2408 Melody Ln NW · Kennesaw, GA 30152

$300,000

3 bd · 3.5 ba · 1,852 sqft · SingleFamily public records · 28 Days on market

Built 1971 7,122 sqft lot Est $382k · 21% 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).

• ARV discount +15.0/15.0
• Cash flow +14.8/30.0
• DSCR +4.5/10.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• 1% rule +3.6/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

RAISED RANCH ~ FULL BASEMENT ~ LOADS OF POTENTIAL. GREAT INVESTMENT OPPORTUNITY. AGENTS & BUYERS MUST PREVIEW TO DETERMINE CONDITION. SOLD STRICKLY AS IS.

Key facts

• Premium flooring
• Finished basement
• Bonus utility space

Tags

• FINISHED BASEMENT
• MODERN KITCHEN
• PREMIUM FLOORING
• FINISHED BASEMENT SUITE
• BONUS UTILITY SPACE
• OUTDOOR OASIS

Property features AI

Finance

• HOA & community: Near shopping

Exterior

• Parking: Driveway with level access; Open parking available
• Utilities: Public water; Public sewer; Electric service with 110V and 220V in laundry; Natural gas available; Cable available
• Home design: One-level home; Brick front with wood siding; Shingle roof; Concrete perimeter foundation
• Construction: Brick front and wood siding construction; Shingle roof; Concrete perimeter foundation
• Exterior features: Private yard; Deck; Chain link and privacy fencing; City street frontage; Asphalt and concrete road surfaces

Interior

• Kitchen: Cabinets with stain and white finishes; Stone countertops; Dishwasher; Gas range; Refrigerator; Garbage disposal
• Bedrooms: Primary suite on main level; Three main-level bedrooms; One lower-level bedroom
• Flooring: Ceramic tile; Tile; Luxury vinyl / vinyl
• Bathrooms: Three full bathrooms; One half bathroom; Master bathroom with tub/shower combo; Two main-level bathrooms (including one half bath on main level); One lower-level full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Disappearing attic stairs; Double vanity; Walk-in closet(s); Shutters and wood-framed windows; One fireplace (brick, located in basement)
• Laundry & utility: Laundry in basement / lower level; Electric dryer hookup (220V available in laundry)

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $25 ($303/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 $258k (13.9% below list).
• Recommended offer: $258k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.6% in Kennesaw — 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 78/100 on livability (#19 in GA, #2,588 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-, crime B+; Watch: 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: Hayes Elementary School (math 34% / reading 34%, grade F, #554 of 1,228 statewide, top 46%, 841 students, 51% FRL); Pine Mountain Middle School (math 27% / reading 43%, grade F, #191 of 470 statewide, top 41%, 576 students, 46% FRL); Kennesaw Mountain High School (math 29% / reading 41%, grade F, #84 of 424 statewide, top 20%, 1,809 students, 30% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: Rents rising (+1.8%/yr); 293 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $9k 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 28 days — a 2% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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 $25k; list at $300k implies a 1095% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• 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 $258,244 (13.9% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.86% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.15%
• DSCR: 1.05
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $381,512
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2480 Melody Ln NW	0.12mi	4/3.0 (+1)	1,723 (-7%)	15mo	$385,000	$223	63
6035 Stone Wood Dr NW	0.61mi	3/3.0	1,915 (+3%)	3mo	$302,000	$158	61
5140 Pine Meadow Pte NW	0.26mi	4/2.5 (+1)	2,066 (+12%)	2mo	$405,000	$196	58
1416 Sycamore Dr NW	0.43mi	4/2.0 (+1)	1,855 (+0%)	14mo	$365,000	$197	57
3003 Butler Creek Rd NW	0.38mi	3/2.0	1,728 (-7%)	10mo	$315,000	$182	56
2413 Kennesaw Due West Rd NW	0.27mi	3/2.0	2,019 (+9%)	15mo	$345,000	$171	54
8065 Sumit Wood Dr NW	0.63mi	3/2.0	1,738 (-6%)	15mo	$375,000	$216	42
4015 Woodland Dr NW	0.44mi	3/2.0	1,608 (-13%)	12mo	$316,000	$197	42
7000 Woodland Pl NW	0.58mi	3/2.0	1,632 (-12%)	9mo	$336,400	$206	39
7020 Sumit Creek Dr NW	0.58mi	3/2.0	1,614 (-13%)	9mo	$357,500	$221	38
1601 Sycamore Dr NW	0.40mi	4/2.0 (+1)	1,596 (-14%)	12mo	$359,000	$225	37
6010 Woodland Dr NW	0.74mi	4/2.0 (+1)	1,574 (-15%)	15mo	$363,000	$231	17

