1898 Live Oak Dr · Kennesaw, GA 30152

$240,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 9 Days on market

Built 1970 7,666 sqft lot $227/sqft · 18% below area Est $299k · 20% 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).

• Cash flow +16.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +4.2/10.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home, this one will go quick. This 3 bedroom, 1 bath home is move in ready. Luxury vinyl flooring throughout. Brick front with lap siding. A fantastic opportunity for first-time buyers, investors, or anyone looking for a well-maintained home in a great Kennesaw location! Close to shopping, schools and public transportation. Quick access to I-75 and Hwy 41. Large level backyard with room to entertain.

Key facts

• 7,666 sq ft lot
• 2 parking spots
• Built 1970

Property features AI

Finance

• Other: Directions: Use GPS; County: Cobb, GA
• HOA & community: Near public transport; Near schools; Near shopping

Exterior

• Parking: Two total parking spaces; One carport space; Carport
• Utilities: Public water; Public sewer; 110V electrical with 220V in laundry; Cable available; Electricity available; Water available; Sewer available
• Home design: One-story home
• Construction: Brick construction; Composition roof; Block and brick/mortar foundation; Resale condition
• Exterior features: Private yard; Rain gutters; Asphalt road frontage on a city street; Street lights nearby

Interior

• Kitchen: White cabinets; Laminate counters; Kitchen open to family room; Dishwasher; Electric range
• Bedrooms: Three main-level bedrooms
• Flooring: Luxury vinyl flooring
• Bathrooms: One full bathroom (main level); Master bathroom with other features
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Aluminum-framed, double-pane windows; No common walls; Other interior features
• Laundry & utility: Washer and dryer included; Laundry located in kitchen; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/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 $220k (8.2% below list).
• Recommended offer: $220k (8.2% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 18y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $220,256 (8.2% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.92% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.60%
• DSCR: 1.12
• GRM: 9.1

CMA / ARV

• ARV (median comp): $298,870
• List price: $240,000
• Delta: -19.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1898 Live Oak Dr	0.00mi	3/1.0	1,072 (+2%)	1mo	$245,000	$229	96
1896 Live Oak Dr NW	0.02mi	3/1.5	1,056 (0%)	10mo	$230,000	$218	89
2407 Woodland Dr	0.18mi	3/1.0	972 (-8%)	1mo	$270,000	$278	78
2345 Melody Ln NW	0.31mi	3/1.5	1,025 (-3%)	4mo	$275,000	$268	75
2381 Woodland Dr NW	0.17mi	3/1.0	936 (-11%)	0mo	$200,000	$214	73
2371 Woodland Dr NW	0.17mi	3/1.0	936 (-11%)	1mo	$295,000	$315	72
2444 Woodland Dr NW	0.23mi	3/2.0	1,125 (+6%)	5mo	$355,000	$316	71
2489 Woodland Dr NW	0.25mi	4/2.0 (+1)	1,075 (+2%)	8mo	$310,000	$288	69
2569 Dobbs Dr NW	0.44mi	3/2.0	1,100 (+4%)	8mo	$256,500	$233	62
6070 Pine Mountain Ct NW	0.62mi	3/1.5	1,056 (0%)	10mo	$280,000	$265	61
2751 Highland Rdg NW	0.69mi	2/2.0 (-1)	1,027 (-3%)	0mo	$280,000	$273	54
2734 Highland Rdg	0.72mi	2/2.0 (-1)	1,104 (+4%)	5mo	$285,000	$258	46

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: -13.5%
• Equity multiple: 0.52×
• Total profit: $-32,198
• Equity at exit: $35,785

10-year hold

• IRR: -6.4%
• Equity multiple: 0.61×
• Total profit: $-26,409
• Equity at exit: $20,751

Cash invested: $67,200 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,203 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$236 /mo · $2,832/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $145

Break-even live

Break-even rent $2,018

Max offer price $240,000

Occupancy floor 88%

Sensitivity live

Price	-10% $281	-5% $213	+0% $145	+5% $77	+10% $10
Rent	-10% $-29	-5% $58	+0% $145	+5% $232	+10% $319
Rate	-1.0pp $266	-0.5pp $206	base $145	+0.5pp $83	+1.0pp $20

