723 Ruby St · Marietta, GA 30066

$225,000

3 bd · 1.0 ba · 975 sqft · SingleFamily public records · 38 Days on market

Built 1954 0.26 ac lot $231/sqft · 28% below area Est $311k · 28% 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 +18.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• Livability +4.2/5.0
• 1% rule +3.8/10.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special with outstanding redevelopment potential! 723 Ruby St features 3 bedrooms and 1 bathroom situated on approximately .77 acres. Property offers excellent opportunities for investors, builders, or future development projects. Currently zoned residential with future commercial potential and ideal lot potential for new construction or redevelopment. One of four properties available for sale in the area. Property is being sold AS-IS with strong upside for long-term investment, redevelopment, or future commercial opportunities.

Key facts

• New construction
• Zoned residential
• 0.26 acre lot

Tags

• ZONED RESIDENTIAL
• NEW CONSTRUCTION

Property features AI

Exterior

• Parking: Two total parking spaces; Driveway parking; Level driveway; Kitchen-level parking; Open parking available
• Utilities: Public water; Public sewer; Electric service 110 volts; Electricity available; Natural gas available
• Home design: One-level home; Resale property; Shingle roof
• Construction: Construction materials: Other; Slab foundation; Shingle roof
• Exterior features: Private yard; Paved road access

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Three bedrooms on the main level; Master suite on main; Split bedroom floor plan
• Flooring: Flooring: Other
• Bathrooms: One full bathroom (on main level)
• Heating & cooling: Central heating; Additional heating type; Central air conditioning
• Interior features: No shared/common walls; Crawl space foundation
• Laundry & utility: Laundry features present

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/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 $198k (11.8% below list).
• Recommended offer: $198k (11.8% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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+.
• Marietta City (urban): math 37% / reading 38% proficiency, ranked #55 of 174 in GA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lockheed Elementary School (math 17% / reading 13%, grade F, #981 of 1,228 statewide, top 80%, 736 students, 85% FRL); Marietta Middle School (math 36% / reading 37%, grade F, #167 of 470 statewide, top 38%, 1,316 students, 62% FRL); Marietta High School (math 20% / reading 15%, grade F, #264 of 424 statewide, top 63%, 2,626 students, 55% FRL).
• Zoned-school proficiency averages 23% at this address vs 38% district-wide (-14 pts) — the specific schools serving this property underperform the Marietta City average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.4%/yr); 443 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $2k of loan paydown is wiped out by about $7k 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 38 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $120k; list at $225k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $198,459 (11.8% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 7.52%
• Cash-on-cash: 4.38%
• DSCR: 1.19
• GRM: 9.4

CMA / ARV

• ARV (median comp): $311,487
• List price: $225,000
• Delta: -27.77%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1048 Plainview Dr	0.53mi	2/1.0 (-1)	879 (-10%)	12mo	$290,000	$330	44
1961 Addison Rd NE	0.62mi	3/2.0	1,097 (+12%)	13mo	$365,000	$333	36

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: -12.5%
• Equity multiple: 0.56×
• Total profit: $-27,729
• Equity at exit: $33,548

10-year hold

• IRR: -8.1%
• Equity multiple: 0.55×
• Total profit: $-28,179
• Equity at exit: $19,454

Cash invested: $63,000 (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: 443
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,985 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$64 /mo · $770/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $230

Break-even live

Break-even rent $1,693

Max offer price $225,000

Occupancy floor 83%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
425 Williams Dr Marietta, GA	1.0–3.0	1.0–2.0	1096	$1,963	$1.79	2d	13	0.75mi
500 Williams Dr Marietta, GA	1.0–2.0	1.0–2.0	800	$1,946	$2.43	24d	22	0.79mi
1136 W Commons Marietta, GA	1.0–3.0	1.0–2.5	1041	$1,799	$1.73	3d	34	1.06mi
1955 Bells Ferry Rd Marietta, GA	1.0–2.0	1.0–2.0	873	$1,721	$1.97	1d	61	1.13mi

Listing history 16 events

1. 2026-06-18
   days on market $225,000 Active 38 DOM
2. 2026-06-17
   days on market $225,000 Active 37 DOM
3. 2026-06-16
   days on market $225,000 Active 36 DOM
4. 2026-06-15
   days on market $225,000 Active 35 DOM
5. 2026-06-13
   days on market $225,000 Active 33 DOM
6. 2026-06-09
   days on market $225,000 Active 29 DOM
7. 2026-06-08
   days on market $225,000 Active 28 DOM
8. 2026-06-07
   days on market $225,000 Active 27 DOM
9. 2026-06-04
   days on market $225,000 Active 24 DOM
10. 2026-06-03
    days on market $225,000 Active 23 DOM
11. 2026-06-02
    days on market $225,000 Active 22 DOM
12. 2026-06-01
    days on market $225,000 Active 21 DOM
13. 2026-05-31
    days on market $225,000 Active 20 DOM
14. 2026-05-11
    listed $225,000 Active 544-char remark
15. 2026-05-10
    listed $225,000 New 543-char remark

    Show marketing remark (543 chars)

    Investor special with outstanding redevelopment potential! 723 Ruby St features 3 bedrooms and 1 bathroom situated on approximately .77 acres. Property offers excellent opportunities for investors, builders, or future development projects. Currently zoned residential with future commercial potential and ideal lot potential for new construction or redevelopment. One of four properties available for sale in the area. Property is being sold AS-IS with strong upside for long-term investment, redevelopment, or future commercial opportunities.

16. 2005-07-12
    soldstatus $120,000

ⓘ 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: $770 · $64/mo
• Projected year-2 tax: $2,070 · $172/mo
• Expected delta: +$1,300/yr (+$108/mo · 169.0%)

ⓘ 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 ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $23,815
• − Mortgage interest: −$12,603
• − Property taxes: −$770
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,905
• − Management: −$1,905
• − Depreciation: −$6,545
• Taxable loss: −$1,039
• Est. tax savings @ 24.0%: +$249
• After-tax cash flow: $3,010/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: Marietta City
• NCES district ID: 1303510
• Math proficiency: 37% ▼ -8.00%
• Reading proficiency: 38% ▼ -8.00%
• Median HH income: $46,226
• Composite: 32.06/100
• National rank: #5818
• State rank: #55 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

• Census place: Marietta, GA
• 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

+87.5% since first listed

3 events — show timeline

• 2026-05-11 Listed $225,000 FMLS
• 2026-05-10 Listed $225,000 GAMLS
• 2005-07-12 Sold (Public Records) $120,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $770 · +11.5% YoY. Source: county tax records.