1948 Benson Ave SE · Fair Oaks, GA 30080

$254,900

3 bd · 2.0 ba · 1,336 sqft · SingleFamily public records · 48 Days on market

Built 1950 0.25 ac lot $191/sqft · 18% below area Est $312k · 18% 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 +8.6/30.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR SPECIAL!! 1948 Benson Avenue SE - 3 bed, 2 bath home on a quarter-acre lot. Built in 1950, this ranch-style home offers solid bones, a detached garage, a level lot and tons of potential. Whether you're flipping, renting, or renovating, this property is priced to move and ready for your vision. Close to the Battery, schools, shopping, dining, and convenient to I-75 & I-285 with no rental restrictions.

Key facts

• 0.25 acre lot
• Garage
• Built 1950

Property features AI

Exterior

• Parking: Detached parking
• Utilities: Public water; Public sewer; 110-volt electric; Other utilities
• Home design: One-level home
• Construction: Shingle roof; Block foundation; Other construction materials; Property listed as fixer
• Exterior features: Front porch; Other exterior features; Outbuilding on the property

Interior

• Kitchen: Other kitchen features; Other appliances
• Bedrooms: Three main-level bedrooms; Other bedroom features; Master bath has other features
• Flooring: Other flooring
• Bathrooms: Two full bathrooms (two on main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Other interior features
• Laundry & utility: Other laundry features

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-219 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (15.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (25.3% below list).
• Recommended offer: $191k (25.3% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.7% in Fair Oaks — 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 68/100 on livability (#158 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, amenities F, commute 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: Green Acres Elementary School (math 19% / reading 22%, grade F, #860 of 1,228 statewide, top 70%, 557 students, 91% FRL); Pearson Middle School (860 students, 90% FRL); Campbell High School (math 20% / reading 16%, grade F, #258 of 424 statewide, top 62%, 2,928 students, 48% FRL) — zoned schools average 76% FRL vs 39% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 19% at this address vs 42% district-wide (-23 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 rising (+1.4%/yr); 402 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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

• It's been on market 48 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• 7 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 22% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,511 (25.3% 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. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.68%
• DSCR: 0.84
• GRM: 11.1

CMA / ARV

• ARV (median comp): $312,211
• List price: $254,900
• Delta: -18.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1948 Benson Ave SE	0.00mi	3/2.0	1,336 (0%)	0mo	$245,000	$183	100
545 Woodale Dr SE	0.51mi	3/2.0	1,354 (+1%)	2mo	$435,000	$321	72
1931 Harold Ave SE	0.11mi	2/2.5 (-1)	1,224 (-8%)	3mo	$255,000	$208	72
643 Mozley Dr SE	0.16mi	4/1.0 (+1)	1,413 (+6%)	3mo	$230,000	$163	71
2260 Old Spring Rd SE	0.58mi	3/2.0	1,368 (+2%)	1mo	$385,000	$281	68
753 Taylor Dr SE	0.31mi	3/2.0	1,480 (+11%)	1mo	$325,000	$220	67
2029 Benson Ave SE	0.14mi	4/2.0 (+1)	1,533 (+15%)	3mo	$365,000	$238	62
690 Green Acres Rd SE	0.47mi	3/2.0	1,218 (-9%)	6mo	$320,000	$263	58
2046 Harold Ave SE	0.19mi	2/2.0 (-1)	1,142 (-14%)	7mo	$365,000	$320	56
420 Warner St SE	0.48mi	3/2.0	1,150 (-14%)	2mo	$320,000	$278	53
866 Wells Cir SE	0.47mi	3/1.0	1,155 (-14%)	0mo	$200,000	$173	51
743 San Fernando Dr SE	0.67mi	3/2.5	1,490 (+12%)	2mo	$260,000	$174	46

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: -24.2%
• Equity multiple: 0.18×
• Total profit: $-58,189
• Equity at exit: $38,006

10-year hold

• IRR: -24.4%
• Equity multiple: -0.13×
• Total profit: $-80,313
• Equity at exit: $22,039

Cash invested: $71,372 (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: 11.1×

Monthly cashflow live

• Estimated rent: $1,905 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$281 /mo · $3,373/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-219

