328 Roosevelt Cir NE · Marietta, GA 30060

$180,000

2 bd · 1.0 ba · 812 sqft · MultiFamily public records · 83 Days on market

Built 1998 6,621 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.2/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Attention investors: this renovation opportunity is not to be missed. In the heart of Marietta with this 2-bedroom, 1-bath duplex located just minutes from Marietta Square. Featuring a simple and functional layout and a large backyard, this property offers plenty of potential for both owner-occupants and investors. With two dedicated parking spaces and a convenient location close to shopping, dining, and entertainment, this home combines affordability with prime positioning. Perfect for those looking to renovate and add value, this duplex is being sold as is, making it an ideal project for buyers seeking a property with strong upside potential in a desirable area. Key Features: 2 bedrooms, 1 bathroom. Large backyard. 2 parking spaces, No HOA. Minutes from Marietta Square. Excellent investment or owner-occupant opportunity. Sold as is. An affordable option where location truly matters.

Key facts

• Prime positioning
• Large backyard
• Convenient location

Tags

• LARGE BACKYARD
• DEDICATED PARKING SPACES
• CONVENIENT LOCATION
• RENOVATION OPPORTUNITY
• PRIME POSITIONING
• DESIRABLE AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $180k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.6% 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+.
• Marietta City (urban): math 37% / reading 38% proficiency, ranked #55 of 174 in GA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.5%/yr); 192 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,625 units permitted in Cobb County in 2024 (389 in 5+ unit buildings).
• At $2,759/mo this rent would consume 49% of the median local household income ($68k/yr) (locally 1368% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 1.5% rent growth), your $50k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 3y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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 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: 1.53% ✓
• Cap rate: 13.64%
• Cash-on-cash: 26.24%
• DSCR: 2.17
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.54% rent growth · sell at horizon

5-year hold

• IRR: 18.4%
• Equity multiple: 1.73×
• Total profit: $36,967
• Equity at exit: $26,839

10-year hold

• IRR: 25.8%
• Equity multiple: 3.11×
• Total profit: $106,407
• Equity at exit: $15,563

Cash invested: $50,400 (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 30060

• Rents YoY: 1.5%
• Active inventory: 192
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,759 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$59 /mo · $703/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$579
• Net cashflow: $1,102

Break-even live

Break-even rent $1,364

Max offer price $180,000

Occupancy floor 55%

Sensitivity live

Price	-10% $1,204	-5% $1,153	+0% $1,102	+5% $1,051	+10% $1,000
Rent	-10% $884	-5% $993	+0% $1,102	+5% $1,211	+10% $1,320
Rate	-1.0pp $1,193	-0.5pp $1,148	base $1,102	+0.5pp $1,055	+1.0pp $1,008

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,760
Total (2 units)			$2,759

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
386 Lemon St NE Unit 06 Marietta, GA	1.0	1.0	600	$1,149	$1.92	25d	1	0.09mi
386 Lemon St NE Marietta, GA	1.0	1.0	600	$1,149	$1.92	44d	1	0.09mi
468 Birney St NE Unit 468 Marietta, GA	2.0	1.0	830	$1,295	$1.56	44d	1	0.33mi
466 Birney St NE Unit 466 Marietta, GA	2.0	1.0	830	$1,295	$1.56	44d	1	0.33mi
192 Woods Dr NE Marietta, GA	2.0	1.0	975	$3,500	$3.59	44d	1	0.36mi
Brumby St Marietta, GA	1.0	1.0	800	$1,863	$2.33	44d	1	0.57mi
210 SE Lakewood Dr Unit 210 Marietta, GA	2.0	1.0	850	$1,450	$1.71	22d	1	0.62mi
512 Fairground St NE Marietta, GA	2.0	1.0	775	$1,495	$1.93	44d	1	0.63mi
510 N Fairground St NE Marietta, GA	1.0	1.0	575	$1,100	$1.91	44d	1	0.64mi
516 Fairground St NE Marietta, GA	1.0	1.0	625	$1,350	$2.16	44d	1	0.65mi
516 Fairground St NE Marietta, GA	2.0	1.0	775	$1,695	$2.19	25d	1	0.65mi
514 N Fairground St NE Marietta, GA	2.0	1.0	775	$1,695	$2.19	44d	1	0.65mi
276 Frasier St SE Marietta, GA	2.0	1.0	977	$1,900	$1.94	44d	1	0.66mi
595 Colonial Cir SE Unit 2 Marietta, GA	2.0	1.0	900	$1,500	$1.67	25d	1	0.72mi
624 Frasier St SE Marietta, GA	2.0	1.0	740	$1,695	$2.29	22d	1	0.80mi
39 Trammell St SW Marietta, GA	2.0	1.0–2.0	625	$1,550	$2.48	3d	9	0.82mi
164 Hedges St SE #162 Marietta, GA	2.0	1.0	800	$1,395	$1.74	22d	1	0.97mi
162 Hedges St SE Marietta, GA	2.0	1.0	800	$1,395	$1.74	22d	1	0.98mi
158 Hedges St SE Marietta, GA	2.0	1.0	793	$1,395	$1.76	22d	1	0.98mi
156 Hedges St SE Unit 158 Hedges Marietta, GA	2.0	1.0	793	$1,395	$1.76	22d	1	0.98mi
925 Gresham Ave NE Marietta, GA	1.0–2.0	1.0–2.0	866	$1,550	$1.79	3d	6	0.98mi
374 Hawkins St SE Marietta, GA	2.0	1.0	704	$2,000	$2.84	44d	1	1.14mi
820 Canton Rd Unit 01-315 Marietta, GA	1.0	1.0	803	$1,190	$1.48	22d	1	1.15mi
425 Lake Dr SE Marietta, GA	1.0	1.0	842	$1,300	$1.54	44d	1	1.39mi
425 Lake Dr SE Marietta, GA	1.0	1.0	842	$1,360	$1.62	13d	1	1.39mi
425 Lake Dr SE Marietta, GA	2.0	1.0	996	$1,475	$1.48	12d	1	1.39mi