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 · 1.83% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.40×
• Total profit: $-50,008
• Equity at exit: $44,731

10-year hold

• IRR: -11.2%
• Equity multiple: 0.36×
• Total profit: $-53,508
• Equity at exit: $25,939

Cash invested: $84,000 (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 30152

• Rents YoY: 1.8%
• Active inventory: 293
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,582 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$261 /mo · $3,134/yr
• Insurance: −$125
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $25

Break-even live

Break-even rent $2,551

Max offer price $300,000

Occupancy floor 94%

Sensitivity live

Price	-10% $195	-5% $110	+0% $25	+5% $-60	+10% $-145
Rent	-10% $-179	-5% $-77	+0% $25	+5% $127	+10% $229
Rate	-1.0pp $176	-0.5pp $102	base $25	+0.5pp $-53	+1.0pp $-132

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2825 S Main St NW Kennesaw, GA	1.0–2.0	1.0–2.0	941	$3,186	$3.39	0d	12	0.56mi
6080 Stone Wood Dr NW Kennesaw, GA	3.0	2.0	1419	$2,150	$1.52	4d	1	0.61mi
2891 Lewis St NW Kennesaw, GA	1.0–3.0	1.0–3.0	1254	$2,656	$2.12	4d	12	0.68mi
2808 Fullers Aly Kennesaw, GA	4.0	3.5	2156	$3,100	$1.44	45d	1	0.68mi
2790 Sardis St Kennesaw, GA	4.0	2.0	2240	$3,795	$1.69	45d	1	0.70mi
6045 Steel Wood Dr NW Kennesaw, GA	3.0	2.0	1784	$2,186	$1.23	1d	1	0.79mi
2652 S Main St NW Kennesaw, GA	1.0–3.0	1.0–2.0	1039	$2,922	$2.81	1d	11	0.88mi
2860 Boone Dr Kennesaw, GA	3.0	3.5	2183	$2,975	$1.36	26d	1	0.89mi
1060 Hillsborough Chase NW Kennesaw, GA	2.0	2.5	1742	$1,700	$0.98	14d	1	0.92mi
2623 Hedgeway Cir Kennesaw, GA	3.0	3.5	1748	$2,850	$1.63	45d	1	0.96mi
1170 Kennesaw Springs Dr NW Kennesaw, GA	4.0	3.0	2400	$2,361	$0.98	1d	1	1.00mi
3523 Hedgeway Ln Kennesaw, GA	4.0	4.0	1943	$2,750	$1.42	1d	1	1.02mi
3523 Hedgeway Ln Kennesaw, GA	4.0	4.0	1943	$2,750	$1.42	5d	1	1.02mi
1904 Lake Heights Cir NW Unit 1 Kennesaw, GA	3.0	2.5	1988	$1,200	$0.60	21d	1	1.05mi
1092 Mountain Springs Dr NW Kennesaw, GA	4.0	2.0	2117	$2,095	$0.99	24d	1	1.08mi
1545 N Whitemarsh RD Kennesaw, GA	1.0–3.0	1.0–3.5	1370	$3,771	$2.75	1d	51	1.13mi
2059 Lakeshore Overlook Dr NW Kennesaw, GA	3.0	2.5	1696	$2,450	$1.44	6d	1	1.17mi
1964 Lakeshore Overlook Cir NW Kennesaw, GA	3.0	2.5	1702	$2,500	$1.47	20d	1	1.18mi
2044 Lakeshore Overlook Dr NW Kennesaw, GA	2.0	3.0	1696	$2,230	$1.31	1d	1	1.20mi
2031 Lakeshore Overlook Dr NW Kennesaw, GA	3.0	2.5	1702	$2,195	$1.29	45d	1	1.22mi
2564 Kennesaw Springs Ct NW Kennesaw, GA	3.0	2.0	2202	$2,485	$1.13	26d	1	1.24mi
1068 Travelers Trl NW Kennesaw, GA	3.0	2.0	1390	$2,100	$1.51	19d	1	1.28mi
1020 Towne Manor Ct NW Kennesaw, GA	3.0	2.5	2131	$2,300	$1.08	7d	1	1.36mi
2100 Ellison Lakes Dr NW Kennesaw, GA	2.0–3.0	2.0	1292	$1,641	$1.27	1d	8	1.37mi
2055 Towne Manor Dr NW Kennesaw, GA	3.0	2.5	1358	$2,149	$1.58	45d	1	1.38mi
2735 Country Creek Way NW Kennesaw, GA	3.0	2.0	1286	$2,320	$1.80	24d	1	1.38mi
1650 N Roberts Rd NW Kennesaw, GA	1.0–3.0	1.0–2.0	1158	$2,529	$2.18	3d	29	1.39mi
2622 McGuire Dr NW Kennesaw, GA	3.0	3.0	2492	$2,500	$1.00	45d	1	1.40mi