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2406 Pine Dr NW Kennesaw, GA	3.0	2.0	1056	$2,000	$1.89	25d	1	0.22mi
2480 Woodland Dr NW Kennesaw, GA	3.0	2.0	988	$1,500	$1.52	23d	1	0.26mi
6080 Stone Wood Dr NW Kennesaw, GA	3.0	2.0	1419	$2,150	$1.52	3d	1	0.31mi
2649 Laurel Ln NW Kennesaw, GA	2.0	2.0	1000	$1,935	$1.94	44d	1	0.73mi
2250 Ellison Lakes Dr NW Kennesaw, GA	1.0–2.0	1.0–2.0	949	$1,551	$1.63	0d	7	0.79mi
2802 Pine Valley Way NW Kennesaw, GA	2.0	2.0	1003	$1,950	$1.94	21d	1	0.82mi
2825 S Main St NW Kennesaw, GA	1.0–2.0	1.0–2.0	941	$3,186	$3.39	0d	13	0.88mi
2891 Lewis St NW Kennesaw, GA	1.0–3.0	1.0–3.0	1254	$2,656	$2.12	3d	12	1.01mi
2652 S Main St NW Kennesaw, GA	1.0–3.0	1.0–2.0	1039	$2,922	$2.81	0d	11	1.02mi
2880 Cobb Pkwy NW Kennesaw, GA	2.0–3.0	1.0–2.0	992	$1,599	$1.61	13d	1	1.04mi
2651 Saint Charles Ln NW Kennesaw, GA	2.0	2.0	1164	$1,990	$1.71	44d	1	1.08mi
2100 Ellison Lakes Dr NW Kennesaw, GA	2.0–3.0	2.0	1292	$1,641	$1.27	0d	8	1.11mi
1650 N Roberts Rd NW Kennesaw, GA	1.0–3.0	1.0–2.0	1158	$2,529	$2.18	2d	29	1.25mi
1925 Old 41 Hwy NW Kennesaw, GA	1.0–3.0	1.0–2.5	1279	$2,926	$2.29	0d	39	1.30mi
1706 Stanwood Dr NW Kennesaw, GA	3.0	2.5	1386	$2,000	$1.44	44d	1	1.44mi
1545 N Whitemarsh RD Kennesaw, GA	1.0–3.0	1.0–3.5	1370	$3,771	$2.75	0d	51	1.47mi
1743 Taynton Cir NW Kennesaw, GA	3.0	2.0	1483	$2,046	$1.38	25d	1	1.50mi

Listing history 20 events

1. 2026-05-15
   soldstatus $245,000 Sold 411-char remark

   Show marketing remark (411 chars)

   Welcome home, this one will go quick. This 3 bedroom, 1 bath home is move in ready. Luxury vinyl flooring throughout. Brick front with lap siding. A fantastic opportunity for first-time buyers, investors, or anyone looking for a well-maintained home in a great Kennesaw location! Close to shopping, schools and public transportation. Quick access to I-75 and Hwy 41. Large level backyard with room to entertain.

2. 2026-05-14
   status Under Contract 411-char remark

   Show marketing remark (411 chars)

   Welcome home, this one will go quick. This 3 bedroom, 1 bath home is move in ready. Luxury vinyl flooring throughout. Brick front with lap siding. A fantastic opportunity for first-time buyers, investors, or anyone looking for a well-maintained home in a great Kennesaw location! Close to shopping, schools and public transportation. Quick access to I-75 and Hwy 41. Large level backyard with room to entertain.

3. 2026-05-09
   status Pending 411-char remark
4. 2026-04-30
   listed $240,000 New 411-char remark

   Show marketing remark (411 chars)

   Welcome home, this one will go quick. This 3 bedroom, 1 bath home is move in ready. Luxury vinyl flooring throughout. Brick front with lap siding. A fantastic opportunity for first-time buyers, investors, or anyone looking for a well-maintained home in a great Kennesaw location! Close to shopping, schools and public transportation. Quick access to I-75 and Hwy 41. Large level backyard with room to entertain.

5. 2026-04-30
   listed $240,000 Active 411-char remark

   Show marketing remark (411 chars)

   Welcome home, this one will go quick. This 3 bedroom, 1 bath home is move in ready. Luxury vinyl flooring throughout. Brick front with lap siding. A fantastic opportunity for first-time buyers, investors, or anyone looking for a well-maintained home in a great Kennesaw location! Close to shopping, schools and public transportation. Quick access to I-75 and Hwy 41. Large level backyard with room to entertain.

6. 2015-12-22
   price $105,000

   Show marketing remark (335 chars)

   Fantastic opportunity for landlord or first-time homebuyer! Large level yard is fenced in the back. One level ranch is a breeze to maintain. Freshly painted inside and out. New carpet and flooring. Newer roof and windows. Electrical panel and HVAC updated to code. New fixtures. Feel right at home the moment you step foot in the door!

7. 2015-12-02
   price $105,000
8. 2015-11-30
   soldstatus $105,000 Sold

   Show marketing remark (335 chars)

   Fantastic opportunity for landlord or first-time homebuyer! Large level yard is fenced in the back. One level ranch is a breeze to maintain. Freshly painted inside and out. New carpet and flooring. Newer roof and windows. Electrical panel and HVAC updated to code. New fixtures. Feel right at home the moment you step foot in the door!

