1270 Warsaw Rd · Roswell, GA 30076

$260,000

2 bd · 1.5 ba · 1,320 sqft · Townhouse public records · 45 Days on market

Built 1981 1,319 sqft lot $197/sqft · 7% below area Est $280k · 7% under $27/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).

• ARV discount +10.7/15.0
• Cash flow +10.1/30.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• DSCR +2.9/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT LOCATION! IN THE HEART OF ROSWELL! well maintain Townhome in the heart of the city of Roswell. fresh interior painting, tile floor throughout and a half bath for guests on the main level - Large living room flows into the kitchen and dining area with a door leading out to a private deck, perfect for entertaining. special 2 nicely sized Master bedrooms, with full bath, Roommate style . The laundry area is located upstairs alongside the bedrooms.Two assigned parking spots right behind the unit Low HOA fee, no rental restrictions. This home is minutes away from major commuter routes including Hwy 400. Close to shopping, restaurants, and nightly entertainment/events. Don’t miss the chance to make this charming home yours—schedule a showing today!

Key facts

• Private deck
• Low hoa fee
• $27 HOA

Tags

• PRIVATE DECK
• TWO ASSIGNED PARKING SPOTS
• LOW HOA FEE
• NO RENTAL RESTRICTIONS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $260k.

Deal economics

• At list price, monthly cash flow is $-151 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (10.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (26.0% below list).
• Recommended offer: $192k (26.0% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 2.7% in Roswell — 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 79/100 on livability (#12 in GA, #1,990 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: commute F, cost of living F.
• Fulton County (suburban): math 49% / reading 53% proficiency, ranked #12 of 174 in GA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.0%/yr); 252 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 11,565 units permitted in Fulton County in 2024 (8,159 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.
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $50k; list at $260k implies a 420% gain — meaningful room to come down on a strong offer.

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 $192,474 (26.0% 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 45 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.74% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.50%
• DSCR: 0.89
• GRM: 11.3

CMA / ARV

• ARV (median comp): $279,979
• List price: $260,000
• Delta: -7.14%
• 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
169 Willow Stream Ct	0.16mi	2/2.5	1,280 (-3%)	1mo	$283,000	$221	83
148 Willow Stream Ct	0.09mi	2/2.5	1,292 (-2%)	8mo	$268,000	$207	81
250 Mill Creek Pl	0.60mi	2/2.5	1,240 (-6%)	0mo	$230,000	$185	57
205 High Creek Dr	0.50mi	2/2.5	1,240 (-6%)	8mo	$227,500	$183	56
222 Mill Creek Pl	0.59mi	2/2.5	1,244 (-6%)	6mo	$248,500	$200	54
228 Chads Ford Way	0.57mi	3/3.5 (+1)	1,280 (-3%)	2mo	$235,699	$184	54
191 High Creek Dr	0.49mi	2/2.5	1,240 (-6%)	11mo	$245,000	$198	54
236 Chads Ford Way	0.56mi	3/3.5 (+1)	1,280 (-3%)	3mo	$240,000	$188	53
197 Holcomb Ferry Rd	0.52mi	2/2.5	1,240 (-6%)	10mo	$261,340	$211	53
988 Old Holcomb Bridge Rd	0.64mi	2/2.5	1,240 (-6%)	7mo	$250,000	$202	50
202 Chads Ford Way	0.62mi	2/2.5	1,240 (-6%)	10mo	$250,000	$202	49
236 High Creek Dr	0.56mi	3/3.5 (+1)	1,476 (+12%)	3mo	$300,000	$203	39

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 · 1.03% rent growth · sell at horizon

5-year hold

• IRR: -22.5%
• Equity multiple: 0.24×
• Total profit: $-55,565
• Equity at exit: $38,767

10-year hold

• IRR: -22.2%
• Equity multiple: -0.04×
• Total profit: $-75,756
• Equity at exit: $22,480

Cash invested: $72,800 (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 30076

• Rents YoY: 1.0%
• Active inventory: 252
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,925 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$173 /mo · $2,078/yr
• Insurance: −$108
• HOA: −$27
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $-151

