306 Chance Rd · Marietta, GA 30066

$210,000

3 bd · 2.0 ba · 1,320 sqft · SingleFamily public records · 32 Days on market

Built 1930 0.84 ac lot Est $323k · 35% under

---

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 +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.0/10.0
• Livability +4.2/5.0
• Schools +3.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors delgight or come build the home of your dreams in a very convenient location! Teardown or fixer upper. High end houses have been built in the neighborhood. Potential commercial. 0.838 acres of land.

Key facts

• Convenient location
• 0.838 acres of land
• 0.84 acre lot

Tags

• CONVENIENT LOCATION
• 0.838 ACRES OF LAND

Property features AI

Finance

• Other: Property listed as part of Homesite Subdivision
• Financial info: No financial details provided
• HOA & community: Community has street lights

Exterior

• Parking: Driveway with level access; Parking pad; Open parking available
• Security: No security features listed
• Utilities: Public water; Public sewer; Electric service with 110V and 220V available; Natural gas available; Electricity available; Sewer available; Water available
• Home design: One level; Fixer condition
• Construction: Composition roof; Construction materials listed as Other
• Exterior features: Back yard fencing; Street lights in the community; Asphalt road access; GPS-friendly directions

Interior

• Kitchen: No kitchen features listed
• Bedrooms: Three main-level bedrooms
• Flooring: No flooring information listed
• Bathrooms: Two full bathrooms (both on the main level); No master bathroom features listed
• Heating & cooling: Cooling listed as Other
• Interior features: No shared/common walls; Other interior features
• Laundry & utility: No laundry features listed; Appliances listed as Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/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 $210k (0.1% below list).
• Recommended offer: $204k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 3.2% 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+.
• 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: Daniell Middle School (math 28% / reading 42%, grade F, #191 of 470 statewide, top 41%, 981 students, 48% FRL); Sprayberry High School (math 22% / reading 34%, grade F, #155 of 424 statewide, top 37%, 1,831 students, 36% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: Rents soft (-0.4%/yr); 443 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $1k of loan paydown is wiped out by about $6k 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 32 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 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 $94k; list at $210k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.00% ✗
• Cap rate: 7.75%
• Cash-on-cash: 5.22%
• DSCR: 1.23
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $323,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
692 Suholden Cir	0.28mi	3/2.5	1,350 (+2%)	3mo	$326,500	$242	79
3278 Fowler Dr	0.42mi	3/2.0	1,257 (-5%)	2mo	$370,000	$294	71
628 Verney Dr	0.13mi	3/2.0	1,506 (+14%)	3mo	$415,000	$276	68
605 Embry Ln	0.48mi	3/2.0	1,360 (+3%)	8mo	$350,000	$257	66
663 Embry Ln	0.42mi	3/1.5	1,302 (-1%)	12mo	$318,000	$244	66
621 Embry Ln NE	0.47mi	3/2.0	1,422 (+8%)	2mo	$349,000	$245	63
720 Blackwell Cir	0.70mi	3/1.5	1,371 (+4%)	3mo	$187,000	$136	57
3286 Crawford Cir	0.40mi	3/2.0	1,496 (+13%)	10mo	$423,500	$283	51
3030 Scott Rd	0.36mi	3/2.0	1,506 (+14%)	14mo	$409,300	$272	48
671 Dozier Dr	0.68mi	3/1.5	1,488 (+13%)	0mo	$360,000	$242	45
2990 Piedmont Dr	0.63mi	3/2.0	1,508 (+14%)	10mo	$339,000	$225	39
2844 Cobb Place Manor Ct	0.70mi	3/2.5	1,468 (+11%)	20mo	$359,900	$245	30

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.59×
• Total profit: $-23,885
• Equity at exit: $31,312

10-year hold

• IRR: -7.3%
• Equity multiple: 0.60×
• Total profit: $-23,570
• Equity at exit: $18,157

Cash invested: $58,800 (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 30066

• Rents YoY: -0.4%
• Active inventory: 443
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,097 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$212 /mo · $2,545/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $256

Break-even live

Break-even rent $1,773

Max offer price $210,000

Occupancy floor 83%

Sensitivity live

Price	-10% $375	-5% $315	+0% $256	+5% $196	+10% $137
Rent	-10% $90	-5% $173	+0% $256	+5% $339	+10% $421
Rate	-1.0pp $362	-0.5pp $309	base $256	+0.5pp $201	+1.0pp $146

