1290 Shallowford Rd · Woodstock, GA 30066

$269,900

3 bd · 2.0 ba · 1,688 sqft · SingleFamily public records · 7 Days on market

Built 1988 0.55 ac lot Est $370k · 27% 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 +14.4/30.0
• DSCR +4.4/10.0
• 1% rule +3.8/10.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in desirable East Cobb with convenient access to shopping, dining, parks, and commuter routes, this traditional-style home offers strong upside potential for investors, renovators, or buyers seeking a project opportunity. The property features a functional multi-level layout, spacious living areas, and a large lot within an established Marietta community. However, the home is in need of significant repairs and updating throughout, including deferred maintenance, damaged interior finishes and flooring, exterior deck/stair deterioration, and HVAC concerns. Basement area offers additional potential for future improvements. Property is being sold in its current condition and may be best suited for cash or renovation-style financing.

Key facts

• Large lot
• Basement area
• Multi-level layout

Tags

• MULTI-LEVEL LAYOUT
• LARGE LOT
• ESTABLISHED MARIETTA COMMUNITY
• BASEMENT AREA

Property features AI

Exterior

• Parking: Attached garage with 2 spaces; Driveway parking; Open parking available
• Utilities: Water: Other; Electric: Other; Sewer: Other; Other utilities
• Home design: Multi/split-level home; Resale property
• Construction: Wood siding and other exterior materials; Composition roof; Slab foundation; Built with other construction details
• Exterior features: Deck

Interior

• Kitchen: Eat-in kitchen with stained cabinets and view to family room; Dishwasher, Gas Range, Refrigerator
• Bedrooms: Three upper-level bedrooms; Oversized master bedroom
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms (both upper level); Master bathroom with tub/shower combo
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One fireplace located in the family room; Full basement; Open concept dining area; Other interior features
• Laundry & utility: Laundry room (other features)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $53 ($639/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 $237k (12.3% below list).
• Recommended offer: $237k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).

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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

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 $236,666 (12.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.88% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.85%
• DSCR: 1.04
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $369,672
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4422 Inlet Rd	0.42mi	3/2.0	1,657 (-2%)	6mo	$373,000	$225	73
4262 Inlet Rd	0.26mi	3/2.0	1,852 (+10%)	5mo	$360,000	$194	68
1471 Ebb Ct NE	0.48mi	3/2.0	1,601 (-5%)	4mo	$375,000	$234	66
990 Cauthen Ct NE	0.68mi	3/2.5	1,696 (+0%)	0mo	$315,000	$186	65
1355 Barrier Rd	0.46mi	3/2.0	1,752 (+4%)	9mo	$270,000	$154	64
4486 Bay Ct	0.64mi	4/2.0 (+1)	1,676 (-1%)	8mo	$365,000	$218	57
4365 Reef Rd	0.37mi	3/2.0	1,890 (+12%)	7mo	$370,000	$196	57
4274 Reef Rd	0.35mi	4/2.5 (+1)	1,886 (+12%)	2mo	$411,450	$218	56
3911 Catalina Dr	0.66mi	4/2.5 (+1)	1,762 (+4%)	2mo	$420,000	$238	54
1515 Barrier Rd	0.66mi	3/2.0	1,601 (-5%)	10mo	$350,000	$219	52
4103 Christacy Way	0.50mi	3/2.0	1,827 (+8%)	14mo	$456,000	$250	52
4331 Volnay Ct NE	0.66mi	4/2.5 (+1)	1,864 (+10%)	12mo	$510,000	$274	34

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: -18.3%
• Equity multiple: 0.37×
• Total profit: $-47,275
• Equity at exit: $40,243

10-year hold

• IRR: -17.8%
• Equity multiple: 0.16×
• Total profit: $-63,581
• Equity at exit: $23,336

Cash invested: $75,572 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,367 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$289 /mo · $3,463/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $53

Break-even live

Break-even rent $2,299

Max offer price $269,900

Occupancy floor 93%

Sensitivity live

Price	-10% $206	-5% $130	+0% $53	+5% $-23	+10% $-100
Rent	-10% $-134	-5% $-40	+0% $53	+5% $147	+10% $240
Rate	-1.0pp $189	-0.5pp $122	base $53	+0.5pp $-17	+1.0pp $-88

