2968 Courtland Oaks Trl SW · Smyrna, GA 30060

$388,000

4 bd · 2.5 ba · 3,183 sqft · SingleFamily public records · 8 Days on market

Built 2003 9,975 sqft lot Est $423k · 8% under $21/mo HOA · 1% of rent

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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).

• Cash flow +13.1/30.0
• ARV discount +11.3/15.0
• DSCR +3.9/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious 4-bedroom, 2.5-bath home located in the desirable Courtland Oaks community in Marietta! Offering approximately 3,183 square feet, this home features an open layout, attached garage, and a large unfinished basement with endless potential for future expansion, storage, or customization. Conveniently located near Smyrna, Truist Park, The Battery, shopping, dining, and major highways. This property presents a great opportunity for investors, flippers, rental portfolios, or buyers looking to add their personal touch and build equity.

Key facts

• Near dining
• Near shopping
• Near major highways

Tags

• OPEN LAYOUT
• LARGE UNFINISHED BASEMENT
• COURTLAND OAKS COMMUNITY
• NEAR SHOPPING
• NEAR DINING
• NEAR MAJOR HIGHWAYS

Property features AI

Finance

• Other: Paved road access; County: Cobb - GA; Directions: Best to use GPS
• HOA & community: Homeowners association; Annual association fee of $250

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer; Electricity available (110V and 220V)
• Home design: Three or more levels; Brick front with fiber cement (HardiPlank type) siding; Shingle roof; Brick/mortar foundation; Resale property
• Construction: Brick front construction; Fiber cement (HardiPlank type) siding; Shingle roof; Brick/mortar foundation
• Exterior features: Deck; Other exterior features

Interior

• Kitchen: Eat-in kitchen with view to family room; Cabinetry included; Dishwasher; Refrigerator; Other kitchen features
• Bedrooms: Four upper-level bedrooms; Oversized master bedroom; Additional bedroom features
• Flooring: Carpet; Vinyl
• Bathrooms: Three full bathrooms; One half bathroom (main level)
• Heating & cooling: Central heating; Central air; Attic fan
• Interior features: Entrance foyer; Walk-in closets; Decorative fireplace; Double-pane windows; No common walls; Unfinished basement; Other interior features
• Laundry & utility: Laundry located in kitchen on main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $388k.

Deal economics

• At list price, monthly cash flow is $-15 ($-174/yr) — negative.
• To cash-flow at today's rent, offer at most $385k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $291k (24.9% below list).
• Recommended offer: $291k (24.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.5% in Smyrna — 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 76/100 on livability (#27 in GA, #3,621 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, commute A-; Watch: cost of living C-, amenities 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: Birney Elementary School (math 15% / reading 17%, grade F, #971 of 1,228 statewide, top 79%, 688 students, 83% FRL); Floyd Middle School (math 17% / reading 24%, grade F, #345 of 470 statewide, top 74%, 845 students, 80% FRL); Osborne High School (math 9% / reading 12%, grade F, #348 of 424 statewide, top 83%, 2,772 students, 75% FRL) — zoned schools average 79% FRL vs 39% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 42% district-wide (-26 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 (+1.5%/yr); 192 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,625 units permitted in Cobb County in 2024 (389 in 5+ unit buildings).
• At $2,913/mo this rent would consume 52% of the median local household income ($68k/yr) (locally 1368% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $291,316 (24.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.75% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.16%
• DSCR: 0.99
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $423,339
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2921 Carriage Court Ct W	0.38mi	4/2.5	3,171 (-0%)	22mo	$380,000	$120	63
3065 Moser Way	0.38mi	4/2.5	3,488 (+10%)	6mo	$465,000	$133	61
3090 Moser Way	0.39mi	4/2.5	2,745 (-14%)	3mo	$405,000	$148	56
3053 Moser Way	0.35mi	5/2.5 (+1)	3,356 (+5%)	19mo	$484,900	$144	54
117 Radford Cir SW	0.57mi	3/2.5 (-1)	3,005 (-6%)	7mo	$385,000	$128	54
68 Winward Way SE	0.44mi	5/3.5 (+1)	3,509 (+10%)	4mo	$490,000	$140	50
2584 Favor Rd SW	0.70mi	3/2.0 (-1)	2,994 (-6%)	11mo	$318,000	$106	41