Break-even live

Break-even rent $2,182

Max offer price $216,222

Occupancy floor —

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2064 Gober Ave SE Smyrna, GA	2.0	2.0	1149	$2,300	$2.00	44d	1	0.23mi
1940 Atlanta Rd SE Smyrna, GA	1.0–2.0	1.0	830	$1,234	$1.49	3d	6	0.28mi
695 Kennesaw Dr SE Smyrna, GA	3.0	2.0	1686	$3,000	$1.78	44d	1	0.34mi
605 Green Acres Rd SE Smyrna, GA	2.0	1.0	1058	$1,650	$1.56	5d	1	0.39mi
6002 Pat Mell Pl SE Smyrna, GA	2.0	2.5	1320	$1,950	$1.48	19d	1	0.40mi
1901 Old Concord Rd SE Smyrna, GA	2.0–3.0	1.0–2.0	1145	$1,935	$1.69	2d	28	0.61mi
915 Woodland Trl SE Smyrna, GA	1.0–2.0	1.0–1.5	962	$1,449	$1.51	3d	5	0.72mi
2200 Atlanta Rd SE Smyrna, GA	1.0–2.0	1.0	950	$1,271	$1.34	1d	4	0.73mi
2300 Benson Poole Rd SE Smyrna, GA	1.0–2.0	1.0	788	$1,399	$1.78	2d	6	0.83mi
137 Burke St Unit C0137-A Marietta, GA	2.0	1.0	900	$1,099	$1.22	24d	1	0.92mi
171 Evening Star Dr SE Marietta, GA	4.0	1.0	1022	$1,294	$1.27	21d	1	0.92mi
1731 Sams St SE Marietta, GA	2.0	1.0	900	$1,099	$1.22	44d	1	0.92mi
1731 Sams St Unit C1731-G Marietta, GA	2.0	1.0	900	$1,099	$1.22	21d	1	0.92mi
1000 Belmont Park Dr SE Smyrna, GA	1.0–2.0	1.0	1000	$1,249	$1.25	3d	4	0.93mi
1937 Casey Dr SE Marietta, GA	3.0	2.0	1080	$2,050	$1.90	19d	1	1.00mi
970 Windy Hill Rd SE Smyrna, GA	1.0–3.0	1.0–2.0	1121	$2,124	$1.89	1d	7	1.03mi
1560 Sams St SE Marietta, GA	3.0	2.0	1118	$2,550	$2.28	44d	1	1.05mi
640 Glendale Pl SE Smyrna, GA	1.0–2.0	1.0–1.5	1025	$1,348	$1.32	5d	2	1.06mi
400 Belmont Pl SE Smyrna, GA	1.0–2.0	1.0–2.0	970	$2,344	$2.42	2d	18	1.15mi
331 Smyrna Powder Springs Rd SE Smyrna, GA	3.0	2.0	1431	$2,200	$1.54	21d	1	1.19mi
1125 Kirkland Cir Smyrna, GA	3.0	3.0	1452	$3,300	$2.27	15d	1	1.19mi
161 Larose Cir SE Marietta, GA	3.0	2.0	1200	$1,845	$1.54	24d	1	1.23mi
218 Walthall Ave SE Unit C08 Marietta, GA	2.0	1.0	955	$1,199	$1.26	24d	1	1.30mi
218 Walthall Ave SE Marietta, GA	2.0	1.0	955	$1,199	$1.26	15d	3	1.30mi
170 Smyrna Powder Springs Rd SE Smyrna, GA	1.0–2.0	1.0	770	$1,150	$1.49	2d	18	1.35mi
134 Summer Crest Pl SW Marietta, GA	3.0	2.0	1412	$2,055	$1.46	4d	1	1.42mi
123 Saine Dr SW Apt 202 Marietta, GA	2.0	1.5	1140	$1,395	$1.22	44d	1	1.45mi
123 Saine Dr SW Marietta, GA	2.0	1.5	1140	$1,395	$1.22	11d	1	1.45mi
2780 Hall Dr SE Smyrna, GA	4.0	2.0	1216	$2,395	$1.97	17d	1	1.47mi
2333 Sandtown Rd SW Marietta, GA	4.0	2.0	1800	$1,899	$1.05	22d	1	1.50mi

