3317 Thornbridge Dr · Powder Springs, GA 30127

$224,900

3 bd · 2.5 ba · 1,604 sqft · Townhouse public records · 22 Days on market

Built 2006 3,354 sqft lot Est $284k · 21% under $127/mo HOA · 5% of rent

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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).

• Cash flow +22.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.3/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity in desirable Powder Springs location! Spacious townhome with attached garage and strong value-add potential. Property appears to need primarily cosmetic updates, making this an ideal opportunity for investors, landlords, or owner-occupants looking to build equity. Functional floorplan with generous living spaces and solid rental potential. Suitable for long-term hold, BRRRR strategy, light renovation resale, or primary residence renovation project. Convenient access to shopping, dining, schools, parks, and major commuter routes. Sold as-is. Cash, conventional, hard money, or renovation financing considered. No blind offers.

Key facts

• Attached garage
• Value-add potential
• Functional floorplan

Tags

• ATTACHED GARAGE
• VALUE-ADD POTENTIAL
• COSMETIC UPDATES
• FUNCTIONAL FLOORPLAN
• GENEROUS LIVING SPACES
• SOLID RENTAL POTENTIAL

Property features AI

Finance

• Other: Directions provided to property from I-20 West (local access to Silver Comet Trail, shopping, dining, Hwy 278)
• HOA & community: Association fee $380 quarterly; Community pool

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Utilities: Public water; Public sewer; 110-volt electric; Cable available; Electricity available; Phone available; Water available
• Home design: Two levels; Resale property; Fee simple ownership
• Construction: Shingle roof; Slab foundation; Other construction materials; Built as part of Carrington Townhomes (lot recorded in Cobb County plats)
• Exterior features: Front porch; Patio; Asphalt road frontage on a city street; Pool in the community

Interior

• Kitchen: Breakfast bar; Pantry; Open view to family room; Dishwasher; Garbage disposal; Refrigerator
• Bedrooms: Three upper-level bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms; One half bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One fireplace; 2+ shared/common walls; Other interior features
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $225k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $222k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: Powder Springs Elementary School (math 19% / reading 30%, grade F, #753 of 1,228 statewide, top 64%, 823 students, 69% FRL); Cooper Middle School (math 28% / reading 38%, grade F, #213 of 470 statewide, top 47%, 982 students, 71% FRL); Mceachern High School (math 19% / reading 24%, grade F, #218 of 424 statewide, top 53%, 2,327 students, 63% FRL) — zoned schools average 68% FRL vs 39% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 42% district-wide (-16 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 flat; 650 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $7k 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 22 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $97k; list at $225k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,526 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.03% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.31%
• DSCR: 1.33
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $283,908
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3335 Thornbridge Dr	0.03mi	3/2.5	1,604 (0%)	10mo	$282,000	$176	90
3364 Thornbridge Dr #0	0.08mi	3/2.5	1,596 (-0%)	10mo	$265,000	$166	87
3366 Thornbridge Dr	0.09mi	3/3.0	1,596 (-0%)	8mo	$281,900	$177	86
3349 Thornbridge Dr	0.06mi	3/2.5	1,604 (0%)	15mo	$295,000	$184	85
3388 Thornbridge Dr	0.15mi	3/2.5	1,548 (-4%)	3mo	$267,000	$172	84
3374 Thornbridge Dr	0.12mi	3/2.5	1,612 (+0%)	12mo	$295,000	$183	84
3379 Thornbridge Dr	0.13mi	3/2.5	1,612 (+0%)	12mo	$255,000	$158	83
3385 Thornbridge Dr	0.14mi	3/2.5	1,676 (+4%)	4mo	$265,000	$158	82
3329 Thornbridge Dr	0.03mi	2/2.5 (-1)	1,560 (-3%)	9mo	$252,500	$162	81
4663 Larkfield Way #16	0.57mi	3/2.5	1,805 (+12%)	4mo	$355,929	$197	49
4511 Twinberry Dr #59	0.57mi	3/2.5	1,805 (+12%)	6mo	$385,000	$213	48
3848 Pressley Ln #26	0.60mi	3/2.5	1,814 (+13%)	15mo	$324,900	$179	38

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 · 0.74% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.73×
• Total profit: $-17,210
• Equity at exit: $33,533

10-year hold

• IRR: -1.0%
• Equity multiple: 0.94×
• Total profit: $-3,897
• Equity at exit: $19,445

Cash invested: $62,972 (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 30127

• Rents YoY: 0.7%
• Active inventory: 650
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,321 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$50 /mo · $602/yr
• Insurance: −$94
• HOA: −$127
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $383