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2902 Highbrook Ct Marietta, GA	3.0	2.0	1556	$2,450	$1.57	25d	1	0.41mi
2930 Governors Ct Marietta, GA	2.0	2.5	1212	$1,600	$1.32	25d	1	0.46mi
2916 Governors Ct Marietta, GA	2.0	2.5	1460	$1,650	$1.13	2d	1	0.47mi
2836 New South Dr Marietta, GA	2.0	2.5	1712	$1,700	$0.99	6d	1	0.67mi
1174 Alemeda Dr Marietta, GA	3.0	2.0	1220	$2,073	$1.70	22d	1	0.85mi
909 Rosedale Dr Marietta, GA	3.0	2.0	1812	$2,500	$1.38	6d	1	0.90mi
3681 Autumn Leaves Ln Marietta, GA	4.0	2.5	1534	$2,800	$1.83	19d	1	1.17mi
480 Debra Dr Marietta, GA	4.0	2.0	1624	$2,195	$1.35	25d	1	1.22mi
891 Old Farm Walk Marietta, GA	4.0	3.0	1550	$2,579	$1.66	17d	1	1.37mi
57 Highoak Dr Marietta, GA	3.0	2.5	1386	$2,050	$1.48	25d	1	1.48mi

Listing history 18 events

1. 2026-06-18
   days on market $210,000 Active 32 DOM
2. 2026-06-17
   days on market $210,000 Active 31 DOM
3. 2026-06-16
   days on market $210,000 Active 30 DOM
4. 2026-06-15
   days on market $210,000 Active 29 DOM
5. 2026-06-13
   days on market $210,000 Active 27 DOM
6. 2026-06-13
   days on market $210,000 Active 26 DOM
7. 2026-06-09
   days on market $210,000 Active 23 DOM
8. 2026-06-08
   days on market $210,000 Active 22 DOM
9. 2026-06-07
   days on market $210,000 Active 21 DOM
10. 2026-06-04
    days on market $210,000 Active 18 DOM
11. 2026-06-03
    days on market $210,000 Active 17 DOM
12. 2026-06-02
    days on market $210,000 Active 16 DOM
13. 2026-06-01
    days on market $210,000 Active 15 DOM
14. 2026-05-31
    days on market $210,000 Active 14 DOM
15. 2026-05-11
    listed $210,000 Active

    Show marketing remark (208 chars)

    Investors delgight or come build the home of your dreams in a very convenient location! Teardown or fixer upper. High end houses have been built in the neighborhood. Potential commercial. 0.838 acres of land.

16. 2026-05-11
    listed $210,000 New 208-char remark

    Show marketing remark (208 chars)

    Investors delgight or come build the home of your dreams in a very convenient location! Teardown or fixer upper. High end houses have been built in the neighborhood. Potential commercial. 0.838 acres of land.

17. 2006-05-23
    soldstatus $93,800
18. 2006-05-23
    soldstatus $93,800

ⓘ 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: $2,545 · $212/mo
• Projected year-2 tax: $2,545 · $212/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 4/10 Moderate 19% 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: $25,164
• − Mortgage interest: −$11,763
• − Property taxes: −$2,545
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,013
• − Management: −$2,013
• − Depreciation: −$6,109
• Taxable loss: −$330
• Est. tax savings @ 24.0%: +$79
• After-tax cash flow: $3,148/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 — 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

• County: Cobb County · 777,758 people
• City population: 331,369
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 61,761
• Household income: $116,074
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 1101.0

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 62% Black 16% Hispanic / Latino 10% Two or more races 10% Asian 6%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1% Cuban 1%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 15% · Canada, Vietnam, China
• Languages at home: 82% English-only · Spanish 7% Other Indo-European 4% 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: ▼ -269.40%
• Current HPI: 250.037
• Rent YoY: ▼ -0.38%
• 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

+123.9% since first listed

4 events — show timeline

• 2026-05-11 Listed $210,000 GAMLS
• 2026-05-11 Listed $210,000 FMLS
• 2006-05-23 Sold (Public Records) $93,800 Public Records
• 2006-05-23 Sold (Public Records) $93,800 Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,545 · -0.1% YoY. Source: county tax records.