Break-even live

Break-even rent $2,116

Max offer price $233,250

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
173 Willow Stream Ct Unit 173 Roswell, GA	3.0	2.0	1534	$2,499	$1.63	19d	1	0.16mi
1000 Holcomb Bridge Rd Roswell, GA	1.0–2.0	1.0–2.5	1016	$1,622	$1.60	1d	36	0.27mi
422 High Creek Trce Roswell, GA	3.0	3.5	1280	$2,500	$1.95	43d	1	0.44mi
600 Old Holcomb Bridge Rd Roswell, GA	1.0–3.0	1.0–2.0	1070	$1,540	$1.44	1d	37	0.49mi
700 Old Holcomb Bridge Rd Roswell, GA	3.0	1.0–2.0	915	$2,924	$3.19	5d	8	0.51mi
100 Legacy Oaks Cir Roswell, GA	1.0–2.0	1.0–2.0	1014	$2,019	$1.99	4d	10	0.51mi
401 Huntington Dr Roswell, GA	1.0–3.0	1.0–2.0	1198	$1,830	$1.53	1d	31	0.53mi
124 Holcomb Ferry Rd Roswell, GA	2.0	2.5	1240	$1,800	$1.45	43d	1	0.57mi
1045 Holcomb Bridge Rd Roswell, GA	1.0–3.0	1.0–2.0	1075	$1,388	$1.29	1d	26	0.57mi
220 Chads Ford Way Unit 220 Roswell, GA	2.0	2.5	1240	$1,700	$1.37	24d	1	0.58mi
218 Mill Creek Pl Roswell, GA	2.0	2.5	1240	$1,995	$1.61	43d	1	0.59mi
218 Mill Creek Pl Roswell, GA	2.0	2.5	1240	$1,995	$1.61	18d	1	0.59mi
223 Chads Ford Way Roswell, GA	2.0	3.0	1240	$1,750	$1.41	24d	1	0.60mi
135 Roswell Commons Way Roswell, GA	3.0	3.5	1800	$1,770	$0.98	17d	1	0.60mi
250 Mill Creek Pl Roswell, GA	1.0	1.0	1240	$950	$0.77	5d	1	0.60mi
111 Old Ferry Way Roswell, GA	2.0	3.0	1232	$1,550	$1.26	43d	1	0.60mi
119 Old Ferry Way #119 Roswell, GA	2.0	2.5	1260	$1,700	$1.35	43d	1	0.61mi
102 Holcomb Ferry Rd Roswell, GA	2.0	2.5	1252	$2,000	$1.60	43d	1	0.61mi
136 Old Ferry Way Roswell, GA	2.0	2.5	1249	$1,645	$1.32	3d	1	0.65mi
1018 Old Holcomb Bridge Rd Roswell, GA	2.0	3.0	1240	$2,000	$1.61	15d	1	0.66mi
555 Eagles Crest Village Ln Roswell, GA	1.0–3.0	1.0–2.0	913	$1,746	$1.91	1d	5	0.81mi
100 Hemingway Ln Roswell, GA	1.0–3.0	1.0–2.5	1221	$1,670	$1.37	1d	43	0.87mi
7507 Richland Ct Roswell, GA	3.0	2.5	1642	$2,500	$1.52	18d	1	1.02mi
160 Finchley Dr Roswell, GA	3.0	2.5	1750	$2,600	$1.49	43d	1	1.03mi
180 Finchley Dr Roswell, GA	3.0	2.5	1744	$2,600	$1.49	18d	1	1.04mi
2200 Belcourt Pkwy Roswell, GA	1.0–2.0	1.0–2.0	1005	$2,124	$2.11	1d	14	1.06mi
1450 Raintree Dr Roswell, GA	1.0–3.0	1.0–2.5	1362	$1,805	$1.32	22d	9	1.07mi
6004 Falling Water Ct Roswell, GA	3.0	2.5	1616	$2,600	$1.61	4d	1	1.11mi
1232 Hanover Pl Unit 32 Alpharetta, GA	2.0	2.0	995	$1,895	$1.90	43d	1	1.21mi
11042 Alpharetta Hwy Roswell, GA	1.0–3.0	1.0–2.0	1039	$2,094	$2.01	1d	13	1.27mi
9000 Beaver Creek Rd Alpharetta, GA	1.0–2.0	1.0–2.0	1151	$3,022	$2.63	1d	40	1.28mi
1756 Liberty Ln Roswell, GA	1.0	1.0	906	$2,600	$2.87	43d	1	1.28mi
26 Lochurst Ln Roswell, GA	3.0	3.5	1760	$3,500	$1.99	18d	1	1.49mi

