913 Old Noonday Sch House Rd · Woodstock, GA 30066

$379,000

4 bd · 4.0 ba · — sqft · MultiFamily · 53 Days on market

Built 1965 Fair condition 0.40 ac lot

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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 +22.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.4/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Exceptional investment opportunity at 913 Old Noonday Schoolhouse Road! This solid, four-sided brick duplex has been consistently tenant-occupied for over 17 years, providing reliable income throughout ownership. Featuring a durable metal roof and a spacious yard, the property is situated on a quiet street while still offering convenient access to all that Cobb County has to offer. Ideal for both seasoned investors and those looking to house hack, this duplex presents strong income potential with long-term rental history. Located in the highly sought-after Kell High School district, this property combines stability, location, and opportunity making it a standout addition to any real estate portfolio. Listing agent is the principal in the transaction.

Key facts

• Durable metal roof
• Spacious yard
• Quiet street

Tags

• FOUR-SIDED BRICK DUPLEX
• DURABLE METAL ROOF
• SPACIOUS YARD
• QUIET STREET
• COBB COUNTY ACCESS
• KELL HIGH SCHOOL DISTRICT

Property features AI

Finance

• Financial info: Total units: 2 (multi-family information); Unit rents noted: Unit 1 $1,100; Unit 2 $720; Unit 3 $500; Unit 4 $500; Utility/maintenance inclusions vary by unit (many include electric, gas, water, maintenance; garbage inclusion varies)

Exterior

• Parking: Driveway parking; Open parking available
• Utilities: Public water; Septic sewer; Cable available; Electricity available; Natural gas available; Water available
• Home design: Single-story property; Brick on all sides; Metal roof
• Construction: Brick construction; Metal roof
• Exterior features: Near schools; Near shopping

Interior

• Kitchen: Each unit includes a refrigerator
• Bedrooms: Unit 1: 2 bedrooms; Unit 2: 1 bedroom; Unit 3: 1 bedroom; Unit 4: 1 bedroom
• Bathrooms: Unit 1: 1 bathroom; Unit 2: 1 bathroom; Unit 3: 1 bathroom; Unit 4: 1 bathroom
• Heating & cooling: Central heating (electric); Window air conditioning units; Electric cooling available
• Interior features: One-level layout; Resale condition
• Laundry & utility: Some utilities included vary by unit (see unit details)

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $379k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $657 ($8k/yr) — positive. Per door: $328/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $379k).
• Recommended offer: $368k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 3.3% in Woodstock — 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 73/100 on livability (#46 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety 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: Nicholson Elementary School (math 42% / reading 42%, grade F, #380 of 1,228 statewide, top 33%, 407 students, 36% FRL); Mccleskey Middle School (math 37% / reading 44%, grade F, #140 of 470 statewide, top 30%, 570 students, 34% FRL); Kell High School (math 28% / reading 21%, grade F, #184 of 424 statewide, top 48%, 1,506 students, 32% FRL).
• Market conditions: Rents soft (-0.4%/yr); 446 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).
• This rent runs 43% of the median local income ($116k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k 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 53 days — a 3% lower offer ($368k) 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.

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 $367,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.09% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.43%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

No comps found within radius.

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
771 Farm Creek Rd NE	0.29mi	5/3.0 (+1)	—	3mo	$425,000	—	62
800 Farm Creek Rd NE #802	0.41mi	5/4.0 (+1)	—	23mo	$420,000	—	44
800 Farm Creek Rd NE	0.41mi	5/4.0 (+1)	—	23mo	$420,000	—	44

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: -8.4%
• Equity multiple: 0.70×
• Total profit: $-31,664
• Equity at exit: $56,510

10-year hold

• IRR: -3.3%
• Equity multiple: 0.81×
• Total profit: $-20,408
• Equity at exit: $32,769

Cash invested: $106,120 (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: 15.2×

Monthly cashflow live

• Estimated rent: $4,147 high
• Mortgage (P&I): −$1,988
• Tax est. 1.5%: −$474 /mo · $5,685/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$871
• Net cashflow: $657

