932 Blackwell Trl · Marietta, GA 30066

$360,000

3 bd · 2.5 ba · 1,964 sqft · SingleFamily public records · 43 Days on market

Built 1987 0.35 ac lot $183/sqft · 10% below area Est $401k · 10% under $28/mo HOA · 1% 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 +12.1/15.0
• Cash flow +9.6/30.0
• Livability +4.2/5.0
• Schools +3.8/10.0
• DSCR +2.7/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in Sprayberry High School and Addison Elementary School District! Wooded Cul-de-Sac lot with quick access to 575, Chastain and Canton Road Expansive tri-level floorplan with plenty of open space. Large kitchen with white upper and gray lower cabinets, newer black stainless steel appliances and a deep single basin black granite sink. This kitchen has it all! Large master bedroom with ensuite bathroom. Nice size secondary bedrooms. Full basement with plenty of storage, exercise area or office space. Large deck for fall cookouts and being with friends! 2 car garage.

Key facts

• Large deck
• Quick access to 575
• Black granite sink

Tags

• WOODED CUL-DE-SAC LOT
• QUICK ACCESS TO 575
• LARGE KITCHEN
• BLACK GRANITE SINK
• FULL BASEMENT
• LARGE DECK

Property features AI

Finance

• Other: Asphalt road frontage on city street; Directions: please use GPS
• HOA & community: Homeowners association with annual fee; Annual association fee applies; Community amenities include a pool

Exterior

• Parking: Detached/attached garage with garage door opener; Two garage spaces and two total parking spaces; Driveway parking; open parking available
• Utilities: Public water; Public sewer; 110V electric; Electricity and natural gas available
• Home design: Multi/split-level layout; Resale condition
• Construction: Cedar and cement siding exterior; Composition roof; Concrete perimeter foundation; Below-grade finished area and finished basement space
• Exterior features: Private yard; Private entrance; Exterior lighting; Covered patio/porch, deck and front porch

Interior

• Kitchen: White cabinets with laminate counters; Dishwasher; Disposal; Gas range; Microwave; Refrigerator
• Bedrooms: Three upper-level bedrooms
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: Two full bathrooms (both on upper level); Master bath has no special features listed
• Heating & cooling: Central heating; Central air
• Interior features: High 10-ft ceilings on main level; One gas log fireplace; Double-pane windows; No common walls; Daylight, partial basement with walk-out access
• Laundry & utility: Laundry in hall with utility sink; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $-241 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $317k (11.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $274k (23.9% below list).
• Recommended offer: $274k (23.9% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.1% 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.
• Zoned schools: Addison Elementary School (math 50% / reading 51%, grade D+, #249 of 1,228 statewide, top 21%, 592 students, 23% FRL); Daniell Middle School (math 28% / reading 42%, grade F, #191 of 470 statewide, top 41%, 981 students, 48% FRL); Sprayberry High School (math 22% / reading 34%, grade F, #155 of 424 statewide, top 37%, 1,831 students, 36% FRL) — zoned schools at 36% FRL track the district average.
• Market conditions: Rents soft (-0.4%/yr); 446 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $2k of loan paydown is wiped out by about $11k 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 43 days — a 3% lower offer ($349k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 9y 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.
• Current owner paid $145k; list at $360k implies a 148% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $273,953 (23.9% 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 43 days. Have you received any prior offers? Is the seller open to a 24% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.87%
• DSCR: 0.87
• GRM: 11.0

CMA / ARV

• ARV (median comp): $400,659
• List price: $360,000
• Delta: -10.15%
• 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
1076 Blackwell Rd	0.11mi	4/3.0 (+1)	1,975 (+1%)	6mo	$363,000	$184	82
1031 Lakewood Dr	0.19mi	4/2.0 (+1)	1,812 (-8%)	3mo	$425,000	$235	68
3624 Autumn Ridge Pkwy	0.39mi	3/3.0	1,832 (-7%)	10mo	$404,000	$221	60
3935 Bellair Dr	0.62mi	4/2.0 (+1)	1,982 (+1%)	6mo	$383,550	$194	57
3901 Ebenezer Rd	0.69mi	4/3.0 (+1)	2,029 (+3%)	1mo	$400,000	$197	55
3843 Clarington Dr	0.75mi	4/2.5 (+1)	1,979 (+1%)	9mo	$440,000	$222	51
3911 Catalina Dr	0.58mi	4/2.5 (+1)	1,762 (-10%)	2mo	$420,000	$238	49
3885 Hadley Farm Dr	0.54mi	3/2.5	1,687 (-14%)	4mo	$365,000	$216	48
3909 Ebenezer Rd	0.69mi	4/2.5 (+1)	2,032 (+4%)	12mo	$380,000	$187	47
1296 Worley Dr	0.61mi	3/2.0	2,250 (+15%)	1mo	$430,000	$191	45
3398 Clair Cir	0.66mi	4/2.0 (+1)	2,207 (+12%)	4mo	$417,500	$189	39
3975 Ebenezer Rd	0.74mi	4/2.5 (+1)	2,146 (+9%)	9mo	$375,000	$175	37