Break-even live

Break-even rent $1,836

Max offer price $224,900

Occupancy floor 78%

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4860 Country Cove Way Powder Springs, GA	3.0	2.0	1370	$1,999	$1.46	2d	1	0.49mi
5259 Springtide Ln Powder Springs, GA	3.0	3.0	1700	$1,895	$1.11	22d	1	0.90mi
3111 Nectar Dr Powder Springs, GA	3.0	2.0	1585	$2,500	$1.58	43d	1	0.95mi
1199 Paddocks Way Powder Springs, GA	3.0	2.5	1505	$1,661	$1.10	5d	1	1.00mi
1422 Gentry Ct Powder Springs, GA	3.0	2.0	1624	$2,299	$1.42	43d	1	1.11mi
1440 Paddocks Ct Powder Springs, GA	4.0	3.0	1920	$2,400	$1.25	24d	1	1.19mi
5068 Woodland Hls Powder Springs, GA	4.0	2.5	1809	$2,495	$1.38	24d	1	1.25mi
5026 Woodland Hls Powder Springs, GA	3.0–4.0	2.5	1931	$2,495	$1.29	1d	3	1.34mi
4490 Marietta St Powder Springs, GA	1.0–2.0	1.0–2.0	874	$2,179	$2.49	1d	29	1.45mi

HOA detail

• Monthly dues: $127 · $1,524/yr

Listing history 20 events

1. 2026-06-07
   days on market $224,900 Active 22 DOM
2. 2026-06-04
   days on market $224,900 Active 19 DOM
3. 2026-06-03
   days on market $224,900 Active 18 DOM
4. 2026-06-02
   days on market $224,900 Active 17 DOM
5. 2026-06-01
   days on market $224,900 Active 16 DOM
6. 2026-05-31
   days on market $224,900 Active 15 DOM
7. 2026-05-15
   listed $224,900 Active
8. 2026-05-15
   historical
9. 2026-05-14
   historical
10. 2026-05-13
    listed $215,000 New
11. 2026-05-13
    listed $215,000 Active
12. 2015-04-21
    price $91,200
13. 2015-04-06
    historical
14. 2015-03-30
    soldstatus $97,000 Sold
15. 2015-02-17
    status Under Contract
16. 2015-02-17
    price $97,000
17. 2015-02-10
    price $91,200
18. 2014-12-30
    price $96,000
19. 2014-11-14
    listed $101,000 New
20. 2005-09-09
    soldstatus $185,800

ⓘ 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: $602 · $50/mo
• Projected year-2 tax: $2,069 · $172/mo
• Expected delta: +$1,467/yr (+$122/mo · 243.6%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $27,855
• − Mortgage interest: −$12,598
• − Property taxes: −$602
• − Insurance: −$1,124
• − Repairs & maintenance: −$2,228
• − Management: −$2,228
• − HOA: −$1,524
• − Depreciation: −$6,543
• Taxable income: $1,007
• Est. tax owed @ 24.0%: −$242
• After-tax cash flow: $4,360/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

• Census place: Powder Springs, GA
• County: Cobb County · 777,758 people
• City population: 71,626
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 71,626
• Household income: $110,904
• Rent vs Own: 14.6% rent · 85.4% own
• Severe rent burden: 912.0

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 0.65)
• Race & ethnicity: Black 45% White 37% Hispanic / Latino 11% Two or more races 7% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Hispanic 2% Italian 1% Lithuanian 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 8% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -161.28%
• Current HPI: 222.6123
• Rent YoY: ▲ 0.74%
• 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

+21.0% since first listed

14 events — show timeline

• 2026-05-15 Listing Removed — GAMLS
• 2026-05-15 Listed $224,900 FMLS
• 2026-05-14 Listing Removed — FMLS
• 2026-05-13 Listed $215,000 FMLS
• 2026-05-13 Listed $215,000 GAMLS
• 2015-04-21 Price Changed $91,200 GAMLS
• 2015-04-06 Listing Removed — GAMLS
• 2015-03-30 Sold (MLS) $97,000 GAMLS
• 2015-02-17 Pending — GAMLS
• 2015-02-17 Price Changed $97,000 GAMLS
• 2015-02-10 Price Changed $91,200 GAMLS
• 2014-12-30 Price Changed $96,000 GAMLS
• 2014-11-14 Listed $101,000 GAMLS
• 2005-09-09 Sold (Public Records) $185,800 Public Records

Property tax history

-4.2%/yr

Latest (2025): $602 · -0.4% YoY. Source: county tax records.