1402 Shadowbrook Dr · Marietta, GA 30062

$310,000

3 bd · 2.0 ba · 1,851 sqft · SingleFamily public records · 22 Days on market

Built 1940 9,574 sqft lot $167/sqft · 21% below area Est $392k · 21% under

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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 +15.0/15.0
• Cash flow +10.7/30.0
• Livability +4.2/5.0
• Schools +3.8/10.0
• DSCR +3.1/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BACK ON MARKET with a significant price reduction! Tenant moved out on June 2, leaving the property in need of repairs, cleaning, and cosmetic updates throughout. Priced accordingly and sold as-is, this is a fantastic opportunity for investors or buyers looking to build instant equity in sought-after East Cobb. This all-brick ranch features 3 bedrooms, 2 bathrooms, a split-bedroom floor plan, spacious living area, flex space, updated kitchen with granite countertops and stainless steel appliances, and a large private backyard. Conveniently located near I-75, I-575, shopping, dining, Marietta Square, KSU, Truist Park, and top-rated Wheeler High School. Don't miss this value-priced opportunity!

Key facts

• 9,574 sq ft lot
• Built 1940
• Listed 22 days

Property features AI

Exterior

• Parking: Driveway parking; Open parking available
• Utilities: Public water; Public sewer; Cable available; Electricity available; Natural gas available; Phone service available; Sewer available; Water available
• Home design: One-level home; Brick on all sides; Shingle roof; Resale property; Slab foundation
• Construction: Brick 4-sides construction; Shingle roof; Slab foundation; Built as a one-level residence
• Exterior features: Front porch; Rear porch

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator; Kitchen with additional/other features
• Bedrooms: Three bedrooms on the main level; Primary bedroom on the main level
• Flooring: Hardwood flooring; Laminate flooring
• Bathrooms: Two full bathrooms; Primary bathroom with shower (no tub)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Other interior features; No shared/common walls
• Laundry & utility: Laundry located in a bathroom

🏷️ Possibly a rental listed for sale. The $310,000 price doesn't fit this home's estimated sale value (~$392,015) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-150 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (21.3% below list).
• Recommended offer: $244k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: Sedalia Park Elementary School (math 24% / reading 28%, grade F, #728 of 1,228 statewide, top 60%, 612 students, 58% FRL); East Cobb Middle School (math 25% / reading 29%, grade F, #271 of 470 statewide, top 60%, 1,334 students, 57% FRL); Wheeler High School (math 25% / reading 36%, grade F, #131 of 424 statewide, top 31%, 2,375 students, 39% FRL).
• Zoned-school proficiency averages 28% at this address vs 42% district-wide (-14 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 soft (-1.1%/yr); 370 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $9k 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 22 days — a 2% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 20y ago; this cycle's ask has dropped $39k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $230k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $243,996 (21.3% 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. Built in 1940 — 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. 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: 0.79% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.07%
• DSCR: 0.91
• GRM: 10.6

CMA / ARV

• ARV (median comp): $392,015
• List price: $310,000
• Delta: -8.17%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1450 Shadowbrook Dr	0.15mi	4/2.0 (+1)	1,937 (+5%)	5mo	$306,000	$158	76
1670 Wildwood Rd	0.20mi	4/2.5 (+1)	1,940 (+5%)	1mo	$257,000	$132	75
1382 Varner Rd	0.37mi	3/2.0	1,850 (-0%)	11mo	$918,000	$496	74
1591 Wildwood Rd	0.33mi	3/2.0	1,645 (-11%)	3mo	$355,000	$216	63
1437 Shadowbrook Dr	0.10mi	3/3.0	1,575 (-15%)	4mo	$360,000	$229	63
1644 Wildwood Rd	0.34mi	3/2.0	1,581 (-15%)	9mo	$355,000	$225	52
1466 Varner Rd	0.37mi	3/2.0	1,662 (-10%)	17mo	$326,000	$196	51
754 Soaring Cir	0.68mi	3/2.0	1,837 (-1%)	20mo	$415,000	$226	50
697 Coventry Township Ln	0.63mi	3/2.5	1,755 (-5%)	20mo	$430,000	$245	44
702 Coventry Township Ln	0.67mi	3/2.5	1,723 (-7%)	20mo	$395,000	$229	39
781 Soaring Dr	0.68mi	3/2.5	2,029 (+10%)	14mo	$441,000	$217	39
639 Bonnie Dell Dr	0.73mi	4/2.0 (+1)	2,100 (+14%)	1mo	$380,000	$181	38

