1944 Terri Meyer Dr SE · Smyrna, GA 30080

$230,000

2 bd · 2.0 ba · 1,152 sqft · Townhouse public records · 77 Days on market

Built 1984 1,873 sqft lot $200/sqft · 7% below area Est $249k · 7% 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 +19.0/30.0
• ARV discount +10.9/15.0
• DSCR +6.0/10.0
• 1% rule +4.7/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful 2-story townhome in Cumberland Townhomes community with 2BR 2.5BA. Efficient kitchen with large comfortable family room including fireplace. Spacious bedrooms and closet area. Very affordable in excellent access area off of Village Parkway in Cobb County. Minutes from grocery, restaurants, shopping, sports, The Battery, Cumberland Mall and highways. Priced to sell!

Key facts

• 2 parking spots
• Built 1984
• Listed 77 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $230k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/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 $222k (3.5% below list).
• Recommended offer: $216k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 3.5% in Smyrna — 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 76/100 on livability (#27 in GA, #3,621 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, commute A-; Watch: schools C-, cost of living C-, amenities 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.
• Market conditions: Rents rising (+1.4%/yr); 402 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $7k 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 77 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y 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.
• Current owner paid $21k; list at $230k implies a 995% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 7.55%
• Cash-on-cash: 4.48%
• DSCR: 1.20
• GRM: 8.6

CMA / ARV

• ARV (median comp): $248,587
• List price: $230,000
• Delta: -7.48%
• 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
1449 Springleaf Cir SE	0.44mi	2/2.5	1,132 (-2%)	2mo	$220,000	$194	73
2003 Country Park Dr	0.57mi	2/2.0	1,150 (-0%)	4mo	$200,000	$174	70
705 Countryside Pl	0.39mi	2/1.0	1,097 (-5%)	1mo	$205,500	$187	70
803 Spring Heights Ln SE	0.28mi	2/2.0	1,278 (+11%)	1mo	$280,000	$219	68
703 Spring Heights Ln SE	0.29mi	2/2.0	1,278 (+11%)	1mo	$295,000	$231	67
1700 Wynndowne Trl SE #1700	0.32mi	2/2.5	1,054 (-8%)	3mo	$200,000	$190	66
1700 Wynndowne Trl #1700	0.32mi	2/2.5	1,054 (-8%)	3mo	$200,000	$190	66
1601 Countryside Pl SE	0.46mi	2/2.0	1,244 (+8%)	1mo	$212,500	$171	65
501 Country Park Dr SE	0.49mi	2/2.0	1,253 (+9%)	3mo	$192,500	$154	60
1907 Country Park Dr SE	0.54mi	2/1.0	1,089 (-6%)	2mo	$190,000	$174	60
1807 Country Park Dr SE	0.56mi	2/2.0	1,244 (+8%)	3mo	$232,000	$186	58
1207 Countryside Pl SE	0.44mi	2/2.0	1,316 (+14%)	2mo	$245,000	$186	54

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 · 1.44% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.54×
• Total profit: $-29,599
• Equity at exit: $34,294

10-year hold

• IRR: -6.5%
• Equity multiple: 0.61×
• Total profit: $-25,048
• Equity at exit: $19,886

Cash invested: $64,400 (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 30080

• Rents YoY: 1.4%
• Active inventory: 402
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,220 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$212 /mo · $2,540/yr
• Insurance: −$96
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $174

