2648 Bent Hickory Dr SE · Smyrna, GA 30082

$325,000

3 bd · 2.0 ba · 2,132 sqft · SingleFamily public records · 10 Days on market

Built 1963 8,158 sqft lot Est $437k · 26% 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 +16.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location, location, location! This Smyrna home offers an incredible opportunity to own in one of Metro Atlanta's most desirable areas at an exceptional value. Just minutes from The Battery, Truist Park, Downtown Smyrna, and with convenient access to Downtown Atlanta, you'll enjoy all the benefits of intown living without the premium price tag often associated with this sought-after location. All of this with no HOA! Inside, the functional floor plan provides flexibility for a variety of lifestyles, while the partially unfinished basement creates an outstanding opportunity for future expansion. Whether you're looking to add additional living space, a home office, media room, fitness area, or simply need extra storage, there's plenty of room to grow and add value over time. With shopping, dining, entertainment, parks, and major transportation routes all nearby, this home places you in the center of everything that makes Smyrna such a popular place to live. Whether you're commuting to Downtown Atlanta, enjoying a Braves game at The Battery, or exploring the area's many restaurants and attractions, you'll appreciate the convenience and long-term value this location provides. Whether downsizing, looking for a starter home in a great location, or even seeking a great investment, this home offers plenty of opportunity! Great comps on fully renovated homes in the immediately surrounding area! Don't miss this chance to secure a home with expansion potential in a prime Smyrna location at an attractive price point. Priced to sell!

Key facts

• Future expansion
• Convenient access
• No hoa

Tags

• PARTIALLY UNFINISHED BASEMENT
• FUTURE EXPANSION
• NO HOA
• CONVENIENT ACCESS
• SHOPPING DINING ENTERTAINMENT
• MAJOR TRANSPORTATION ROUTES

Property features AI

Exterior

• Parking: Driveway with space for four vehicles; Open parking available
• Utilities: Public water; Public sewer; 110V electric service (220V available in laundry); Cable, natural gas, phone, electricity, sewer, and water available
• Home design: Two levels; Resale property
• Construction: Aluminum siding and brick on all sides; Composition roof; Block foundation; Built with above-grade finished area and a below-grade unfinished area
• Exterior features: Back yard fence; Patio; Asphalt road frontage on a county road

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Electric range; Microwave; Range hood; Refrigerator; Self-cleaning oven
• Bedrooms: Three main-level bedrooms
• Flooring: Concrete; Hardwood; Tile
• Bathrooms: Two full bathrooms (one on main level, one in lower level)
• Heating & cooling: Central heat; Central air
• Interior features: Entrance foyer; Unfinished walk-out basement with bath stubbed
• Laundry & utility: Lower-level laundry with electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $159 ($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 $260k (19.9% below list).
• Recommended offer: $260k (19.9% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: 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.
• Zoned schools: Belmont Hills Elementary School (math 22% / reading 22%, grade F, #810 of 1,228 statewide, top 69%, 279 students, 89% 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 (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 42% district-wide (-22 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 (+3.1%/yr); 219 active listings in the ZIP; 29 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 $10k 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 10 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.
• Current owner paid $83k; list at $325k implies a 292% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 22% 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 $260,479 (19.9% below list)