Listing history 36 events

1. 2026-06-04
   days on market $180,000 Active 83 DOM
2. 2026-06-03
   days on market $180,000 Active 82 DOM
3. 2026-06-02
   days on market $180,000 Active 81 DOM
4. 2026-06-01
   days on market $180,000 Active 80 DOM
5. 2026-05-31
   days on market $180,000 Active 79 DOM
6. 2026-04-02
   price $180,000 900-char remark

   Show marketing remark (900 chars)

   Attention investors: this renovation opportunity is not to be missed. In the heart of Marietta with this 2-bedroom, 1-bath duplex located just minutes from Marietta Square. Featuring a simple and functional layout and a large backyard, this property offers plenty of potential for both owner-occupants and investors. With two dedicated parking spaces and a convenient location close to shopping, dining, and entertainment, this home combines affordability with prime positioning. Perfect for those looking to renovate and add value, this duplex is being sold as is, making it an ideal project for buyers seeking a property with strong upside potential in a desirable area. Key Features: 2 bedrooms, 1 bathroom. Large backyard. 2 parking spaces, No HOA. Minutes from Marietta Square. Excellent investment or owner-occupant opportunity. Sold as is. An affordable option where location truly matters.

7. 2026-03-06
   historical
8. 2026-03-05
   listed $190,000 Active 900-char remark

   Show marketing remark (900 chars)

   Attention investors: this renovation opportunity is not to be missed. In the heart of Marietta with this 2-bedroom, 1-bath duplex located just minutes from Marietta Square. Featuring a simple and functional layout and a large backyard, this property offers plenty of potential for both owner-occupants and investors. With two dedicated parking spaces and a convenient location close to shopping, dining, and entertainment, this home combines affordability with prime positioning. Perfect for those looking to renovate and add value, this duplex is being sold as is, making it an ideal project for buyers seeking a property with strong upside potential in a desirable area. Key Features: 2 bedrooms, 1 bathroom. Large backyard. 2 parking spaces, No HOA. Minutes from Marietta Square. Excellent investment or owner-occupant opportunity. Sold as is. An affordable option where location truly matters.

9. 2026-03-05
   status Active

   Show marketing remark (900 chars)

   Attention investors: this renovation opportunity is not to be missed. In the heart of Marietta with this 2-bedroom, 1-bath duplex located just minutes from Marietta Square. Featuring a simple and functional layout and a large backyard, this property offers plenty of potential for both owner-occupants and investors. With two dedicated parking spaces and a convenient location close to shopping, dining, and entertainment, this home combines affordability with prime positioning. Perfect for those looking to renovate and add value, this duplex is being sold as is, making it an ideal project for buyers seeking a property with strong upside potential in a desirable area. Key Features: 2 bedrooms, 1 bathroom. Large backyard. 2 parking spaces, No HOA. Minutes from Marietta Square. Excellent investment or owner-occupant opportunity. Sold as is. An affordable option where location truly matters.