Break-even live

Break-even rent $2,000

Max offer price $230,000

Occupancy floor 87%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1819 Cumberland Valley Pl SE Smyrna, GA	2.0	2.5	1152	$1,550	$1.35	44d	1	0.07mi
1836 Cumberland Valley Pl SE Smyrna, GA	2.0	1.5	1152	$1,650	$1.43	44d	1	0.08mi
1822 Cumberland Valley Pl SE Smyrna, GA	2.0	1.5	1250	$1,700	$1.36	44d	1	0.09mi
1820 Cumberland Valley Pl SE Smyrna, GA	2.0	2.5	1152	$3,750	$3.26	44d	1	0.09mi
1858 Shenandoah Valley Ln SE Smyrna, GA	2.0	2.5	1220	$3,850	$3.16	44d	1	0.09mi
1802 Cumberland Valley Pl SE Smyrna, GA	3.0	3.5	1451	$4,650	$3.20	1d	1	0.11mi
2181 Gordon Cir SE Smyrna, GA	3.0	1.0	1250	$2,100	$1.68	44d	1	0.25mi
1898 Spring Rd SE Smyrna, GA	1.0	1.0	700	$1,399	$2.00	15d	3	0.25mi
410 Spring Heights Ln #410 Smyrna, GA	2.0	2.0	1278	$2,250	$1.76	44d	1	0.27mi
510 Spring Heights Ln Smyrna, GA	2.0	2.0	1278	$1,900	$1.49	13d	1	0.27mi
2596 Bates St SE Smyrna, GA	3.0	2.0	1320	$2,695	$2.04	24d	1	0.28mi
510 Spring Heights Ln SE #5 Smyrna, GA	2.0	2.0	1278	$1,900	$1.49	24d	1	0.29mi
411 Spring Heights Ln SE #4 Smyrna, GA	2.0	2.0	1187	$2,000	$1.68	5d	1	0.29mi
2919 Lexington Trace Dr SE Smyrna, GA	2.0	2.5	1292	$2,250	$1.74	44d	1	0.31mi
1695 Wynndowne Trl SE Smyrna, GA	2.0	2.5	1054	$3,300	$3.13	44d	1	0.37mi
1668 Wynndowne Trl SE Smyrna, GA	2.0	2.5	1054	$1,400	$1.33	5d	1	0.38mi
1539 Springleaf Ct SE Unit 1539 Smyrna, GA	2.0	2.5	1386	$1,925	$1.39	44d	1	0.39mi
1677 Wynndowne Trl SE Smyrna, GA	2.0	2.5	1054	$1,950	$1.85	24d	1	0.40mi
1675 Wynndowne Trl SE Smyrna, GA	2.0	2.0	1070	$1,800	$1.68	10d	1	0.41mi
2170 Beech Valley Dr SE Smyrna, GA	3.0	2.0	1270	$2,550	$2.01	13d	1	0.42mi
1424 Springleaf Cir SE Smyrna, GA	2.0	2.5	1120	$1,550	$1.38	15d	1	0.46mi
2871 Spring Villa Ln #2871 Smyrna, GA	3.0	3.0	1500	$2,100	$1.40	44d	1	0.47mi
1907 Countryside Pl SE Smyrna, GA	2.0	1.0	1097	$1,595	$1.45	21d	1	0.47mi
1836 Roswell St SE Unit 12406 Smyrna, GA	2.0	2.0	1354	$1,888	$1.39	44d	1	0.47mi
1836 Roswell St SE Unit 1416 Smyrna, GA	1.0	1.0	806	$1,731	$2.15	44d	1	0.47mi
1425 Springleaf Cir SE Smyrna, GA	2.0	2.5	1120	$1,690	$1.51	5d	1	0.47mi
2200 Woodlands Dr SE Smyrna, GA	1.0–2.0	1.0–2.0	890	$2,003	$2.25	2d	61	0.50mi
2400 Post Village Dr SE Smyrna, GA	1.0	1.0	750	$1,052	$1.40	2d	5	0.52mi
2198 Goodwood Blvd SE Smyrna, GA	3.0	2.5	1494	$2,695	$1.80	17d	1	0.55mi
2196 Goodwood Blvd SE Smyrna, GA	2.0	2.5	1379	$1,950	$1.41	13d	1	0.56mi
2085 Lake Park Dr SE Smyrna, GA	1.0–2.0	1.0–2.0	965	$2,340	$2.42	2d	122	0.60mi
53 Doranne Ct SE #53 Smyrna, GA	2.0	2.0	1250	$1,750	$1.40	20d	1	0.67mi
2815 Carolyn Dr SE Smyrna, GA	3.0	2.0	1429	$2,500	$1.75	44d	1	0.69mi
27 Matawan Cir SE Smyrna, GA	2.0	2.0	1404	$2,100	$1.50	3d	1	0.76mi
27 Matawan Cir SE Smyrna, GA	2.0	2.0	1404	$1,995	$1.42	17d	1	0.76mi
1455 Spring Rd SE Unit 433 Smyrna, GA	1.0	1.0	727	$1,634	$2.25	44d	1	0.79mi
1455 Spring Rd SE Unit 231 Smyrna, GA	2.0	2.0	1111	$2,115	$1.90	44d	1	0.79mi
1455 Spring Rd SE Smyrna, GA	3.0	2.0	1409	$2,495	$1.77	44d	1	0.80mi
1240 Mimosa Cir Smyrna, GA	3.0	2.0	1125	$1,999	$1.78	44d	1	0.85mi
30 Villa Ct SE Smyrna, GA	2.0	2.5	1080	$1,600	$1.48	44d	1	0.87mi