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -24.4%
• Equity multiple: 0.19×
• Total profit: $-81,721
• Equity at exit: $53,677

10-year hold

• IRR: -31.1%
• Equity multiple: -0.21×
• Total profit: $-121,988
• Equity at exit: $31,126

Cash invested: $100,800 (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 30066

• Rents YoY: -0.4%
• Active inventory: 446
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,740 high
• Mortgage (P&I): −$1,888
• Tax from tax record: −$339 /mo · $4,072/yr
• Insurance: −$150
• HOA: −$28
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $-241

Break-even live

Break-even rent $3,045

Max offer price $317,433

Occupancy floor —

Sensitivity live

Price	-10% $-37	-5% $-139	+0% $-241	+5% $-343	+10% $-445
Rent	-10% $-457	-5% $-349	+0% $-241	+5% $-133	+10% $-25
Rate	-1.0pp $-60	-0.5pp $-149	base $-241	+0.5pp $-334	+1.0pp $-429

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3681 Autumn Leaves Ln Marietta, GA	4.0	2.5	1534	$2,800	$1.83	20d	1	0.25mi
941 Pine Mnr Marietta, GA	4.0	3.0	2300	$5,585	$2.43	45d	1	0.51mi
3886 Hadley Farm Dr Marietta, GA	3.0	2.5	2080	$2,500	$1.20	20d	1	0.51mi
891 Old Farm Walk Marietta, GA	4.0	3.0	1550	$2,579	$1.66	18d	1	0.66mi
658 Glenbarrett Ct NE Marietta, GA	4.0	2.5	2328	$2,500	$1.07	22d	1	0.75mi
3491 Chastain Glen Ln NE Marietta, GA	4.0	2.5	2328	$2,500	$1.07	45d	1	0.88mi
3174 Vickery Dr NE Marietta, GA	4.0	2.5	2367	$2,925	$1.24	21d	1	1.14mi
1642 Hillside St Marietta, GA	3.0	2.0	1468	$2,300	$1.57	18d	1	1.27mi
2836 New South Dr Marietta, GA	2.0	2.5	1712	$1,700	$0.99	7d	1	1.27mi
3024 Antler Trl Marietta, GA	4.0	3.0	2120	$8,300	$3.92	6d	1	1.38mi
2916 Governors Ct Marietta, GA	2.0	2.5	1460	$1,650	$1.13	4d	1	1.39mi
2916 Governors Ct Unit 1 Marietta, GA	2.0	2.5	1460	$1,650	$1.13	1d	1	1.39mi
2902 Highbrook Ct Marietta, GA	3.0	2.0	1556	$2,450	$1.57	26d	1	1.40mi

HOA detail

• Monthly dues: $28 · $336/yr

Listing history 50 events

1. 2026-06-21
   days on market $360,000 Active 43 DOM
2. 2026-06-18
   days on market $360,000 Active 40 DOM
3. 2026-06-17
   days on market $360,000 Active 39 DOM
4. 2026-06-16
   days on market $360,000 Active 38 DOM
5. 2026-06-15
   days on market $360,000 Active 37 DOM
6. 2026-06-13
   days on market $360,000 Active 35 DOM
7. 2026-06-13
   days on market $360,000 Active 34 DOM
8. 2026-06-09
   pricedays on market $360,000 Active 31 DOM

   Show marketing remark (577 chars)

   Located in Sprayberry High School and Addison Elementary School District! Wooded Cul-de-Sac lot with quick access to 575, Chastain and Canton Road Expansive tri-level floorplan with plenty of open space. Large kitchen with white upper and gray lower cabinets, newer black stainless steel appliances and a deep single basin black granite sink. This kitchen has it all! Large master bedroom with ensuite bathroom. Nice size secondary bedrooms. Full basement with plenty of storage, exercise area or office space. Large deck for fall cookouts and being with friends! 2 car garage.

9. 2026-06-08
   days on market $365,000 Active 30 DOM
10. 2026-06-07
    days on market $365,000 Active 29 DOM
11. 2026-06-04
    days on market $365,000 Active 26 DOM
12. 2026-06-03
    days on market $365,000 Active 25 DOM
13. 2026-06-02
    days on market $365,000 Active 24 DOM
14. 2026-06-01
    days on market $365,000 Active 23 DOM
15. 2026-05-31
    days on market $365,000 Active 22 DOM
16. 2026-05-09
    listed $365,000 New 577-char remark

    Show marketing remark (577 chars)

    Located in Sprayberry High School and Addison Elementary School District! Wooded Cul-de-Sac lot with quick access to 575, Chastain and Canton Road Expansive tri-level floorplan with plenty of open space. Large kitchen with white upper and gray lower cabinets, newer black stainless steel appliances and a deep single basin black granite sink. This kitchen has it all! Large master bedroom with ensuite bathroom. Nice size secondary bedrooms. Full basement with plenty of storage, exercise area or office space. Large deck for fall cookouts and being with friends! 2 car garage.