Questions for the listing agent

1. Built in 1963 — 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. 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.
4. 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.
5. 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: 0.80% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.09%
• DSCR: 1.09
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $437,060
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
431 Hickory Ln SE	0.06mi	4/2.0 (+1)	2,170 (+2%)	10mo	$410,000	$189	81
2740 Ivanhoe Ln SE	0.21mi	4/2.0 (+1)	1,992 (-7%)	7mo	$555,000	$279	68
2678 Evergreen Trl SE	0.15mi	4/2.0 (+1)	1,932 (-9%)	9mo	$355,000	$184	65
1010 Chateau Ln SE	0.23mi	4/2.5 (+1)	1,863 (-13%)	1mo	$440,000	$236	60
2975 Nursery Rd SE	0.61mi	3/3.0	2,200 (+3%)	4mo	$390,000	$177	59
2564 Timberly Dr SE	0.33mi	4/2.5 (+1)	1,845 (-14%)	3mo	$340,000	$184	53
2967 Sandy Ln	0.66mi	3/2.0	1,872 (-12%)	1mo	$415,000	$222	48
260 Diane Dr SE	0.56mi	4/3.0 (+1)	2,300 (+8%)	6mo	$439,000	$191	47
768 Timberland St	0.65mi	4/2.0 (+1)	1,928 (-10%)	3mo	$515,000	$267	46
30 Dewey Ln SE	0.67mi	4/2.0 (+1)	1,950 (-8%)	11mo	$400,000	$205	40
2813 Hillside Rd SE	0.66mi	4/3.5 (+1)	1,972 (-8%)	9mo	$550,000	$279	38
2240 Old Spring Rd SE	0.71mi	4/2.0 (+1)	2,428 (+14%)	7mo	$350,000	$144	33

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 · 3.12% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.53×
• Total profit: $-42,406
• Equity at exit: $48,459

10-year hold

• IRR: -3.9%
• Equity multiple: 0.74×
• Total profit: $-23,312
• Equity at exit: $28,100

Cash invested: $91,000 (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 30082

• Rents YoY: 3.1%
• Active inventory: 219
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,605 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$59 /mo · $710/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$547
• Net cashflow: $159

Break-even live

Break-even rent $2,404

Max offer price $325,000

Occupancy floor 89%

Sensitivity live

Price	-10% $343	-5% $251	+0% $159	+5% $67	+10% $-413
Rent	-10% $-47	-5% $56	+0% $159	+5% $262	+10% $365
Rate	-1.0pp $323	-0.5pp $242	base $159	+0.5pp $75	+1.0pp $-11

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
331 Smyrna Powder Springs Rd SE Smyrna, GA	3.0	2.0	1431	$2,200	$1.54	22d	1	0.16mi
153 Learner Ct SE Marietta, GA	3.0	3.0	1924	$2,495	$1.30	45d	1	0.40mi
327 Benson Manor Cir SE Smyrna, GA	4.0	3.5	2282	$3,100	$1.36	6d	1	0.47mi
3059 Vineyard Way SE Smyrna, GA	3.0	3.0	2162	$2,450	$1.13	45d	1	0.49mi
1298 Poplar PT Smyrna, GA	2.0	2.5	1600	$1,600	$1.00	20d	1	0.55mi
1339 Poplar Pointe SE Smyrna, GA	2.0	2.0	1452	$2,000	$1.38	18d	1	0.57mi
2771 Stonecreek Rd SE Smyrna, GA	3.0	3.0	1884	$2,900	$1.54	45d	1	0.59mi
2718 Trellis Oaks Dr SW Marietta, GA	4.0	3.0	2800	$2,600	$0.93	24d	1	0.75mi
798 Bank St SE Smyrna, GA	4.0	2.0	1535	$2,650	$1.73	45d	1	0.75mi
112 Davina Dr Smyrna, GA	4.0	3.5	2717	$3,100	$1.14	20d	1	0.84mi
160 Timber Creek Ln SW Marietta, GA	4.0	2.5	1732	$1,895	$1.09	20d	1	0.90mi
720 Surrey Park Pl SE Smyrna, GA	3.0	2.5	1899	$2,900	$1.53	20d	1	0.93mi
970 Windy Hill Rd SE Smyrna, GA	1.0–3.0	1.0–2.0	1121	$2,124	$1.89	0d	8	0.97mi
695 Kennesaw Dr SE Smyrna, GA	3.0	2.0	1686	$3,000	$1.78	45d	1	0.99mi
2333 Sandtown Rd SW Marietta, GA	4.0	2.0	1800	$1,899	$1.05	24d	1	1.02mi
3381 Hunters Point Rd SE Smyrna, GA	3.0	2.5	2445	$3,200	$1.31	20d	1	1.05mi
708 Madison Ln SE Smyrna, GA	3.0	2.0	1403	$2,275	$1.62	20d	1	1.09mi
473 Dan Pl SE Smyrna, GA	4.0	2.0	2450	$2,400	$0.98	0d	1	1.10mi
348 Dan Pl SE Smyrna, GA	4.0	2.5	1888	$2,499	$1.32	4d	1	1.14mi
120 Timber Creek Ter SE Smyrna, GA	4.0	3.0	2364	$3,500	$1.48	45d	1	1.14mi
1106 Glenrose Dr SE Smyrna, GA	3.0	2.5	2102	$3,500	$1.67	3d	1	1.18mi
1109 Powder Springs St SE Smyrna, GA	3.0	2.0	1719	$3,000	$1.75	45d	1	1.21mi
3390 Creek Valley Dr SE Smyrna, GA	4.0	2.0	2150	$5,500	$2.56	45d	1	1.23mi
1125 Kirkland Cir Smyrna, GA	3.0	3.0	1452	$3,300	$2.27	17d	1	1.25mi
2751 Hammondton Rd SE Marietta, GA	2.0–3.0	1.5–2.5	1272	$1,885	$1.48	3d	19	1.28mi
2665 Favor Rd SW Marietta, GA	1.0–4.0	1.0–2.5	1150	$1,733	$1.51	0d	17	1.30mi
791 Belrose Dr Smyrna, GA	3.0	3.5	2746	$3,695	$1.35	18d	1	1.36mi
134 Summer Crest Pl SW Marietta, GA	3.0	2.5	1412	$2,055	$1.46	0d	1	1.37mi
1185 Stephens St SE Smyrna, GA	4.0	2.5	2307	$4,200	$1.82	0d	1	1.38mi