Break-even live

Break-even rent $3,315

Max offer price $379,000

Occupancy floor 79%

Sensitivity live

Price	-10% $919	-5% $788	+0% $657	+5% $526	+10% $395
Rent	-10% $329	-5% $493	+0% $657	+5% $821	+10% $985
Rate	-1.0pp $848	-0.5pp $753	base $657	+0.5pp $559	+1.0pp $459

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$4,148
Total (2 units)			$4,147

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: $94,750
• Closing costs: $11,370
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
933 Old Noonday Sch House Rd Marietta, GA	3.0	2.0	1500	$1,800	$1.20	21d	1	0.07mi
710 Smokey Quartz Way Kennesaw, GA	3.0	2.5	2046	$2,900	$1.42	25d	1	0.19mi
675 Smokey Quartz Way Kennesaw, GA	4.0	3.5	2390	$3,250	$1.36	6d	1	0.24mi
4723 Canary Diamond Ln Kennesaw, GA	4.0	3.5	2200	$3,250	$1.48	19d	1	0.28mi
4809 Nevilly Way Marietta, GA	3.0	2.5	2008	$2,385	$1.19	6d	1	0.45mi
4858 Chapelle Ct Marietta, GA	3.0	2.0	1590	$2,200	$1.38	5d	1	0.55mi
1370 High Country Ct Marietta, GA	3.0	2.0	1260	$2,059	$1.63	44d	1	0.82mi
314 New Crossing Trl E Kennesaw, GA	4.0	4.0	2328	$800	$0.34	44d	1	1.03mi
1515 Captain Thomas Ct Marietta, GA	3.0	2.0	1651	$2,458	$1.49	4d	1	1.07mi
527 Charing Cross Dr Marietta, GA	4.0	3.0	2600	$6,300	$2.42	44d	1	1.09mi
151 Castleair Dr NE Kennesaw, GA	3.0	2.0	1780	$2,225	$1.25	18d	1	1.16mi
151 Castleair Dr NE Kennesaw, GA	3.0	2.0	1780	$2,075	$1.17	6d	1	1.16mi
4750 Jamerson Forest Cir Marietta, GA	4.0	3.0	2211	$2,545	$1.15	23d	1	1.17mi
3978 Catalina Dr Marietta, GA	3.0	2.5	2743	$2,395	$0.87	6d	1	1.38mi
4805 Shallow Farm Dr NE Kennesaw, GA	3.0	2.0	1636	$2,355	$1.44	3d	1	1.41mi
891 Old Farm Walk Marietta, GA	4.0	3.0	1550	$2,579	$1.66	18d	1	1.42mi
3941 Kensington Dr Marietta, GA	5.0	3.0	2379	$2,825	$1.19	25d	1	1.49mi
10247 Highway 92 Woodstock, GA	1.0–3.0	1.0–2.0	1093	$2,025	$1.85	0d	10	1.50mi

Listing history 19 events

1. 2026-06-21
   days on market $379,000 Active 53 DOM
2. 2026-06-18
   days on market $379,000 Active 50 DOM
3. 2026-06-17
   days on market $379,000 Active 49 DOM
4. 2026-06-16
   days on market $379,000 Active 48 DOM
5. 2026-06-15
   days on market $379,000 Active 47 DOM
6. 2026-06-13
   days on market $379,000 Active 45 DOM
7. 2026-06-13
   days on market $379,000 Active 44 DOM
8. 2026-06-09
   days on market $379,000 Active 41 DOM
9. 2026-06-08
   days on market $379,000 Active 40 DOM
10. 2026-06-07
    days on market $379,000 Active 39 DOM
11. 2026-06-04
    days on market $379,000 Active 36 DOM
12. 2026-06-03
    days on market $379,000 Active 35 DOM
13. 2026-06-02
    days on market $379,000 Active 34 DOM
14. 2026-06-01
    days on market $379,000 Active 33 DOM
15. 2026-05-31
    days on market $379,000 Active 32 DOM
16. 2026-05-08
    status Active 762-char remark
17. 2026-05-08
    historical 762-char remark
18. 2026-04-29
    listed $379,000 New 762-char remark

    Show marketing remark (762 chars)

    Exceptional investment opportunity at 913 Old Noonday Schoolhouse Road! This solid, four-sided brick duplex has been consistently tenant-occupied for over 17 years, providing reliable income throughout ownership. Featuring a durable metal roof and a spacious yard, the property is situated on a quiet street while still offering convenient access to all that Cobb County has to offer. Ideal for both seasoned investors and those looking to house hack, this duplex presents strong income potential with long-term rental history. Located in the highly sought-after Kell High School district, this property combines stability, location, and opportunity making it a standout addition to any real estate portfolio. Listing agent is the principal in the transaction.