Listing history 29 events

1. 2026-06-21
   days on market $300,000 Active 28 DOM
2. 2026-06-18
   days on market $300,000 Active 25 DOM
3. 2026-06-17
   days on market $300,000 Active 24 DOM
4. 2026-06-16
   days on market $300,000 Active 23 DOM
5. 2026-06-15
   days on market $300,000 Active 22 DOM
6. 2026-06-13
   days on market $300,000 Active 20 DOM
7. 2026-06-13
   statusdays on market $300,000 Active 19 DOM
8. 2026-06-09
   days on market $300,000 Active Under Contract 16 DOM
9. 2026-06-08
   statusdays on market $300,000 Active Under Contract 15 DOM
10. 2026-06-07
    days on market $300,000 Active 14 DOM
11. 2026-06-04
    days on market $300,000 Active 11 DOM
12. 2026-06-03
    days on market $300,000 Active 10 DOM
13. 2026-06-02
    days on market $300,000 Active 9 DOM
14. 2026-06-02
    status $300,000 Active 8 DOM
15. 2026-06-01
    days on market $300,000 Active Under Contract 8 DOM
16. 2026-05-31
    days on market $300,000 Active Under Contract 7 DOM
17. 2026-05-23
    listed $300,000 Active
18. 2013-01-24
    price $24,900 158-char remark

    Show marketing remark (158 chars)

    RAISED RANCH ~ FULL BASEMENT ~ LOADS OF POTENTIAL. GREAT INVESTMENT OPPORTUNITY. AGENTS & BUYERS MUST PREVIEW TO DETERMINE CONDITION. SOLD STRICKLY AS IS.

19. 2012-01-11
    historical 259-char remark

    Show marketing remark (259 chars)

    Great Investment Opportunity ~ Raised Ranch ~ Full Basement ~ loads of potential. Agents & Buyers must Preview to determine condition. Sold strickly as is. Multiple offers expected. Supra Lockbox Only! Seller will respond to ALL offers November 29, 2011.

20. 2012-01-06
    soldstatus $25,100 Sold 158-char remark

    Show marketing remark (259 chars)

    Great Investment Opportunity ~ Raised Ranch ~ Full Basement ~ loads of potential. Agents & Buyers must Preview to determine condition. Sold strickly as is. Multiple offers expected. Supra Lockbox Only! Seller will respond to ALL offers November 29, 2011.

21. 2012-01-06
    soldstatus $25,100 Sold 259-char remark

    Show marketing remark (259 chars)

    Great Investment Opportunity ~ Raised Ranch ~ Full Basement ~ loads of potential. Agents & Buyers must Preview to determine condition. Sold strickly as is. Multiple offers expected. Supra Lockbox Only! Seller will respond to ALL offers November 29, 2011.

