4514 Coopers Creek Cir SE · Smyrna, GA 30082

$135,000

2 bd · 2.5 ba · 1,210 sqft · Townhouse public records · 2 Days on market

Built 1985 0.29 ac lot $112/sqft · 50% below area

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• 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

Two story fee simple townhome with 3rd story loft as an optional third bedroom or office. No HOA dues and no rental restictions. This home has a brand new roof, decking & recently replaced subfloors. The home is located in a very popular community with excellent schools nearby! Minutes to the heart of Smryna Market Village, the Battery/Truist Park, Vinings, & I-285 & I-75! This is no doubt a great deal at this low price! Tens of thousands below any other home in this area! This home is being sold at this very low price in as is condition! Cash Offers only! No blind offers!

Key facts

• Minutes to i-285
• Minutes to vinings
• Replaced subfloors

Tags

• NEW ROOF
• DECKING
• REPLACED SUBFLOORS
• MINUTES TO BATTERY TRUIST PARK
• MINUTES TO VININGS
• MINUTES TO I-285

Property features AI

Finance

• Financial info: Multi-family community contains 1 unit
• HOA & community: Community features: other

Exterior

• Parking: Parking lot; Parking pad
• Utilities: Public water; Public sewer; Cable available; Electricity available; Natural gas available
• Home design: Three or more levels; Fee simple ownership; Fixer condition; Composition roof; Entry on private entrance; Slab foundation
• Construction: Other construction materials
• Exterior features: Garden; Private entrance; Private yard; Other exterior features; Concrete and paved road access; County road frontage; Home located on a cul-de-sac (directions available)

Interior

• Kitchen: Breakfast room; Kitchen opens to family room; Other kitchen features
• Bedrooms: One main-level bedroom; Two upper-level bedrooms; Bedroom features include other
• Flooring: Other flooring
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with tub/shower combo and other features
• Heating & cooling: Central heating (forced air, natural gas); Central air conditioning; Ceiling fans
• Interior features: Walk-in closet(s); Window treatments; One common wall; Fireplace in family room with gas starter; Other interior features
• Laundry & utility: Laundry features: other

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $135k.

Deal economics

• At list price, monthly cash flow is $538 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 11.6% 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: Nickajack Elementary School (math 39% / reading 46%, grade F, #374 of 1,228 statewide, top 31%, 1,111 students, 32% FRL); 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 27% at this address vs 42% district-wide (-15 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; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 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 $933 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.47% ✓
• Cap rate: 11.57%
• Cash-on-cash: 18.85%
• DSCR: 1.84
• GRM: 5.7

CMA / ARV

• ARV (median comp): $270,082
• List price: $135,000
• Delta: -50.02%
• 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
4514 Coopers Creek Cir SE	0.00mi	3/2.5 (+1)	1,210 (0%)	1mo	$131,000	$108	94
1907 Ivy Glen Dr SE	0.22mi	2/2.0	1,266 (+5%)	1mo	$310,000	$245	79
5042 Laurel Bridge Dr SE	0.32mi	2/2.5	1,200 (-1%)	10mo	$290,000	$242	76
5027 David Pl SE	0.29mi	2/2.0	1,188 (-2%)	8mo	$225,000	$189	75
5118 Laurel Bridge Ct SE	0.30mi	2/2.0	1,244 (+3%)	8mo	$260,000	$209	73
5116 Laurel Bridge Ct SE	0.30mi	2/2.5	1,260 (+4%)	8mo	$269,000	$213	72
5029 David Pl	0.29mi	2/2.0	1,188 (-2%)	12mo	$272,500	$229	71
5019 David Pl SE	0.31mi	2/2.0	1,268 (+5%)	7mo	$225,000	$177	70
5037 Laurel Springs Way SE	0.36mi	2/2.5	1,248 (+3%)	12mo	$295,000	$236	68
5013 Laurel Springs Way SE	0.32mi	2/2.0	1,268 (+5%)	11mo	$295,000	$233	66
1910 Cooper Landing Dr SE	0.69mi	2/2.0	1,296 (+7%)	5mo	$299,000	$231	50
1915 Cooper Landing Dr SE	0.73mi	2/2.0	1,240 (+2%)	12mo	$325,000	$262	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 · 3.12% rent growth · sell at horizon

5-year hold

• IRR: 8.6%
• Equity multiple: 1.34×
• Total profit: $12,728
• Equity at exit: $20,129

10-year hold

• IRR: 17.9%
• Equity multiple: 2.50×
• Total profit: $56,569
• Equity at exit: $11,672

Cash invested: $37,800 (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 30082

• Rents YoY: 3.1%
• Active inventory: 213
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,985 high
• Mortgage (P&I): −$708
• Tax from tax record: −$210 /mo · $2,522/yr
• Insurance: −$56
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $538

Break-even live

Break-even rent $1,304

Max offer price $135,000

Occupancy floor 68%

Sensitivity live

Price	-10% $615	-5% $576	+0% $538	+5% $500	+10% $462
Rent	-10% $381	-5% $460	+0% $538	+5% $617	+10% $695
Rate	-1.0pp $606	-0.5pp $572	base $538	+0.5pp $503	+1.0pp $468

