3180 Sandy Plains Rd · Marietta, GA 30066

$250,000

3 bd · 2.0 ba · 1,516 sqft · SingleFamily public records · 3 Days on market

Built 1972 0.30 ac lot Est $385k · 35% 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 +22.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.9/10.0
• Livability +4.2/5.0
• Schools +3.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity in a prime location! This 3-bedroom, 2-bathroom home offers incredible potential for the right buyer looking to renovate and make it their own. Situated in a highly desirable area with top-rated schools and convenient access to shopping, dining, and everyday essentials. Bring your vision and transform this fixer-upper into your dream home or next investment property. Endless possibilities await!

Key facts

• Convenient access
• Prime location
• Top-rated schools

Tags

• PRIME LOCATION
• TOP-RATED SCHOOLS
• CONVENIENT ACCESS
• FIXER-UPPER
• ENDLESS POSSIBILITIES

Property features AI

Finance

• HOA & community: Near public transportation, schools, and shopping

Exterior

• Parking: One-car garage that faces the side
• Utilities: Public water; Sewer: Other; 110-volt electric service; Cable, electricity, natural gas, and water available
• Home design: Multi/split levels; Fixer condition
• Construction: Brick on all sides with wood siding accents; Composition roof; Block foundation; Partial crawl-space basement
• Exterior features: Rain gutters; Rear stairs; Deck; Front porch

Interior

• Kitchen: Stained cabinets; Eat-in kitchen
• Bedrooms: Three upper-level bedrooms; Bedroom features: Other
• Flooring: Carpet; Parquet
• Bathrooms: Two full bathrooms; Master bath has shower only
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One fireplace located in the family room; Other interior features
• Laundry & utility: Laundry located in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 8.3% 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.
• Zoned schools: Simpson Middle School (math 55% / reading 68%, grade B+, #34 of 470 statewide, top 7%, 844 students, 16% FRL); Sprayberry High School (math 22% / reading 34%, grade F, #155 of 424 statewide, top 37%, 1,831 students, 36% FRL).
• Market conditions: Rents soft (-0.4%/yr); 443 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $8k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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 $52k; list at $250k implies a 379% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $250,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.09% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.06%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $385,064
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3180 Sandy Plains Rd	0.00mi	3/2.0	1,516 (0%)	1mo	$276,000	$182	99
3100 Karen Ln NE	0.09mi	3/2.0	1,543 (+2%)	9mo	$347,000	$225	85
2942 Cynthia Ct	0.30mi	3/2.0	1,524 (+0%)	2mo	$389,000	$255	84
3090 Karen Ln NE	0.09mi	3/2.0	1,420 (-6%)	10mo	$326,000	$230	77
2975 Fredrick Dr	0.28mi	3/2.0	1,614 (+6%)	5mo	$410,000	$254	72
3075 Vandiver Dr	0.48mi	3/2.0	1,485 (-2%)	7mo	$415,000	$279	68
2853 Wendwood Dr	0.49mi	3/2.5	1,542 (+2%)	6mo	$449,900	$292	67
3072 Vandiver Dr	0.45mi	3/2.0	1,634 (+8%)	0mo	$385,000	$236	66
3060 Sandy Plains Rd	0.29mi	3/1.5	1,334 (-12%)	6mo	$260,000	$195	59
3031 Walker Dr	0.25mi	3/2.0	1,305 (-14%)	11mo	$370,000	$284	56
2998 Kodiak Ct	0.65mi	3/2.0	1,708 (+13%)	4mo	$420,000	$246	45
2892 Holly Springs Rd NE	0.57mi	3/2.0	1,732 (+14%)	8mo	$493,000	$285	43

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: -8.9%
• Equity multiple: 0.68×
• Total profit: $-22,197
• Equity at exit: $37,276

10-year hold

• IRR: -4.0%
• Equity multiple: 0.77×
• Total profit: $-16,158
• Equity at exit: $21,615

Cash invested: $70,000 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,720 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$321 /mo · $3,857/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$571
• Net cashflow: $412