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1370 High Country Ct Marietta, GA	3.0	2.0	1260	$2,059	$1.63	45d	1	0.67mi
1515 Captain Thomas Ct Marietta, GA	3.0	2.0	1651	$2,458	$1.49	4d	1	0.73mi
4750 Jamerson Forest Cir Marietta, GA	4.0	3.0	2211	$2,545	$1.15	23d	1	0.77mi
4067 Keheley Glen Dr NE Marietta, GA	3.0	2.5	1858	$2,280	$1.23	0d	1	0.81mi
4061 Keheley Glen Dr NE Marietta, GA	3.0	2.0	1420	$2,150	$1.51	6d	1	0.83mi
3886 Hadley Farm Dr Marietta, GA	3.0	2.5	2080	$2,500	$1.20	20d	1	0.85mi
891 Old Farm Walk Marietta, GA	4.0	3.0	1550	$2,579	$1.66	18d	1	0.89mi
1765 Blackwillow Dr Marietta, GA	3.0	2.5	2060	$2,600	$1.26	0d	1	1.01mi
933 Old Noonday Sch House Rd Marietta, GA	3.0	2.0	1500	$1,800	$1.20	22d	1	1.04mi
3681 Autumn Leaves Ln Marietta, GA	4.0	2.5	1534	$2,800	$1.83	20d	1	1.10mi
4809 Nevilly Way Marietta, GA	3.0	2.5	2008	$2,385	$1.19	7d	1	1.11mi
2219 N Landing Run Marietta, GA	3.0	2.0	1572	$2,245	$1.43	45d	1	1.19mi
4858 Chapelle Ct Marietta, GA	3.0	2.0	1590	$2,200	$1.38	6d	1	1.19mi
710 Smokey Quartz Way Kennesaw, GA	3.0	2.5	2046	$2,900	$1.42	26d	1	1.20mi
2228 N Woods Ct Marietta, GA	3.0	2.0	1705	$2,085	$1.22	26d	1	1.22mi
2020 Kemp Rd Marietta, GA	3.0	2.0	1432	$2,300	$1.61	0d	1	1.23mi
4723 Canary Diamond Ln Kennesaw, GA	4.0	3.5	2200	$3,250	$1.48	20d	1	1.29mi

Listing history 8 events

1. 2026-06-03
   status $269,900 Pending 7 DOM
2. 2026-06-02
   days on market $269,900 Active 7 DOM
3. 2026-06-01
   days on market $269,900 Active 6 DOM
4. 2026-05-31
   days on market $269,900 Active 5 DOM
5. 2026-05-26
   listed $269,900 Active

   Show marketing remark (746 chars)

   Located in desirable East Cobb with convenient access to shopping, dining, parks, and commuter routes, this traditional-style home offers strong upside potential for investors, renovators, or buyers seeking a project opportunity. The property features a functional multi-level layout, spacious living areas, and a large lot within an established Marietta community. However, the home is in need of significant repairs and updating throughout, including deferred maintenance, damaged interior finishes and flooring, exterior deck/stair deterioration, and HVAC concerns. Basement area offers additional potential for future improvements. Property is being sold in its current condition and may be best suited for cash or renovation-style financing.

6. 2026-05-26
   listed $269,900 New 746-char remark

   Show marketing remark (746 chars)

   Located in desirable East Cobb with convenient access to shopping, dining, parks, and commuter routes, this traditional-style home offers strong upside potential for investors, renovators, or buyers seeking a project opportunity. The property features a functional multi-level layout, spacious living areas, and a large lot within an established Marietta community. However, the home is in need of significant repairs and updating throughout, including deferred maintenance, damaged interior finishes and flooring, exterior deck/stair deterioration, and HVAC concerns. Basement area offers additional potential for future improvements. Property is being sold in its current condition and may be best suited for cash or renovation-style financing.

7. 2021-10-26
   soldstatus $2,278,480
8. 2020-10-23
   soldstatus $1,560,000

ⓘ 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: $3,463 · $289/mo
• Projected year-2 tax: $3,463 · $289/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 ≥102°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: $28,400
• − Mortgage interest: −$15,119
• − Property taxes: −$3,463
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,272
• − Management: −$2,272
• − Depreciation: −$7,852
• Taxable loss: −$3,927
• Est. tax savings @ 24.0%: +$942
• After-tax cash flow: $1,581/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 — 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: 109,446
• 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

-82.7% since first listed

4 events — show timeline

• 2026-05-26 Listed $269,900 GAMLS
• 2026-05-26 Listed $269,900 FMLS
• 2021-10-26 Sold (Public Records) $2,278,480 Public Records
• 2020-10-23 Sold (Public Records) $1,560,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $3,463 · -0.1% YoY. Source: county tax records.