Listing history 25 events

1. 2026-06-15
   days on market $254,900 Active 48 DOM
2. 2026-06-13
   days on market $254,900 Active 46 DOM
3. 2026-06-13
   days on market $254,900 Active 45 DOM
4. 2026-06-09
   days on market $254,900 Active 42 DOM
5. 2026-06-08
   days on market $254,900 Active 41 DOM
6. 2026-06-07
   days on market $254,900 Active 40 DOM
7. 2026-06-04
   days on market $254,900 Active 37 DOM
8. 2026-06-03
   days on market $254,900 Active 36 DOM
9. 2026-06-02
   days on market $254,900 Active 35 DOM
10. 2026-06-01
    days on market $254,900 Active 34 DOM
11. 2026-05-31
    days on market $254,900 Active 33 DOM
12. 2026-04-25
    listed $254,900 New 419-char remark

    Show marketing remark (419 chars)

    INVESTOR SPECIAL!! 1948 Benson Avenue SE - 3 bed, 2 bath home on a quarter-acre lot. Built in 1950, this ranch-style home offers solid bones, a detached garage, a level lot and tons of potential. Whether you're flipping, renting, or renovating, this property is priced to move and ready for your vision. Close to the Battery, schools, shopping, dining, and convenient to I-75 & I-285 with no rental restrictions.

13. 2026-04-25
    listed $254,900 Active 425-char remark

    Show marketing remark (419 chars)

    INVESTOR SPECIAL!! 1948 Benson Avenue SE - 3 bed, 2 bath home on a quarter-acre lot. Built in 1950, this ranch-style home offers solid bones, a detached garage, a level lot and tons of potential. Whether you're flipping, renting, or renovating, this property is priced to move and ready for your vision. Close to the Battery, schools, shopping, dining, and convenient to I-75 & I-285 with no rental restrictions.

14. 2026-04-17
    historical
15. 2026-04-17
    historical
16. 2026-01-27
    status Active
17. 2026-01-27
    status Pending
18. 2026-01-26
    historical Active Under Contract
19. 2026-01-06
    status Active
20. 2026-01-06
    status Back On Market
21. 2025-12-29
    status Under Contract
22. 2025-12-29
    status Pending
23. 2025-09-16
    listed $274,900 New
24. 2025-09-16
    listed $274,900 Active
25. 2025-07-23
    soldstatus $232,500

ⓘ 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: $3,373 · $281/mo
• Projected year-2 tax: $3,373 · $281/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 5/10 Major 22% 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: $22,861
• − Mortgage interest: −$14,278
• − Property taxes: −$3,373
• − Insurance: −$1,274
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − Depreciation: −$7,415
• Taxable loss: −$7,137
• Est. tax savings @ 24.0%: +$1,713
• After-tax cash flow: $-914/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 — Fair Oaks

• Score: 68/100
• State rank: #158
• US rank: #10061

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fair Oaks, GA
• County: Cobb County · 777,758 people
• City population: 39,313
• 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

+5.4% since first listed

16 events — show timeline

• 2026-06-12 Sold (MLS) $245,000 FMLS
• 2026-06-12 Sold (MLS) $245,000 GAMLS
• 2026-04-25 Listed $254,900 FMLS
• 2026-04-25 Listed $254,900 GAMLS
• 2026-04-17 Listing Removed — FMLS
• 2026-04-17 Listing Removed — GAMLS
• 2026-01-27 Relisted — FMLS
• 2026-01-27 Pending — FMLS
• 2026-01-26 Contingent — FMLS
• 2026-01-06 Relisted — FMLS
• 2026-01-06 Relisted — GAMLS
• 2025-12-29 Pending — GAMLS
• 2025-12-29 Pending — FMLS
• 2025-09-16 Listed $274,900 FMLS
• 2025-09-16 Listed $274,900 GAMLS
• 2025-07-23 Sold (Public Records) $232,500 Public Records

Property tax history

+13.2%/yr

Latest (2025): $3,373 · -3.6% YoY. Source: county tax records.