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: -23.0%
• Equity multiple: 0.23×
• Total profit: $-66,909
• Equity at exit: $46,222

10-year hold

• IRR: -27.7%
• Equity multiple: -0.13×
• Total profit: $-98,172
• Equity at exit: $26,803

Cash invested: $86,800 (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 30062

• Rents YoY: -1.1%
• Active inventory: 370
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,440 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$322 /mo · $3,867/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $-150

Break-even live

Break-even rent $2,629

Max offer price $283,589

Occupancy floor —

Sensitivity live

Price	-10% $26	-5% $-62	+0% $-150	+5% $-237	+10% $-325
Rent	-10% $-342	-5% $-246	+0% $-150	+5% $-53	+10% $43
Rate	-1.0pp $7	-0.5pp $-71	base $-150	+0.5pp $-230	+1.0pp $-312

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1424 Shadowbrook Dr Marietta, GA	4.0	3.0	1804	$2,900	$1.61	45d	1	0.09mi
1625 Roswell Rd Marietta, GA	1.0–3.0	1.0–2.0	1072	$1,975	$1.84	0d	18	0.45mi
635 Anderson Walk Unit 635 Marietta, GA	3.0	3.0	2308	$2,400	$1.04	12d	1	0.51mi
1805 Roswell Rd Marietta, GA	1.0–3.0	1.0–2.5	1217	$2,090	$1.72	0d	25	0.54mi
788 Coventry Township Pl Marietta, GA	3.0	2.5	1680	$1,995	$1.19	1d	1	0.61mi
1776 Summit Forest Dr Marietta, GA	1.0–2.0	1.0–2.0	1041	$1,574	$1.51	5d	6	0.75mi
2085 Roswell Rd Marietta, GA	1.0–3.0	1.0–2.0	939	$1,966	$2.09	0d	39	0.91mi
150 Powers Ferry Mnr SE Marietta, GA	2.0	2.5	1232	$1,800	$1.46	26d	1	0.93mi
931 Mill Stone Dr Marietta, GA	2.0	2.5	1232	$1,700	$1.38	17d	1	1.06mi
315 Freys Gin Rd SE Marietta, GA	2.0–4.0	2.0–4.0	1130	$1,347	$1.19	20d	4	1.08mi
1950 Roswell Rd Marietta, GA	1.0–3.0	1.0–2.0	982	$1,618	$1.65	0d	13	1.09mi
116 Indian Trl Marietta, GA	3.0	2.0	1421	$2,900	$2.04	26d	1	1.13mi
1730 Paddlewheel Dr Marietta, GA	2.0	2.5	1464	$2,150	$1.47	45d	1	1.15mi
2000 E Lake Pkwy Marietta, GA	1.0–3.0	1.0–2.5	1048	$2,060	$1.97	1d	34	1.25mi
305 Williamson St SE Marietta, GA	3.0	3.5	1840	$2,300	$1.25	1d	1	1.26mi
1140 Azalea Cir Marietta, GA	3.0	2.0	1456	$2,195	$1.51	46d	1	1.33mi
2010 Roswell Rd Marietta, GA	1.0–3.0	1.0–2.0	969	$1,920	$1.98	1d	20	1.34mi
950 Woodmont Dr Marietta, GA	4.0	2.5	2188	$3,000	$1.37	45d	1	1.40mi