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4411 Coopers Creek Dr SE Smyrna, GA	2.0	2.0	1250	$1,950	$1.56	44d	1	0.10mi
4270 Cabretta Dr SE Smyrna, GA	2.0	2.0	1403	$2,450	$1.75	44d	1	0.44mi
4570 S Cobb Dr SE Smyrna, GA	1.0–2.0	1.0–2.0	863	$1,691	$1.96	2d	25	0.60mi
4520 Pine St SE Smyrna, GA	3.0	1.0–2.0	1072	$2,573	$2.40	3d	35	0.99mi
4600 W Village Pl Smyrna, GA	3.0	1.0–3.0	1563	$2,656	$1.70	2d	38	1.08mi
1438 S Diane Ct Unit a Smyrna, GA	2.0	2.5	1250	$1,950	$1.56	44d	1	1.10mi
100 Calibre Lake Pkwy SE Smyrna, GA	1.0–2.0	1.0–2.0	1015	$1,970	$1.94	4d	18	1.14mi
4911 S Cobb Dr SE Smyrna, GA	1.0–2.0	1.0–2.0	975	$1,547	$1.59	2d	4	1.21mi
3740 Walton Way SE Smyrna, GA	1.0–3.0	1.0–2.0	1222	$1,687	$1.38	2d	11	1.34mi
4949 Oakdale Rd SE Smyrna, GA	1.0–3.0	1.0–2.0	1267	$1,940	$1.53	3d	5	1.41mi

Listing history 5 events

1. 2026-05-08
   status Under Contract 591-char remark

   Show marketing remark (591 chars)

   Two story fee simple townhome with 3rd story loft as an optional third bedroom or office. No HOA dues and no rental restictions. This home has a brand new roof, decking & recently replaced subfloors. The home is located in a very popular community with excellent schools nearby! Minutes to the heart of Smryna Market Village, the Battery/Truist Park, Vinings, & I-285 & I-75! This is no doubt a great deal at this low price! Tens of thousands below any other home in this area! This home is being sold at this very low price in as is condition! Cash Offers only! No blind offers!

2. 2026-05-08
   status Pending 592-char remark

   Show marketing remark (591 chars)

   Two story fee simple townhome with 3rd story loft as an optional third bedroom or office. No HOA dues and no rental restictions. This home has a brand new roof, decking & recently replaced subfloors. The home is located in a very popular community with excellent schools nearby! Minutes to the heart of Smryna Market Village, the Battery/Truist Park, Vinings, & I-285 & I-75! This is no doubt a great deal at this low price! Tens of thousands below any other home in this area! This home is being sold at this very low price in as is condition! Cash Offers only! No blind offers!

3. 2026-05-06
   listed $135,000 New 591-char remark

   Show marketing remark (591 chars)

   Two story fee simple townhome with 3rd story loft as an optional third bedroom or office. No HOA dues and no rental restictions. This home has a brand new roof, decking & recently replaced subfloors. The home is located in a very popular community with excellent schools nearby! Minutes to the heart of Smryna Market Village, the Battery/Truist Park, Vinings, & I-285 & I-75! This is no doubt a great deal at this low price! Tens of thousands below any other home in this area! This home is being sold at this very low price in as is condition! Cash Offers only! No blind offers!

4. 2026-05-06
   listed $135,000 Active 592-char remark

   Show marketing remark (591 chars)

   Two story fee simple townhome with 3rd story loft as an optional third bedroom or office. No HOA dues and no rental restictions. This home has a brand new roof, decking & recently replaced subfloors. The home is located in a very popular community with excellent schools nearby! Minutes to the heart of Smryna Market Village, the Battery/Truist Park, Vinings, & I-285 & I-75! This is no doubt a great deal at this low price! Tens of thousands below any other home in this area! This home is being sold at this very low price in as is condition! Cash Offers only! No blind offers!

5. 2005-11-22
   soldstatus $92,000

ⓘ 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: $2,522 · $210/mo
• Projected year-2 tax: $2,522 · $210/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,818
• − Mortgage interest: −$7,562
• − Property taxes: −$2,522
• − Insurance: −$1,342
• − Repairs & maintenance: −$1,905
• − Management: −$1,905
• − Depreciation: −$3,927
• Taxable income: $4,655
• Est. tax owed @ 24.0%: −$1,117
• After-tax cash flow: $5,341/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

• 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

+42.4% since first listed

8 events — show timeline

• 2026-05-27 Sold (Public Records) $131,000 Public Records
• 2026-05-27 Sold (MLS) $131,000 FMLS
• 2026-05-27 Sold (MLS) $131,000 GAMLS
• 2026-05-08 Pending — GAMLS
• 2026-05-08 Pending — FMLS
• 2026-05-06 Listed $135,000 FMLS
• 2026-05-06 Listed $135,000 GAMLS
• 2005-11-22 Sold (Public Records) $92,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $2,522 · -13.4% YoY. Source: county tax records.