10. 2026-02-05
    historical On Hold
11. 2026-02-03
    price $199,900
12. 2026-02-03
    price $199,900
13. 2026-01-10
    listed $230,000 Active
14. 2026-01-10
    listed $230,000 New
15. 2026-01-09
    historical
16. 2026-01-09
    historical
17. 2023-09-12
    soldstatus $177,400
18. 2023-09-08
    soldstatus $177,400 Sold
19. 2023-09-08
    soldstatus $177,400 Closed
20. 2023-08-26
    status Pending
21. 2023-08-21
    status Under Contract
22. 2023-08-21
    historical Active Under Contract
23. 2023-08-14
    status Back On Market
24. 2023-08-14
    status Active
25. 2023-08-04
    status Under Contract
26. 2023-08-04
    status Pending
27. 2023-07-26
    listed $179,900 New
28. 2023-07-26
    listed $179,900 Active
29. 2023-06-30
    historical
30. 2023-06-08
    status Back On Market
31. 2023-06-02
    status Under Contract
32. 2023-05-31
    listed $179,900 New
33. 2023-05-08
    soldstatus $150,000
34. 2005-04-28
    soldstatus $70,000
35. 2004-09-09
    soldstatus $70,000
36. 1981-10-06
    soldstatus $29,550

ⓘ 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: $703 · $59/mo
• Projected year-2 tax: $1,656 · $138/mo
• Expected delta: +$953/yr (+$79/mo · 135.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 75% 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 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: $33,108
• − Mortgage interest: −$10,083
• − Property taxes: −$703
• − Insurance: −$900
• − Repairs & maintenance: −$2,649
• − Management: −$2,649
• − Depreciation: −$5,236
• Taxable income: $10,888
• Est. tax owed @ 24.0%: −$2,613
• After-tax cash flow: $10,612/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: Marietta City
• NCES district ID: 1303510
• Math proficiency: 37% ▼ -8.00%
• Reading proficiency: 38% ▼ -8.00%
• Median HH income: $46,226
• Composite: 32.06/100
• National rank: #5818
• State rank: #55 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

• Census place: Marietta, GA
• County: Cobb County · 777,758 people
• City population: 331,369
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 38,499
• Household income: $67,510
• Rent vs Own: 51.4% rent · 48.6% own
• Severe rent burden: 1368.0

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 0.70)
• Race & ethnicity: Hispanic / Latino 39% Black 28% White 26% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 24% Puerto Rican 1%
• Common ancestry: Slovak 1% Italian 1% Hispanic 1%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 58% English-only · Spanish 37% Vietnamese 1% French/Haitian/Cajun 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: ▼ -440.27%
• Current HPI: 270.2922
• Rent YoY: ▲ 1.54%
• 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

+509.1% since first listed

31 events — show timeline

• 2026-04-02 Price Changed $180,000 FMLS
• 2026-03-06 Listing Removed — FMLS
• 2026-03-05 Listed $190,000 FMLS
• 2026-03-05 Relisted — FMLS
• 2026-02-05 Delisted — GAMLS
• 2026-02-03 Price Changed $199,900 GAMLS
• 2026-02-03 Price Changed $199,900 FMLS
• 2026-01-10 Listed $230,000 FMLS
• 2026-01-10 Listed $230,000 GAMLS
• 2026-01-09 Coming Soon — GAMLS
• 2026-01-09 Coming Soon — FMLS
• 2023-09-12 Sold (Public Records) $177,400 Public Records
• 2023-09-08 Sold (MLS) $177,400 FMLS
• 2023-09-08 Sold (MLS) $177,400 GAMLS
• 2023-08-26 Pending — FMLS
• 2023-08-21 Pending — GAMLS
• 2023-08-21 Contingent — FMLS
• 2023-08-14 Relisted — GAMLS
• 2023-08-14 Relisted — FMLS
• 2023-08-04 Pending — GAMLS
• 2023-08-04 Pending — FMLS
• 2023-07-26 Listed $179,900 FMLS
• 2023-07-26 Listed $179,900 GAMLS
• 2023-06-30 Listing Removed — GAMLS
• 2023-06-08 Relisted — GAMLS
• 2023-06-02 Pending — GAMLS
• 2023-05-31 Listed $179,900 GAMLS
• 2023-05-08 Sold (Public Records) $150,000 Public Records
• 2005-04-28 Sold (Public Records) $70,000 Public Records
• 2004-09-09 Sold (Public Records) $70,000 Public Records
• 1981-10-06 Sold (Public Records) $29,550 Public Records

Property tax history

+6.3%/yr

Latest (2025): $703 · +17.2% YoY. Source: county tax records.