17. 2026-05-09
    listed $365,000 Active 613-char remark

    Show marketing remark (577 chars)

    Located in Sprayberry High School and Addison Elementary School District! Wooded Cul-de-Sac lot with quick access to 575, Chastain and Canton Road Expansive tri-level floorplan with plenty of open space. Large kitchen with white upper and gray lower cabinets, newer black stainless steel appliances and a deep single basin black granite sink. This kitchen has it all! Large master bedroom with ensuite bathroom. Nice size secondary bedrooms. Full basement with plenty of storage, exercise area or office space. Large deck for fall cookouts and being with friends! 2 car garage.

18. 2025-12-02
    historical
19. 2025-12-01
    status Active
20. 2025-11-22
    status Back On Market
21. 2025-10-23
    historical On Hold
22. 2025-10-22
    status Back On Market
23. 2025-09-22
    status Back On Market
24. 2025-09-22
    historical On Hold
25. 2025-09-09
    status Under Contract
26. 2025-08-21
    historical Active Under Contract
27. 2025-08-21
    historical Active Under Contract
28. 2025-08-12
    status Back On Market
29. 2025-08-12
    status Active
30. 2025-08-06
    historical Active Under Contract
31. 2025-08-06
    historical Active Under Contract
32. 2025-07-21
    price $360,000
33. 2025-07-21
    listed $360,000 Active
34. 2025-07-21
    listed $365,000 New
35. 2017-11-27
    soldstatus $144,900
36. 2017-11-17
    soldstatus $144,900 Sold
37. 2017-11-17
    soldstatus $144,900 Sold
38. 2017-11-03
    status Under Contract
39. 2017-10-31
    status Pending
40. 2017-10-23
    price $144,900
41. 2017-10-23
    price $144,900
42. 2017-10-23
    status Back on Market
43. 2017-10-14
    status Active
44. 2017-10-11
    status Under Contract
45. 2017-10-11
    historical Contingent - Due Diligence
46. 2017-09-28
    price $154,900
47. 2017-09-27
    price $154,900
48. 2017-09-27
    status Back on Market
49. 2017-09-27
    status Active
50. 2017-09-22
    status Pending

ⓘ 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: $4,072 · $339/mo
• Projected year-2 tax: $4,072 · $339/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 · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $32,874
• − Mortgage interest: −$20,166
• − Property taxes: −$4,072
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,630
• − Management: −$2,630
• − HOA: −$336
• − Depreciation: −$10,473
• Taxable loss: −$9,232
• Est. tax savings @ 24.0%: +$2,216
• After-tax cash flow: $-676/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): 61,761
• Household income: $116,074
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 1101.0

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 0.57)
• Race & ethnicity: White 62% Black 16% Hispanic / Latino 10% Two or more races 10% Asian 6%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1% Cuban 1%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 15% · Canada, Vietnam, China
• Languages at home: 82% English-only · Spanish 7% Other Indo-European 4% 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: ▼ -269.40%
• Current HPI: 250.037
• Rent YoY: ▼ -0.38%
• 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

+125.1% since first listed

36 events — show timeline

• 2026-06-09 Price Changed $360,000 GAMLS
• 2026-06-09 Price Changed $360,000 FMLS
• 2026-05-09 Listed $365,000 FMLS
• 2026-05-09 Listed $365,000 GAMLS
• 2025-12-02 Listing Removed — GAMLS
• 2025-11-22 Relisted — GAMLS
• 2025-10-23 Delisted — GAMLS
• 2025-10-22 Relisted — GAMLS
• 2025-09-22 Relisted — GAMLS
• 2025-09-22 Delisted — GAMLS
• 2025-09-09 Pending — GAMLS
• 2025-08-21 Contingent — GAMLS
• 2025-08-12 Relisted — GAMLS
• 2025-08-06 Contingent — GAMLS
• 2025-07-21 Price Changed $360,000 GAMLS
• 2025-07-21 Listed $365,000 GAMLS
• 2017-11-27 Sold (Public Records) $144,900 Public Records
• 2017-11-17 Sold (MLS) $144,900 GAMLS
• 2017-11-17 Sold (MLS) $144,900 FMLS
• 2017-11-03 Pending — GAMLS
• 2017-10-31 Pending — FMLS
• 2017-10-23 Price Changed $144,900 GAMLS
• 2017-10-23 Price Changed $144,900 FMLS
• 2017-10-23 Relisted — GAMLS
• 2017-10-14 Relisted — FMLS
• 2017-10-11 Pending — GAMLS
• 2017-10-11 Contingent — FMLS
• 2017-09-28 Price Changed $154,900 GAMLS
• 2017-09-27 Price Changed $154,900 FMLS
• 2017-09-27 Relisted — GAMLS
• 2017-09-27 Relisted — FMLS
• 2017-09-22 Pending — FMLS
• 2017-09-20 Pending — GAMLS
• 2017-09-16 Contingent — FMLS
• 2017-09-07 Listed $159,900 GAMLS
• 2017-09-07 Listed $159,900 FMLS

Property tax history

+4.8%/yr

Latest (2025): $4,072 · -0.1% YoY. Source: county tax records.