, this location offers unbeatable access to everything Smyrna and Vinings have to offer. Whether you're a first-time buyer, downsizing, or seeking an investment opportunity, this home delivers exceptional value in a highly desirable area.

16. 2026-04-28
    listed $219,900 Active 990-char remark

    Show marketing remark (978 chars)

    Welcome home to this townhome in the heart of Smyrna, offering the perfect blend of comfort, convenience, and low-maintenance living. Located in a quiet, well-kept community, this home features a bright and open layout with great natural light throughout. The main level includes a spacious living area, dining space, and a functional kitchen with ample storage-ideal for everyday living and entertaining. Upstairs, you'll find well-sized bedrooms that provide privacy and flexibility for guests, a home office, or a roommate setup. Enjoy outdoor living on the private back deck overlooking a wooded backdrop, perfect for relaxing or hosting friends. Situated just minutes from The Battery, Truist Park, shopping, dining, and major highways, this location offers unbeatable access to everything Smyrna and Vinings have to offer. Whether you're a first-time buyer, downsizing, or seeking an investment opportunity, this home delivers exceptional value in a highly desirable area.

17. 2026-04-26
    historical
18. 2026-04-21
    price $221,500
19. 2026-03-06
    price $224,900
20. 2026-01-31
    price $229,900
21. 2026-01-02
    price $239,900
22. 2025-11-25
    price $259,900
23. 2025-10-14
    listed $269,900 New
24. 1986-06-10
    soldstatus $61,900

ⓘ 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: $2,459 · $205/mo
• Projected year-2 tax: $2,459 · $205/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 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $22,195
• − Mortgage interest: −$11,758
• − Property taxes: −$2,459
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$6,106
• Taxable loss: −$2,729
• Est. tax savings @ 24.0%: +$655
• After-tax cash flow: $1,472/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): 27,296
• Household income: $120,372
• Rent vs Own: 24.7% rent · 75.3% own
• Severe rent burden: 692.0

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 0.67)
• Race & ethnicity: White 49% Black 26% Hispanic / Latino 13% Two or more races 12% Asian 6%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 2% Serbian 2% Slovak 2%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 81% English-only · Spanish 13% Other Indo-European 2% Other Asian/Pacific 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: ▼ -254.68%
• Current HPI: 251.7565
• Rent YoY: ▲ 3.12%
• 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

+239.1% since first listed

12 events — show timeline

• 2026-06-06 Price Changed $209,900 GAMLS
• 2026-06-06 Price Changed $209,900 FMLS
• 2026-04-28 Listed $219,900 FMLS
• 2026-04-28 Listed $219,900 GAMLS
• 2026-04-26 Listing Removed — GAMLS
• 2026-04-21 Price Changed $221,500 GAMLS
• 2026-03-06 Price Changed $224,900 GAMLS
• 2026-01-31 Price Changed $229,900 GAMLS
• 2026-01-02 Price Changed $239,900 GAMLS
• 2025-11-25 Price Changed $259,900 GAMLS
• 2025-10-14 Listed $269,900 GAMLS
• 1986-06-10 Sold (Public Records) $61,900 Public Records

Property tax history

+27.9%/yr

Latest (2025): $2,459 · +0.0% YoY. Source: county tax records.