Listing history 31 events

1. 2026-06-18
   days on market $230,000 Active 77 DOM
2. 2026-06-17
   days on market $230,000 Active 76 DOM
3. 2026-06-16
   days on market $230,000 Active 75 DOM
4. 2026-06-15
   days on market $230,000 Active 74 DOM
5. 2026-06-13
   days on market $230,000 Active 72 DOM
6. 2026-06-13
   days on market $230,000 Active 71 DOM
7. 2026-06-09
   days on market $230,000 Active 68 DOM
8. 2026-06-08
   days on market $230,000 Active 67 DOM
9. 2026-06-07
   days on market $230,000 Active 66 DOM
10. 2026-06-04
    days on market $230,000 Active 63 DOM
11. 2026-06-03
    days on market $230,000 Active 62 DOM
12. 2026-06-02
    days on market $230,000 Active 61 DOM
13. 2026-06-01
    days on market $230,000 Active 60 DOM
14. 2026-05-31
    days on market $230,000 Active 59 DOM
15. 2026-04-02
    listed $230,000 New 377-char remark

    Show marketing remark (377 chars)

    Wonderful 2-story townhome in Cumberland Townhomes community with 2BR 2.5BA. Efficient kitchen with large comfortable family room including fireplace. Spacious bedrooms and closet area. Very affordable in excellent access area off of Village Parkway in Cobb County. Minutes from grocery, restaurants, shopping, sports, The Battery, Cumberland Mall and highways. Priced to sell!

16. 2026-04-02
    listed $230,000 Active 377-char remark

    Show marketing remark (377 chars)

    Wonderful 2-story townhome in Cumberland Townhomes community with 2BR 2.5BA. Efficient kitchen with large comfortable family room including fireplace. Spacious bedrooms and closet area. Very affordable in excellent access area off of Village Parkway in Cobb County. Minutes from grocery, restaurants, shopping, sports, The Battery, Cumberland Mall and highways. Priced to sell!

17. 2025-12-15
    historical
18. 2025-10-16
    listed $225,000 New
19. 2025-10-09
    price $225,000
20. 2025-04-23
    price $235,000
21. 2025-04-10
    price $245,000
22. 2014-10-29
    price $20,000
23. 2012-04-10
    soldstatus $21,000 Sold
24. 2012-04-02
    historical
25. 2012-03-31
    price $21,000
26. 2012-03-29
    listed $20,000 New
27. 2000-04-05
    soldstatus $75,900
28. 1994-08-19
    soldstatus $53,700
29. 1990-10-12
    soldstatus $63,450
30. 1988-12-06
    soldstatus $59,900
31. 1984-10-31
    soldstatus $51,300

ⓘ 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: $2,540 · $212/mo
• Projected year-2 tax: $2,540 · $212/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 7/10 Severe FEMA zone X (unshaded) · 77% 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 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,643
• − Mortgage interest: −$12,884
• − Property taxes: −$2,540
• − Insurance: −$1,948
• − Repairs & maintenance: −$2,131
• − Management: −$2,131
• − Depreciation: −$6,691
• Taxable loss: −$1,682
• Est. tax savings @ 24.0%: +$404
• After-tax cash flow: $2,490/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 — Smyrna

• Score: 76/100
• State rank: #27
• US rank: #3621

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Smyrna, GA
• County: Cobb County · 777,758 people
• City population: 80,612
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 53,316
• Household income: $91,957
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 3023.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 38% Black 33% Hispanic / Latino 14% Two or more races 9% Asian 8%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 16% · Canada, China, Jamaica
• Languages at home: 78% English-only · Spanish 12% Other Indo-European 4% 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: ▼ -311.51%
• Current HPI: 249.7217
• Rent YoY: ▲ 1.44%
• 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

+348.3% since first listed

17 events — show timeline

• 2026-04-02 Listed $230,000 FMLS
• 2026-04-02 Listed $230,000 GAMLS
• 2025-12-15 Listing Removed — GAMLS
• 2025-10-16 Listed $225,000 GAMLS
• 2025-10-09 Price Changed $225,000 Fizber.com
• 2025-04-23 Price Changed $235,000 Fizber.com
• 2025-04-10 Price Changed $245,000 Fizber.com
• 2014-10-29 Price Changed $20,000 GAMLS
• 2012-04-10 Sold (MLS) $21,000 GAMLS
• 2012-04-02 Listing Removed — GAMLS
• 2012-03-31 Price Changed $21,000 GAMLS
• 2012-03-29 Listed $20,000 GAMLS
• 2000-04-05 Sold (Public Records) $75,900 Public Records
• 1994-08-19 Sold (Public Records) $53,700 Public Records
• 1990-10-12 Sold (Public Records) $63,450 Public Records
• 1988-12-06 Sold (Public Records) $59,900 Public Records
• 1984-10-31 Sold (Public Records) $51,300 Public Records

Property tax history

+5.1%/yr

Latest (2025): $2,540 · +5.2% YoY. Source: county tax records.