Listing history 9 events

1. 2026-06-21
   statusdays on market $325,000 Active 10 DOM
2. 2026-06-18
   days on market $325,000 Active Under Contract 7 DOM
3. 2026-06-17
   status $325,000 Active Under Contract 6 DOM
4. 2026-06-17
   days on market $325,000 Active 6 DOM
5. 2026-06-16
   days on market $325,000 Active 5 DOM
6. 2026-06-15
   days on market $325,000 Active 4 DOM
7. 2026-06-13
   days on market $325,000 Active 2 DOM
8. 2026-06-13
   remarks 699-char remark
9. 2026-06-13
   listed $325,000 Active 1 DOM

ⓘ 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: $710 · $59/mo
• Projected year-2 tax: $2,990 · $249/mo
• Expected delta: +$2,280/yr (+$190/mo · 320.9%)

ⓘ 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 · 18 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: $31,257
• − Mortgage interest: −$18,205
• − Property taxes: −$710
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,501
• − Management: −$2,501
• − Depreciation: −$9,455
• Taxable loss: −$3,739
• Est. tax savings @ 24.0%: +$897
• After-tax cash flow: $2,803/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): 27,296
• Household income: $120,372
• Rent vs Own: 24.7% rent · 75.3% own
• Severe rent burden: 692.0

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 0.67)
• Race & ethnicity: White 49% Black 26% Hispanic / Latino 13% Two or more races 12% Asian 6%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 2% Serbian 2% Slovak 2%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 81% English-only · Spanish 13% Other Indo-European 2% 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: ▼ -254.68%
• Current HPI: 251.7565
• Rent YoY: ▲ 3.12%
• 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

+292.0% since first listed

3 events — show timeline

• 2026-06-11 Listed $325,000 GAMLS
• 2026-06-11 Listed $325,000 FMLS
• 1992-01-22 Sold (Public Records) $82,900 Public Records

Property tax history

+13.0%/yr

Latest (2025): $710 · +0.0% YoY. Source: county tax records.