Break-even live

Break-even rent $2,198

Max offer price $250,000

Occupancy floor 80%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3251 Plains Way Marietta, GA	3.0	2.0	1676	$3,995	$2.38	44d	1	0.23mi
2985 Fredrick Dr Marietta, GA	3.0	2.0	1448	$2,380	$1.64	5d	1	0.24mi
2830 Idlewood Dr Marietta, GA	3.0	3.0	1848	$2,400	$1.30	5d	1	0.46mi
2291 Carousel Ct Marietta, GA	3.0	2.0	1452	$2,300	$1.58	44d	1	0.57mi
2025 Baramore Oaks Dr Marietta, GA	4.0	2.5	1913	$2,580	$1.35	24d	1	0.99mi
2694 Evers Dr NE Marietta, GA	3.0	3.5	2003	$3,200	$1.60	44d	1	1.13mi
2648 Sandy Plains Rd Marietta, GA	1.0–2.0	1.0–2.0	1084	$3,649	$3.37	1d	15	1.28mi
2179 Mainsail Dr Marietta, GA	3.0	2.5	1659	$2,850	$1.72	4d	1	1.28mi
2696 Arbor Glen Pl Marietta, GA	2.0	2.0	1512	$2,173	$1.44	5d	1	1.35mi
2705 Ashbury Point Ln Marietta, GA	3.0	2.0	1800	$3,125	$1.74	44d	1	1.36mi
2816 Deerwood Trl Marietta, GA	3.0	2.0	1817	$2,195	$1.21	44d	1	1.41mi
2730 Ashbury Point Ln Marietta, GA	3.0	2.5	1741	$2,150	$1.23	13d	1	1.44mi

Listing history 12 events

1. 2026-05-07
   status Under Contract 416-char remark

   Show marketing remark (416 chars)

   Great opportunity in a prime location! This 3-bedroom, 2-bathroom home offers incredible potential for the right buyer looking to renovate and make it their own. Situated in a highly desirable area with top-rated schools and convenient access to shopping, dining, and everyday essentials. Bring your vision and transform this fixer-upper into your dream home or next investment property. Endless possibilities await!

2. 2026-05-07
   status Pending

   Show marketing remark (416 chars)

   Great opportunity in a prime location! This 3-bedroom, 2-bathroom home offers incredible potential for the right buyer looking to renovate and make it their own. Situated in a highly desirable area with top-rated schools and convenient access to shopping, dining, and everyday essentials. Bring your vision and transform this fixer-upper into your dream home or next investment property. Endless possibilities await!

3. 2026-05-01
   listed $250,000 New 416-char remark

   Show marketing remark (416 chars)

   Great opportunity in a prime location! This 3-bedroom, 2-bathroom home offers incredible potential for the right buyer looking to renovate and make it their own. Situated in a highly desirable area with top-rated schools and convenient access to shopping, dining, and everyday essentials. Bring your vision and transform this fixer-upper into your dream home or next investment property. Endless possibilities await!

4. 2026-05-01
   listed $250,000 Active

   Show marketing remark (416 chars)

   Great opportunity in a prime location! This 3-bedroom, 2-bathroom home offers incredible potential for the right buyer looking to renovate and make it their own. Situated in a highly desirable area with top-rated schools and convenient access to shopping, dining, and everyday essentials. Bring your vision and transform this fixer-upper into your dream home or next investment property. Endless possibilities await!

5. 2026-04-17
   historical
6. 2026-04-15
   status Back On Market
7. 2026-03-16
   historical On Hold
8. 2026-03-07
   status Back On Market
9. 2026-02-05
   historical On Hold
10. 2026-01-16
    listed $315,000 Active
11. 2026-01-16
    listed $315,000 New
12. 1981-08-28
    soldstatus $52,200

ⓘ 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: $3,857 · $321/mo
• Projected year-2 tax: $3,857 · $321/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 17 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 · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,637
• − Mortgage interest: −$14,004
• − Property taxes: −$3,857
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,611
• − Management: −$2,611
• − Depreciation: −$7,273
• Taxable income: $1,031
• Est. tax owed @ 24.0%: −$247
• After-tax cash flow: $4,696/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): 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

+378.9% since first listed

12 events — show timeline

• 2026-05-07 Pending — GAMLS
• 2026-05-07 Pending — FMLS
• 2026-05-01 Listed $250,000 FMLS
• 2026-05-01 Listed $250,000 GAMLS
• 2026-04-17 Listing Removed — GAMLS
• 2026-04-15 Relisted — GAMLS
• 2026-03-16 Delisted — GAMLS
• 2026-03-07 Relisted — GAMLS
• 2026-02-05 Delisted — GAMLS
• 2026-01-16 Listed $315,000 GAMLS
• 2026-01-16 Listed $315,000 FMLS
• 1981-08-28 Sold (Public Records) $52,200 Public Records

Property tax history

+5.0%/yr

Latest (2025): $3,857 · +9.4% YoY. Source: county tax records.