9. 2015-11-30
   soldstatus $105,000 Sold

   Show marketing remark (335 chars)

   Fantastic opportunity for landlord or first-time homebuyer! Large level yard is fenced in the back. One level ranch is a breeze to maintain. Freshly painted inside and out. New carpet and flooring. Newer roof and windows. Electrical panel and HVAC updated to code. New fixtures. Feel right at home the moment you step foot in the door!

10. 2015-11-30
    price $110,000

    Show marketing remark (335 chars)

    Fantastic opportunity for landlord or first-time homebuyer! Large level yard is fenced in the back. One level ranch is a breeze to maintain. Freshly painted inside and out. New carpet and flooring. Newer roof and windows. Electrical panel and HVAC updated to code. New fixtures. Feel right at home the moment you step foot in the door!

11. 2015-10-30
    status Under Contract

    Show marketing remark (335 chars)

    Fantastic opportunity for landlord or first-time homebuyer! Large level yard is fenced in the back. One level ranch is a breeze to maintain. Freshly painted inside and out. New carpet and flooring. Newer roof and windows. Electrical panel and HVAC updated to code. New fixtures. Feel right at home the moment you step foot in the door!

12. 2015-10-30
    historical Contingent - Due Diligence

    Show marketing remark (335 chars)

    Fantastic opportunity for landlord or first-time homebuyer! Large level yard is fenced in the back. One level ranch is a breeze to maintain. Freshly painted inside and out. New carpet and flooring. Newer roof and windows. Electrical panel and HVAC updated to code. New fixtures. Feel right at home the moment you step foot in the door!

13. 2015-10-29
    price $110,000

    Show marketing remark (335 chars)

    Fantastic opportunity for landlord or first-time homebuyer! Large level yard is fenced in the back. One level ranch is a breeze to maintain. Freshly painted inside and out. New carpet and flooring. Newer roof and windows. Electrical panel and HVAC updated to code. New fixtures. Feel right at home the moment you step foot in the door!

14. 2015-10-27
    listed $110,000 Active

    Show marketing remark (335 chars)

    Fantastic opportunity for landlord or first-time homebuyer! Large level yard is fenced in the back. One level ranch is a breeze to maintain. Freshly painted inside and out. New carpet and flooring. Newer roof and windows. Electrical panel and HVAC updated to code. New fixtures. Feel right at home the moment you step foot in the door!

15. 2015-10-27
    listed $110,000 New

    Show marketing remark (335 chars)

    Fantastic opportunity for landlord or first-time homebuyer! Large level yard is fenced in the back. One level ranch is a breeze to maintain. Freshly painted inside and out. New carpet and flooring. Newer roof and windows. Electrical panel and HVAC updated to code. New fixtures. Feel right at home the moment you step foot in the door!

16. 2015-09-21
    soldstatus $73,000
17. 2008-10-16
    soldstatus $55,000
18. 2008-09-01
    listed $69,900
19. 1986-10-13
    soldstatus $45,350
20. 1981-03-02
    soldstatus $32,300

ⓘ 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: $2,832 · $236/mo
• Projected year-2 tax: $2,832 · $236/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 ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $26,431
• − Mortgage interest: −$13,444
• − Property taxes: −$2,832
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,114
• − Management: −$2,114
• − Depreciation: −$6,982
• Taxable loss: −$2,256
• Est. tax savings @ 24.0%: +$541
• After-tax cash flow: $2,286/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

+658.5% since first listed

22 events — show timeline

• 2026-06-02 Sold (Public Records) $245,000 Public Records
• 2026-05-15 Sold (MLS) $245,000 GAMLS
• 2026-05-15 Sold (MLS) $245,000 FMLS
• 2026-05-14 Pending — GAMLS
• 2026-05-09 Pending — FMLS
• 2026-04-30 Listed $240,000 GAMLS
• 2026-04-30 Listed $240,000 FMLS
• 2015-12-22 Price Changed $105,000 GAMLS
• 2015-12-02 Price Changed $105,000 FMLS
• 2015-11-30 Sold (MLS) $105,000 GAMLS
• 2015-11-30 Price Changed $110,000 FMLS
• 2015-11-30 Sold (MLS) $105,000 FMLS
• 2015-10-30 Pending — GAMLS
• 2015-10-30 Contingent — FMLS
• 2015-10-29 Price Changed $110,000 GAMLS
• 2015-10-27 Listed $110,000 FMLS
• 2015-10-27 Listed $110,000 GAMLS
• 2015-09-21 Sold (Public Records) $73,000 Public Records
• 2008-10-16 Sold (MLS) $55,000 FMLS
• 2008-09-01 Listed $69,900 FMLS
• 1986-10-13 Sold (Public Records) $45,350 Public Records
• 1981-03-02 Sold (Public Records) $32,300 Public Records

Property tax history

+5.5%/yr

Latest (2025): $2,832 · -14.2% YoY. Source: county tax records.