19. 2026-04-29
    listed $379,000 Active 762-char remark

    Show marketing remark (762 chars)

    Exceptional investment opportunity at 913 Old Noonday Schoolhouse Road! This solid, four-sided brick duplex has been consistently tenant-occupied for over 17 years, providing reliable income throughout ownership. Featuring a durable metal roof and a spacious yard, the property is situated on a quiet street while still offering convenient access to all that Cobb County has to offer. Ideal for both seasoned investors and those looking to house hack, this duplex presents strong income potential with long-term rental history. Located in the highly sought-after Kell High School district, this property combines stability, location, and opportunity making it a standout addition to any real estate portfolio. Listing agent is the principal in the transaction.

ⓘ 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 2/10 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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,764
• − Mortgage interest: −$21,230
• − Property taxes: −$5,685
• − Insurance: −$1,895
• − Repairs & maintenance: −$3,981
• − Management: −$3,981
• − Depreciation: −$11,025
• Taxable income: $1,966
• Est. tax owed @ 24.0%: −$472
• After-tax cash flow: $7,411/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.

Condition & rehab AI · 14 photos

Fair 45/100 Moderate rehab

This multi-family property presents a moderate level of rehab opportunity with dated kitchens, flooring, and paint needing attention. Improvements in these areas would significantly enhance its resale and rental value.

Repairs flagged

• Major Kitchen cabinets — The cabinets are dated and need to be replaced or updated.
• Major Kitchen appliances — The appliances are outdated and need to be replaced.
• Major Flooring — The carpet is worn and needs to be replaced with a more durable and attractive option.
• Major Paint — The interior walls and exterior siding need to be repainted to improve the overall appearance.
• Major Landscaping — The landscaping needs to be pruned and improved to enhance the curb appeal.

Value-add opportunities

• Both Replace kitchen cabinets and appliances — Updating the kitchen will improve the overall appearance and functionality of the home, making it more attractive to potential buyers and renters.
• Both Replace flooring — Replacing the carpet with a more durable and attractive option will improve the overall appearance and functionality of the home, making it more attractive to potential buyers and renters.
• Both Repaint interior and exterior — Repainting the interior and exterior will improve the overall appearance and functionality of the home, making it more attractive to potential buyers and renters.
• Both Improve landscaping — Improving the landscaping will enhance the curb appeal and overall appearance of the home, making it more attractive to potential buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · The cabinets are dated and need to be replaced or updated.	Major	$15,000–50,000
Kitchen appliances · The appliances are outdated and need to be replaced.	Major	$15,000–50,000
Flooring · The carpet is worn and needs to be replaced with a more durable and attractive option.	Major	$15,000–50,000
Paint · The interior walls and exterior siding need to be repainted to improve the overall appearance.	Major	$15,000–50,000
Landscaping · The landscaping needs to be pruned and improved to enhance the curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Replace kitchen cabinets and appliances — Updating the kitchen will improve the overall appearance and functionality of the home, making it more attractive to potential buyers and renters. ↑
• Both Replace flooring — Replacing the carpet with a more durable and attractive option will improve the overall appearance and functionality of the home, making it more attractive to potential buyers and renters. ↑
• Both Repaint interior and exterior — Repainting the interior and exterior will improve the overall appearance and functionality of the home, making it more attractive to potential buyers and renters. ↑
• Both Improve landscaping — Improving the landscaping will enhance the curb appeal and overall appearance of the home, making it more attractive to potential buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Woodstock

• Score: 73/100
• State rank: #46
• US rank: #5116

Category grades

Amenities F Commute F Cost of living C+ Crime A+ Employment A+ Housing A+ Health & safety F User ratings A

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

+0.0% since first listed

4 events — show timeline

• 2026-05-08 Relisted — FMLS
• 2026-05-08 Listing Removed — FMLS
• 2026-04-29 Listed $379,000 FMLS
• 2026-04-29 Listed $379,000 GAMLS