Listing history 50 events

1. 2026-06-21
   statusdays on market $310,000 Pending 22 DOM
2. 2026-06-18
   days on market $310,000 Active 21 DOM
3. 2026-06-17
   days on market $310,000 Active 20 DOM
4. 2026-06-16
   days on market $310,000 Active 19 DOM
5. 2026-06-15
   days on market $310,000 Active 18 DOM
6. 2026-06-13
   days on market $310,000 Active 16 DOM
7. 2026-06-13
   days on market $310,000 Active 15 DOM
8. 2026-06-09
   days on market $310,000 Active 12 DOM
9. 2026-06-08
   days on market $310,000 Active 11 DOM
10. 2026-06-08
    status $310,000 Active 10 DOM
11. 2026-06-07
    pricedays on market $310,000 Active Under Contract 10 DOM

    Show marketing remark (704 chars)

    BACK ON MARKET with a significant price reduction! Tenant moved out on June 2, leaving the property in need of repairs, cleaning, and cosmetic updates throughout. Priced accordingly and sold as-is, this is a fantastic opportunity for investors or buyers looking to build instant equity in sought-after East Cobb. This all-brick ranch features 3 bedrooms, 2 bathrooms, a split-bedroom floor plan, spacious living area, flex space, updated kitchen with granite countertops and stainless steel appliances, and a large private backyard. Conveniently located near I-75, I-575, shopping, dining, Marietta Square, KSU, Truist Park, and top-rated Wheeler High School. Don't miss this value-priced opportunity!

12. 2026-06-04
    days on market $349,000 Active Under Contract 7 DOM
13. 2026-06-03
    days on market $349,000 Active Under Contract 6 DOM
14. 2026-06-02
    days on market $349,000 Active Under Contract 5 DOM
15. 2026-06-01
    days on market $349,000 Active Under Contract 4 DOM
16. 2026-06-01
    status $349,000 Active Under Contract 3 DOM
17. 2026-05-31
    days on market $349,000 Active 3 DOM

    Show marketing remark (704 chars)

    BACK ON MARKET with a significant price reduction! Tenant moved out on June 2, leaving the property in need of repairs, cleaning, and cosmetic updates throughout. Priced accordingly and sold as-is, this is a fantastic opportunity for investors or buyers looking to build instant equity in sought-after East Cobb. This all-brick ranch features 3 bedrooms, 2 bathrooms, a split-bedroom floor plan, spacious living area, flex space, updated kitchen with granite countertops and stainless steel appliances, and a large private backyard. Conveniently located near I-75, I-575, shopping, dining, Marietta Square, KSU, Truist Park, and top-rated Wheeler High School. Don't miss this value-priced opportunity!

18. 2026-05-07
    historical
19. 2026-05-07
    historical
20. 2026-04-15
    listed $360,000 Active
21. 2026-04-15
    listed $360,000 New
22. 2026-01-16
    historical $2,300
23. 2025-08-01
    listed $2,300
24. 2025-06-26
    historical $2,300
25. 2024-10-04
    listed $2,300
26. 2024-10-02
    historical $2,450
27. 2024-08-15
    price $2,450
28. 2024-05-17
    status Active
29. 2024-05-17
    listed $2,500
30. 2024-05-17
    historical
31. 2024-04-27
    status Pending
32. 2024-04-27
    status Under Contract
33. 2024-04-19
    historical
34. 2024-04-15
    price $350,000
35. 2024-04-15
    price $350,000
36. 2024-04-01
    listed $370,000 Active
37. 2024-04-01
    listed $370,000 New
38. 2022-12-13
    historical
39. 2022-10-26
    price $300,000
40. 2022-10-16
    price $320,000
41. 2022-10-12
    listed $340,000 New
42. 2020-05-14
    soldstatus $230,000
43. 2007-03-21
    soldstatus $160,900
44. 2007-03-15
    soldstatus $160,900
45. 2006-10-13
    listed $164,900
46. 1999-10-01
    soldstatus $119,000
47. 1997-06-18
    soldstatus $90,500
48. 1997-06-10
    soldstatus $90,500
49. 1996-09-25
    soldstatus $37,500
50. 1996-09-03
    soldstatus $37,500