HOA detail

• Monthly dues: $27 · $324/yr
• Likely covers: parking

Listing history 8 events

1. 2026-06-03
   statusdays on market $260,000 Pending 45 DOM
2. 2026-06-01
   days on market $260,000 Active 44 DOM
3. 2026-05-31
   days on market $260,000 Active 43 DOM
4. 2026-04-17
   listed $260,000 Active 775-char remark

   Show marketing remark (775 chars)

   GREAT LOCATION! IN THE HEART OF ROSWELL! well maintain Townhome in the heart of the city of Roswell. fresh interior painting, tile floor throughout and a half bath for guests on the main level - Large living room flows into the kitchen and dining area with a door leading out to a private deck, perfect for entertaining. special 2 nicely sized Master bedrooms, with full bath, Roommate style . The laundry area is located upstairs alongside the bedrooms.Two assigned parking spots right behind the unit Low HOA fee, no rental restrictions. This home is minutes away from major commuter routes including Hwy 400. Close to shopping, restaurants, and nightly entertainment/events. Don’t miss the chance to make this charming home yours—schedule a showing today!

5. 2024-07-27
   historical $1,795
6. 2024-07-20
   listed $1,795
7. 2016-04-05
   soldstatus $50,000
8. 1987-03-25
   soldstatus $67,900

ⓘ 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: $2,078 · $173/mo
• Projected year-2 tax: $2,392 · $199/mo
• Expected delta: +$314/yr (+$26/mo · 15.1%)

ⓘ 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 ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $23,097
• − Mortgage interest: −$14,564
• − Property taxes: −$2,078
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,848
• − Management: −$1,848
• − HOA: −$324
• − Depreciation: −$7,564
• Taxable loss: −$6,428
• Est. tax savings @ 24.0%: +$1,543
• After-tax cash flow: $-274/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: Fulton County
• NCES district ID: 1302280
• Math proficiency: 49% ▼ -2.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $68,035
• Composite: 45.33/100
• National rank: #2640
• State rank: #12 of 174 in GA

Livability — Roswell

• Score: 79/100
• State rank: #12
• US rank: #1990

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roswell, GA
• County: Fulton County · 1,094,430 people
• City population: 102,317
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 46,054
• Household income: $118,170
• Rent vs Own: 32.2% rent · 67.8% own
• Severe rent burden: 1256.0

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 1,203,707 people
• By 2030: 1,299,706 · +8.0%
• By 2040: 1,488,256 · +23.6%
• By 2050: 1,664,580 · +38.3%
• By 2075: 2,036,072 · +69.2%
• By 2100: 2,222,402 · +84.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 53% Hispanic / Latino 23% Black 15% Two or more races 12% Asian 4%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Slovak 2% Romanian 2% Serbian 2%
• Foreign-born: 21% · Canada, Jamaica, South Korea
• Languages at home: 70% English-only · Spanish 20% Other Indo-European 2% Arabic 2%

Political lean MEDSL · Fulton

• 2024 margin: Solid D (+44.9) · D 71.9% · R 27.0% · Other 1.1%
• 2008→2024 swing: +9.8pp toward D · 2008: 35.0pp · 2024: 44.9pp
• All cycles: 2024: D+44.9 2020: D+46.4 2016: D+42.1 2012: D+29.6 2008: D+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -341.79%
• Current HPI: 280.0165
• Rent YoY: ▲ 1.03%
• 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

+282.9% since first listed

5 events — show timeline

• 2026-04-17 Listed $260,000 FMLS
• 2024-07-27 Rental Removed $1,795 APPFOLIO
• 2024-07-20 Listed for Rent $1,795 APPFOLIO
• 2016-04-05 Sold (Public Records) $50,000 Public Records
• 1987-03-25 Sold (Public Records) $67,900 Public Records

Property tax history

+4.7%/yr

Latest (2025): $2,078 · -20.5% YoY. Source: county tax records.