1408 Flathead River Ln · Marietta, GA 30064

$369,900

3 bd · 2.5 ba · 2,061 sqft · Townhouse public records · 30 Days on market

Built 2020 1,263 sqft lot Est $363k · at est. $21/mo HOA · 1% of rent

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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).

• Cash flow +11.2/30.0
• ARV discount +6.6/15.0
• Rent growth +4.6/5.0
• Livability +4.2/5.0
• DSCR +3.3/10.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully designed townhome in the heart of sought-after Marietta - perfect for a first-time homebuyer seeking style, comfort, and convenience just under $370K. Featuring a stunning modern open-concept kitchen with sleek quartz countertops, stainless steel appliances, oversized island seating, and designer cabinetry, this home is made for both everyday living and entertaining. The spacious main level flows effortlessly with abundant natural light, luxury flooring, and a welcoming living and dining area. Upstairs, enjoy generously sized bedrooms, a private owner's suite with spa-inspired bath, and ample closet space. Located just minutes from the vibrant Marietta Squar

Key facts

• Quartz countertops
• Designer cabinetry
• $21 HOA

Tags

• MODERN OPEN-CONCEPT KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• OVERSIZED ISLAND SEATING
• DESIGNER CABINETRY
• ABUNDANT NATURAL LIGHT

Property features AI

Finance

• HOA & community: Homeowners association with a $250 monthly association fee; Community of 68 units

Exterior

• Parking: Attached garage with 2 garage spaces (2 total parking spaces)
• Security: Gated community
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available; Underground utilities
• Home design: Two levels; Fee simple ownership
• Construction: Brick front with cement siding (HardiPlank type); Shingle roof; Slab foundation; Resale property
• Exterior features: Covered patio; Rear porch; Paved road frontage on a city street; Community is gated with street lights and a dog park

Interior

• Kitchen: Kitchen island; White cabinets; Eat-in kitchen; Stone counters; Pantry; Open view to family room; Refrigerator included
• Bedrooms: Oversized master; Three upper-level bedrooms
• Flooring: Luxury vinyl; Carpet
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with shower only
• Heating & cooling: Central heating; Central air
• Interior features: Walk-in closet(s); Sound system; Double-pane windows; One fireplace in the living room; Loft
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $370k.

Deal economics

• At list price, monthly cash flow is $-143 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $345k (6.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (29.7% below list).
• Recommended offer: $260k (29.7% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.1% 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.
• Zoned schools: Hickory Hills Elementary School (math 32% / reading 27%, grade F, #633 of 1,228 statewide, top 54%, 397 students, 66% FRL); Marietta Middle School (math 36% / reading 37%, grade F, #167 of 470 statewide, top 38%, 1,316 students, 62% FRL); Marietta High School (math 20% / reading 15%, grade F, #264 of 424 statewide, top 63%, 2,626 students, 55% FRL) — zoned schools at 61% FRL track the district average.
• Market conditions: Rents rising fast (+8.5%/yr); 426 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $3k of loan paydown is wiped out by about $11k 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 30 days — a 2% lower offer ($364k) is reasonable based on typical stale-listing flexibility.

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 $260,037 (29.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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.
7. 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.
8. 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: 0.70% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.65%
• DSCR: 0.93
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $362,736
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1433 Flathead River Ln	0.04mi	3/2.5	2,085 (+1%)	1mo	$367,900	$176	95
1403 Flathead River Ln	0.03mi	3/2.5	2,085 (+1%)	15mo	$380,000	$182	84
1086 Arrowlake Rd SW	0.04mi	3/2.5	2,251 (+9%)	9mo	$409,900	$182	75
1058 Arrowlake Rd	0.03mi	3/2.5	2,165 (+5%)	23mo	$403,000	$186	71
1399 Flathead River Ln	0.03mi	3/2.5	2,303 (+12%)	11mo	$418,000	$182	70
834 Lake Hollow Blvd SW	0.54mi	4/3.0 (+1)	2,058 (-0%)	9mo	$277,000	$135	60
893 Lake Hollow Blvd SW	0.52mi	3/2.0	1,862 (-10%)	6mo	$279,840	$150	52
838 Lake Hollow Blvd SW	0.55mi	3/3.0	1,839 (-11%)	10mo	$210,000	$114	46
883 Lake Hollow Blvd	0.49mi	2/2.0 (-1)	1,863 (-10%)	17mo	$242,500	$130	40

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.46×
• Total profit: $-55,464
• Equity at exit: $55,153

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $1,814
• Equity at exit: $31,982

Cash invested: $103,572 (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 30064

• Rents YoY: 8.5%
• Active inventory: 426
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,600 high
• Mortgage (P&I): −$1,940
• Tax from tax record: −$82 /mo · $984/yr
• Insurance: −$154
• HOA: −$21
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $-143

