2663 Holmes Mill Pl SW · Powder Springs, GA 30064

$345,000

3 bd · 3.0 ba · 2,376 sqft · SingleFamily public records · 50 Days on market

Built 2005 9,147 sqft lot $145/sqft · 15% below area Est $395k · 13% under ↓ 8% since listing

---

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 +13.2/15.0
• Cash flow +8.1/30.0
• Rent growth +4.6/5.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Seller is motivated and offering exceptional buyer incentives! This spacious 6-bedroom, 3-bath home in desirable Marietta offers approximately 2,376 sq. ft. of comfortable living space with a functional floor plan perfect for everyday living and entertaining. All 6 bedrooms are above grade, providing flexible space for large households, multigenerational living, home office setups, or guest accommodations. Features include generous living areas, a bright kitchen with ample cabinet space, oversized primary suite, attached garage, and a private backyard ideal for relaxing or hosting guests. Seller is willing to contribute toward buyer closing costs and provide up to $16,000 in buyer concessio

Key facts

• Bright kitchen
• Flexible space
• Attached garage

Tags

• PRIVATE BACKYARD
• BRIGHT KITCHEN
• GENEROUS LIVING AREAS
• FLEXIBLE SPACE
• FUNCTIONAL FLOOR PLAN
• ATTACHED GARAGE

Property features AI

Finance

• Other: Subdivision: Holmes Mill At Horseshoe Creek
• HOA & community: Has an association; Association covers structure maintenance

Exterior

• Parking: Garage parking
• Utilities: Public water; Septic tank sewer; Electricity available
• Home design: Single family residence; House structure; Resale property; Built in 2005
• Construction: Brick and vinyl siding construction; Built in 2005
• Exterior features: Brick and vinyl siding exterior; Other roof type; Lot includes other features

Interior

• Kitchen: No appliances included
• Bedrooms: 6 bedrooms total; 3 bedrooms on the lower level
• Flooring: Carpet flooring
• Bathrooms: 3 full bathrooms; 1 full bathroom on the lower level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Two-level layout; Family room; Laundry room/area; No fireplaces
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $-345 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (17.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (31.1% below list).
• Recommended offer: $238k (31.1% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.7% in Powder Springs — 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 71/100 on livability (#79 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, employment B+; Watch: amenities F, 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: Hollydale Elementary School (math 18% / reading 20%, grade F, #917 of 1,228 statewide, top 75%, 566 students, 77% FRL); Smitha Middle School (math 19% / reading 30%, grade F, #301 of 470 statewide, top 66%, 881 students, 82% FRL); Osborne High School (math 9% / reading 12%, grade F, #348 of 424 statewide, top 83%, 2,772 students, 75% FRL) — zoned schools average 78% FRL vs 39% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 18% at this address vs 42% district-wide (-24 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 fast (+8.5%/yr); 418 active listings in the ZIP; 11 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

• It's been on market 50 days — a 3% lower offer ($335k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $237,548 (31.1% 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 50 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.69% ✗
• Cap rate: 5.09%
• Cash-on-cash: -4.28%
• DSCR: 0.81
• GRM: 12.1

CMA / ARV

• ARV (median comp): $395,053
• List price: $345,000
• Delta: -12.67%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2625 Deerfield Cir	0.04mi	3/3.0	2,210 (-7%)	5mo	$365,000	$165	82
2672 Holmes Mill Pl SW	0.05mi	4/2.5 (+1)	2,240 (-6%)	7mo	$375,000	$167	75
2827 Candler Run SW	0.30mi	3/3.0	2,460 (+4%)	15mo	$405,000	$165	68
2692 Candler Dr SW	0.17mi	4/2.5 (+1)	2,294 (-4%)	15mo	$405,000	$177	67
2620 Branson Pl SW	0.32mi	3/2.5	2,391 (+1%)	18mo	$395,000	$165	67
2598 Canon Dr SW	0.35mi	3/3.0	2,282 (-4%)	14mo	$300,900	$132	65
2425 Shiloh Dr SW	0.37mi	4/2.5 (+1)	2,166 (-9%)	13mo	$344,000	$159	50
2520 Wood Meadows Ct SW	0.63mi	4/3.0 (+1)	2,350 (-1%)	18mo	$400,000	$170	49
3272 Barnwell Trce	0.62mi	4/3.0 (+1)	2,179 (-8%)	6mo	$404,000	$185	47
2708 Horseshoe Creek Dr SW	0.56mi	4/3.0 (+1)	2,262 (-5%)	19mo	$370,000	$164	45
2567 Overlake Dr	0.68mi	3/3.0	2,200 (-7%)	18mo	$365,000	$166	41
3101 Country Lake Ct	0.70mi	4/2.5 (+1)	2,428 (+2%)	20mo	$420,000	$173	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: -18.5%
• Equity multiple: 0.32×
• Total profit: $-65,380
• Equity at exit: $51,441

