45 Frank St #45 · Marietta, GA 30008

$27,500

2 bd · 1.0 ba · 720 sqft · Manufactured · 769 Days on market

Built 2024

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.2/5.0
• Schools +3.8/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* THIS IS A RESALE LISTING * You'll love living in this 2 bedroom, 1 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a picnic area / pavilion / grill, community events, scenic views, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Picnic area
• Scenic views
• Community events

Tags

• FAMILY-FRIENDLY COMMUNITY
• PICNIC AREA
• COMMUNITY EVENTS
• SCENIC VIEWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $28k.

Deal economics

• At list price, monthly cash flow is $828 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $28k).
• Recommended offer: $24k (12.0% below list) — sets the bar for market timing.
• Cap rate 42.4% 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 (+3.2%/yr); 170 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $190 of loan paydown is wiped out by about $825 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 + 3.2% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 769 days — a 12% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

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 $24,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 769 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
6. 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.
7. 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.
8. 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: 4.69% ✓
• Cap rate: 42.44%
• Cash-on-cash: 129.09%
• DSCR: 6.74
• GRM: 1.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.25% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.32×
• Total profit: $48,647
• Equity at exit: $4,100

10-year hold

• IRR: —
• Equity multiple: 15.51×
• Total profit: $111,716
• Equity at exit: $2,378

Cash invested: $7,700 (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 30008

• Rents YoY: 3.2%
• Active inventory: 170
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,289 high
• Mortgage (P&I): −$144
• Tax est. 1.5%: −$34 /mo · $412/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $828

Break-even live

Break-even rent $241

Max offer price $27,500

Occupancy floor 31%

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: $6,875
• Closing costs: $825
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1040 Sandtown Rd SW Marietta, GA	1.0	1.0	659	$937	$1.42	19d	5	0.27mi
1351 Austell Rd SE Unit MA-01 Marietta, GA	1.0	1.0	650	$949	$1.46	43d	1	1.01mi
1351 Austell Rd SE Unit MA-05 Marietta, GA	1.0	1.0	650	$949	$1.46	24d	1	1.01mi
374 Hawkins St SE Marietta, GA	2.0	1.0	704	$2,000	$2.84	43d	1	1.09mi
1549 Knox Dr SE Marietta, GA	1.0–2.0	1.0	725	$1,175	$1.62	2d	4	1.16mi
39 Trammell St SW Marietta, GA	2.0	1.0–2.0	625	$1,550	$2.48	2d	9	1.20mi
1601 Massachusetts Ave SW Marietta, GA	2.0	1.0	700	$1,027	$1.47	1d	2	1.35mi
1730 Sams St Unit C1730-H Marietta, GA	1.0	1.0	625	$949	$1.52	43d	1	1.46mi
1250 Powder Springs St Marietta, GA	1.0–3.0	1.0–2.0	906	$1,500	$1.66	1d	39	1.46mi
115 Burke St Unit C0115-L Marietta, GA	1.0	1.0	500	$949	$1.90	19d	1	1.47mi

Listing history 19 events

1. 2026-06-18
   days on market $27,500 Active 769 DOM
2. 2026-06-17
   days on market $27,500 Active 768 DOM
3. 2026-06-16
   days on market $27,500 Active 767 DOM
4. 2026-06-15
   days on market $27,500 Active 766 DOM
5. 2026-06-13
   days on market $27,500 Active 764 DOM
6. 2026-06-13
   days on market $27,500 Active 763 DOM
7. 2026-06-09
   days on market $27,500 Active 760 DOM
8. 2026-06-08
   days on market $27,500 Active 759 DOM
9. 2026-06-07
   days on market $27,500 Active 758 DOM
10. 2026-06-04
    days on market $27,500 Active 755 DOM
11. 2026-06-03
    days on market $27,500 Active 754 DOM
12. 2026-06-02
    days on market $27,500 Active 753 DOM
13. 2026-06-01
    days on market $27,500 Active 752 DOM
14. 2026-05-31
    days on market $27,500 Active 751 DOM
15. 2024-05-12
    status Active 420-char remark

    Show marketing remark (420 chars)

    * THIS IS A RESALE LISTING * You'll love living in this 2 bedroom, 1 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a picnic area / pavilion / grill, community events, scenic views, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

16. 2024-05-12
    historical 420-char remark

    Show marketing remark (420 chars)

    * THIS IS A RESALE LISTING * You'll love living in this 2 bedroom, 1 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a picnic area / pavilion / grill, community events, scenic views, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

17. 2024-05-10
    status Active 420-char remark

    Show marketing remark (420 chars)

    * THIS IS A RESALE LISTING * You'll love living in this 2 bedroom, 1 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a picnic area / pavilion / grill, community events, scenic views, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

18. 2024-05-10
    historical 420-char remark

    Show marketing remark (420 chars)

    * THIS IS A RESALE LISTING * You'll love living in this 2 bedroom, 1 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a picnic area / pavilion / grill, community events, scenic views, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

19. 2024-05-10
    listed $27,500 Active 420-char remark

    Show marketing remark (420 chars)

    * THIS IS A RESALE LISTING * You'll love living in this 2 bedroom, 1 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a picnic area / pavilion / grill, community events, scenic views, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 20% 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: $15,469
• − Mortgage interest: −$1,540
• − Property taxes: −$412
• − Insurance: −$138
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − Depreciation: −$800
• Taxable income: $10,104
• Est. tax owed @ 24.0%: −$2,425
• After-tax cash flow: $7,515/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): 35,547
• Household income: $74,877
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 1407.0

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 0.69)
• Race & ethnicity: Black 39% Hispanic / Latino 35% White 18% Two or more races 8% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Estonian 2% Serbian 1% Slovak 1%
• Foreign-born: 26% · Canada, Vietnam, China
• Languages at home: 62% English-only · Spanish 31% Other Indo-European 2% Chinese 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: ▼ -205.66%
• Current HPI: 257.5596
• Rent YoY: ▲ 3.25%
• 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

5 events — show timeline

• 2024-05-12 Relisted — Zillow
• 2024-05-12 Delisted — Zillow
• 2024-05-10 Relisted — Zillow
• 2024-05-10 Delisted — Zillow
• 2024-05-10 Listed $27,500 Zillow