ⓘ 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: $3,867 · $322/mo
• Projected year-2 tax: $3,867 · $322/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 21% 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: $29,280
• − Mortgage interest: −$17,365
• − Property taxes: −$3,867
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,342
• − Management: −$2,342
• − Depreciation: −$9,018
• Taxable loss: −$7,205
• Est. tax savings @ 24.0%: +$1,729
• After-tax cash flow: $-65/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): 62,284
• Household income: $132,631
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 729.0

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 64% Black 11% Asian 10% Two or more races 9% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Romanian 3% Slovak 3% Italian 2%
• Foreign-born: 16% · Canada, South Korea, China
• Languages at home: 81% English-only · Other Indo-European 6% Spanish 6% Other Asian/Pacific 2%

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: ▼ -332.40%
• Current HPI: 275.0618
• Rent YoY: ▼ -1.15%
• 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

+726.7% since first listed

41 events — show timeline

• 2026-06-07 Relisted — FMLS
• 2026-06-07 Relisted — GAMLS
• 2026-06-07 Price Changed $310,000 GAMLS
• 2026-06-07 Price Changed $310,000 FMLS
• 2026-05-31 Contingent — FMLS
• 2026-05-31 Contingent — GAMLS
• 2026-05-28 Listed $349,000 FMLS
• 2026-05-27 Listed $349,000 GAMLS
• 2026-05-07 Listing Removed — GAMLS
• 2026-05-07 Listing Removed — FMLS
• 2026-04-15 Listed $360,000 GAMLS
• 2026-04-15 Listed $360,000 FMLS
• 2026-01-16 Rental Removed $2,300 GAMLS
• 2025-08-01 Listed for Rent $2,300 GAMLS
• 2025-06-26 Rental Removed $2,300 GAMLS
• 2024-10-04 Listed for Rent $2,300 GAMLS
• 2024-10-02 Rental Removed $2,450 GAMLS
• 2024-08-15 Price Changed $2,450 GAMLS
• 2024-05-17 Relisted — FMLS
• 2024-05-17 Listed for Rent $2,500 GAMLS
• 2024-05-17 Listing Removed — FMLS
• 2024-04-27 Pending — FMLS
• 2024-04-27 Pending — GAMLS
• 2024-04-19 Listing Removed — GAMLS
• 2024-04-15 Price Changed $350,000 FMLS
• 2024-04-15 Price Changed $350,000 GAMLS
• 2024-04-01 Listed $370,000 GAMLS
• 2024-04-01 Listed $370,000 FMLS
• 2022-12-13 Listing Removed — GAMLS
• 2022-10-26 Price Changed $300,000 GAMLS
• 2022-10-16 Price Changed $320,000 GAMLS
• 2022-10-12 Listed $340,000 GAMLS
• 2020-05-14 Sold (Public Records) $230,000 Public Records
• 2007-03-21 Sold (Public Records) $160,900 Public Records
• 2007-03-15 Sold (MLS) $160,900 FMLS
• 2006-10-13 Listed $164,900 FMLS
• 1999-10-01 Sold (Public Records) $119,000 Public Records
• 1997-06-18 Sold (Public Records) $90,500 Public Records
• 1997-06-10 Sold (Public Records) $90,500 Public Records
• 1996-09-25 Sold (Public Records) $37,500 Public Records
• 1996-09-03 Sold (Public Records) $37,500 Public Records

Property tax history

+5.0%/yr

Latest (2025): $3,867 · -23.1% YoY. Source: county tax records.