10-year hold

• IRR: -3.7%
• Equity multiple: 0.71×
• Total profit: $-28,338
• Equity at exit: $29,829

Cash invested: $96,600 (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: 418
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,375 high
• Mortgage (P&I): −$1,809
• Tax from tax record: −$269 /mo · $3,222/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $-345

Break-even live

Break-even rent $2,812

Max offer price $284,078

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2659 Smoke House Pl SW Marietta, GA	3.0	2.0	2525	$2,250	$0.89	24d	1	0.40mi
2475 Smith Ave SW Marietta, GA	4.0	2.5	2208	$1,891	$0.86	5d	1	0.43mi
2446 Letha Ln SW Marietta, GA	3.0	2.5	2106	$2,395	$1.14	20d	1	0.46mi
2442 Country Lake Ln Powder Springs, GA	2.0	4.5	1780	$1,490	$0.84	12d	1	0.54mi
2909 Buckskin Trl SW Marietta, GA	3.0	2.0	1581	$2,019	$1.28	43d	1	0.56mi
3387 Cider Mill Ct SW Marietta, GA	4.0	3.0	2180	$2,585	$1.19	17d	1	0.85mi
3017 Valley View Dr Powder Springs, GA	4.0	2.0	1748	$4,950	$2.83	43d	1	1.00mi
3125 Avondale Pt Powder Springs, GA	4.0	3.0	2676	$5,950	$2.22	43d	1	1.07mi
3002 Garland Dr SW Marietta, GA	4.0	3.0	1886	$2,235	$1.19	43d	1	1.14mi
2985 Valley View Cir Powder Springs, GA	3.0	3.0	1700	$2,140	$1.26	2d	1	1.18mi
2830 Macedonia Rd Powder Springs, GA	1.0–2.0	1.0–2.0	1154	$2,729	$2.36	1d	12	1.21mi

Listing history 15 events

1. 2026-06-18
   days on market $345,000 Active 50 DOM
2. 2026-06-17
   days on market $345,000 Active 49 DOM
3. 2026-06-16
   days on market $345,000 Active 48 DOM
4. 2026-06-15
   days on market $345,000 Active 47 DOM
5. 2026-06-13
   days on market $345,000 Active 45 DOM
6. 2026-06-13
   days on market $345,000 Active 44 DOM
7. 2026-06-09
   days on market $345,000 Active 41 DOM
8. 2026-06-08
   days on market $345,000 Active 40 DOM
9. 2026-06-07
   statusdays on market $345,000 Active 39 DOM
10. 2026-06-04
    days on market $345,000 Price Change 36 DOM
11. 2026-06-03
    days on market $345,000 Price Change 35 DOM
12. 2026-06-02
    pricestatusdays on market $345,000 Price Change 34 DOM
13. 2026-06-01
    days on market $375,000 Active 33 DOM
14. 2026-05-31
    days on market $375,000 Active 32 DOM
15. 2026-04-27
    listed $375,000 New 1073-char remark

ⓘ 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: $3,222 · $269/mo
• Projected year-2 tax: $3,222 · $269/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $28,506
• − Mortgage interest: −$19,325
• − Property taxes: −$3,222
• − Insurance: −$1,725
• − Repairs & maintenance: −$2,280
• − Management: −$2,280
• − Depreciation: −$10,036
• Taxable loss: −$10,364
• Est. tax savings @ 24.0%: +$2,487
• After-tax cash flow: $-1,651/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 — Powder Springs

• Score: 71/100
• State rank: #79
• US rank: #6846

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cobb County · 777,758 people
• City population: 71,626
• 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

-8.0% since first listed

2 events — show timeline

• 2026-06-02 Price Changed $345,000 GAMLS
• 2026-04-27 Listed $375,000 GAMLS

Property tax history

+2.8%/yr

Latest (2025): $3,222 · -0.1% YoY. Source: county tax records.