Break-even live

Break-even rent $2,781

Max offer price $344,702

Occupancy floor —

Sensitivity live

Price	-10% $67	-5% $-38	+0% $-143	+5% $-247	+10% $-352
Rent	-10% $-348	-5% $-245	+0% $-143	+5% $-40	+10% $63
Rate	-1.0pp $44	-0.5pp $-49	base $-143	+0.5pp $-238	+1.0pp $-336

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: $92,475
• Closing costs: $11,097
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1174 Arrowlake Rd Marietta, GA	3.0	2.5	1962	$2,695	$1.37	5d	1	0.04mi
1186 Arrowlake Rd Marietta, GA	3.0	2.5	2064	$2,700	$1.31	44d	1	0.04mi
1159 Arrowlake Rd Unit 1159 Marietta, GA	3.0	2.5	2000	$2,950	$1.48	19d	1	0.06mi
1648 Hammond Woods Cir SW Marietta, GA	3.0	1.0	1443	$1,800	$1.25	21d	1	0.56mi
1052 Laurel Valley Dr SW Marietta, GA	4.0	2.5	2695	$2,845	$1.06	25d	1	0.75mi
1762 Bertram Ln SW Marietta, GA	4.0	3.5	2800	$2,750	$0.98	44d	1	1.19mi
1137 Cayman Ln SW Marietta, GA	3.0	2.0	1482	$2,199	$1.48	44d	1	1.21mi
2047 Ridgestone Lndg SW Marietta, GA	3.0	2.5	1794	$2,399	$1.34	25d	1	1.25mi
1780 Bertram Ln SW Marietta, GA	3.0	2.5	1606	$2,115	$1.32	44d	1	1.25mi
1455 Chamirey Dr SW Marietta, GA	3.0	2.5	2195	$2,301	$1.05	44d	1	1.25mi
348 Pin Oak Ct SW Marietta, GA	3.0	3.0	1408	$1,750	$1.24	25d	1	1.26mi
393 Cedar Trce SW Marietta, GA	3.0	2.0	1533	$2,300	$1.50	23d	1	1.29mi
438 Bannon Way Marietta, GA	3.0	2.5	1897	$3,000	$1.58	6d	1	1.32mi
1865 Parkades Path SW Marietta, GA	3.0	2.5	2176	$2,499	$1.15	44d	1	1.38mi
2050 Austell Rd SW Marietta, GA	1.0–4.0	1.0–2.0	1172	$1,872	$1.60	0d	30	1.39mi
981 Brownstone Ln #17 Marietta, GA	3.0	2.5	2480	$2,750	$1.11	44d	1	1.42mi
1118 Booth Ct SW Marietta, GA	2.0	2.5	1400	$1,550	$1.11	44d	1	1.48mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 15 events

1. 2026-06-21
   days on market $369,900 Coming Soon 30 DOM
2. 2026-06-18
   days on market $369,900 Coming Soon 27 DOM
3. 2026-06-17
   days on market $369,900 Coming Soon 26 DOM
4. 2026-06-16
   days on market $369,900 Coming Soon 25 DOM
5. 2026-06-15
   days on market $369,900 Coming Soon 24 DOM
6. 2026-06-13
   days on market $369,900 Coming Soon 22 DOM
7. 2026-06-09
   days on market $369,900 Coming Soon 18 DOM
8. 2026-06-08
   days on market $369,900 Coming Soon 17 DOM
9. 2026-06-07
   days on market $369,900 Coming Soon 16 DOM
10. 2026-06-04
    days on market $369,900 Coming Soon 13 DOM
11. 2026-06-03
    days on market $369,900 Coming Soon 12 DOM
12. 2026-06-02
    days on market $369,900 Coming Soon 11 DOM
13. 2026-06-01
    days on market $369,900 Coming Soon 10 DOM
14. 2026-05-31
    days on market $369,900 Coming Soon 9 DOM
15. 2026-05-22
    listed $369,900 Active

ⓘ 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: $984 · $82/mo
• Projected year-2 tax: $3,403 · $284/mo
• Expected delta: +$2,419/yr (+$202/mo · 245.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,204
• − Mortgage interest: −$20,720
• − Property taxes: −$984
• − Insurance: −$1,850
• − Repairs & maintenance: −$2,496
• − Management: −$2,496
• − HOA: −$252
• − Depreciation: −$10,761
• Taxable loss: −$8,355
• Est. tax savings @ 24.0%: +$2,005
• After-tax cash flow: $293/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): 52,125
• Household income: $122,195
• Rent vs Own: 17.0% rent · 83.0% own
• Severe rent burden: 1017.0

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 0.59)
• Race & ethnicity: White 59% Black 23% Hispanic / Latino 10% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 4% Lithuanian 3% Italian 2%
• Foreign-born: 10% · Canada
• Languages at home: 87% English-only · Spanish 8% Other Indo-European 2% 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: ▼ -279.22%
• Current HPI: 257.1402
• Rent YoY: ▲ 8.47%
• 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

1 event — show timeline

• 2026-05-22 Listed $369,900 FMLS

Property tax history

-0.4%/yr

Latest (2025): $984 · +0.0% YoY. Source: county tax records.