22. 2011-12-03
    status Under Contract 158-char remark

    Show marketing remark (158 chars)

    RAISED RANCH ~ FULL BASEMENT ~ LOADS OF POTENTIAL. GREAT INVESTMENT OPPORTUNITY. AGENTS & BUYERS MUST PREVIEW TO DETERMINE CONDITION. SOLD STRICKLY AS IS.

23. 2011-12-01
    status Pending 259-char remark

    Show marketing remark (158 chars)

    RAISED RANCH ~ FULL BASEMENT ~ LOADS OF POTENTIAL. GREAT INVESTMENT OPPORTUNITY. AGENTS & BUYERS MUST PREVIEW TO DETERMINE CONDITION. SOLD STRICKLY AS IS.

24. 2011-12-01
    price $25,100 158-char remark

    Show marketing remark (158 chars)

    RAISED RANCH ~ FULL BASEMENT ~ LOADS OF POTENTIAL. GREAT INVESTMENT OPPORTUNITY. AGENTS & BUYERS MUST PREVIEW TO DETERMINE CONDITION. SOLD STRICKLY AS IS.

25. 2011-11-28
    listed $24,900 New 158-char remark

    Show marketing remark (158 chars)

    RAISED RANCH ~ FULL BASEMENT ~ LOADS OF POTENTIAL. GREAT INVESTMENT OPPORTUNITY. AGENTS & BUYERS MUST PREVIEW TO DETERMINE CONDITION. SOLD STRICKLY AS IS.

26. 2011-11-21
    listed $24,900 Active 259-char remark

    Show marketing remark (259 chars)

    Great Investment Opportunity ~ Raised Ranch ~ Full Basement ~ loads of potential. Agents & Buyers must Preview to determine condition. Sold strickly as is. Multiple offers expected. Supra Lockbox Only! Seller will respond to ALL offers November 29, 2011.

27. 1996-01-24
    soldstatus $74,900
28. 1994-03-16
    soldstatus $62,000
29. 1991-03-26
    soldstatus $57,400

ⓘ 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: $3,134 · $261/mo
• Projected year-2 tax: $3,134 · $261/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 7/10 Severe FEMA zone X (unshaded) · 76% 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 21% 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: $30,989
• − Mortgage interest: −$16,805
• − Property taxes: −$3,134
• − Insurance: −$2,166
• − Repairs & maintenance: −$2,479
• − Management: −$2,479
• − Depreciation: −$8,727
• Taxable loss: −$4,801
• Est. tax savings @ 24.0%: +$1,152
• After-tax cash flow: $1,455/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 — Kennesaw

• Score: 78/100
• State rank: #19
• US rank: #2588

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kennesaw, GA
• County: Cobb County · 777,758 people
• City population: 104,638
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 44,977
• Household income: $126,578
• Rent vs Own: 21.0% rent · 79.0% own
• Severe rent burden: 590.0

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 0.57)
• Race & ethnicity: White 61% Black 18% Hispanic / Latino 11% Two or more races 10% Asian 6%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Romanian 3% Slovak 2% Italian 2%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 85% English-only · Spanish 7% Other Indo-European 4% Vietnamese 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: ▼ -219.78%
• Current HPI: 246.3158
• Rent YoY: ▲ 1.83%
• 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

+422.6% since first listed

13 events — show timeline

• 2026-05-23 Listed $300,000 FMLS
• 2013-01-24 Price Changed $24,900 GAMLS
• 2012-01-11 Listing Removed — FMLS
• 2012-01-06 Sold (MLS) $25,100 GAMLS
• 2012-01-06 Sold (MLS) $25,100 FMLS
• 2011-12-03 Pending — GAMLS
• 2011-12-01 Pending — FMLS
• 2011-12-01 Price Changed $25,100 GAMLS
• 2011-11-28 Listed $24,900 GAMLS
• 2011-11-21 Listed $24,900 FMLS
• 1996-01-24 Sold (Public Records) $74,900 Public Records
• 1994-03-16 Sold (Public Records) $62,000 Public Records
• 1991-03-26 Sold (Public Records) $57,400 Public Records

Property tax history

+16.1%/yr

Latest (2025): $3,134 · -0.1% YoY. Source: county tax records.