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 · 1.54% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.37×
• Total profit: $-68,196
• Equity at exit: $57,852

10-year hold

• IRR: -13.0%
• Equity multiple: 0.28×
• Total profit: $-78,115
• Equity at exit: $33,547

Cash invested: $108,640 (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 30060

• Rents YoY: 1.5%
• Active inventory: 192
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,913 high
• Mortgage (P&I): −$2,035
• Tax from tax record: −$99 /mo · $1,182/yr
• Insurance: −$162
• HOA: −$21
• Vacancy / Maint / Mgmt: −$612
• Net cashflow: $-15

Break-even live

Break-even rent $2,932

Max offer price $385,437

Occupancy floor 96%

Sensitivity live

Price	-10% $205	-5% $95	+0% $-15	+5% $-124	+10% $-234
Rent	-10% $-245	-5% $-130	+0% $-15	+5% $101	+10% $216
Rate	-1.0pp $181	-0.5pp $84	base $-15	+0.5pp $-115	+1.0pp $-217

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: $97,000
• Closing costs: $11,640
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2718 Trellis Oaks Dr SW Marietta, GA	4.0	3.0	2800	$2,600	$0.93	22d	1	0.46mi
2737 Trellis Oaks Dr SW Marietta, GA	5.0	3.0	2260	$2,879	$1.27	44d	1	0.46mi
3059 Vineyard Way SE Smyrna, GA	3.0	3.0	2162	$2,450	$1.13	44d	1	0.77mi
120 Timber Creek Ter SE Smyrna, GA	4.0	3.0	2364	$3,500	$1.48	44d	1	0.85mi
2887 Montview Dr SW Marietta, GA	4.0	2.5	2607	$3,050	$1.17	20d	1	0.89mi
2887 Montview Dr SW Marietta, GA	4.0	2.5	2607	$3,200	$1.23	44d	1	0.89mi
3390 Creek Valley Dr SE Smyrna, GA	4.0	2.0	2150	$5,500	$2.56	44d	1	1.19mi
3381 Hunters Point Rd SE Smyrna, GA	3.0	2.5	2445	$3,200	$1.31	19d	1	1.22mi
82 Vanessa Dr SE Smyrna, GA	4.0	3.0	2634	$5,500	$2.09	44d	1	1.34mi
327 Benson Manor Cir SE Smyrna, GA	4.0	3.5	2282	$3,100	$1.36	5d	1	1.35mi
3662 Rock Springs Dr SW Smyrna, GA	5.0	3.0	3406	$2,600	$0.76	44d	1	1.38mi
1020 Crest Ridge Pl SW Marietta, GA	4.0	3.0	2315	$2,590	$1.12	21d	1	1.44mi
112 Davina Dr Smyrna, GA	4.0	3.5	2717	$3,100	$1.14	19d	1	1.45mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 8 events

1. 2026-06-07
   status $388,000 Pending 8 DOM
2. 2026-06-04
   days on market $388,000 Active 8 DOM
3. 2026-06-03
   days on market $388,000 Active 7 DOM
4. 2026-06-02
   days on market $388,000 Active 6 DOM
5. 2026-06-01
   days on market $388,000 Active 5 DOM
6. 2026-05-31
   days on market $388,000 Active 4 DOM
7. 2026-05-27
   listed $388,000 Active

   Show marketing remark (559 chars)

   Welcome to this spacious 4-bedroom, 2.5-bath home located in the desirable Courtland Oaks community in Marietta! Offering approximately 3,183 square feet, this home features an open layout, attached garage, and a large unfinished basement with endless potential for future expansion, storage, or customization. Conveniently located near Smyrna, Truist Park, The Battery, shopping, dining, and major highways. This property presents a great opportunity for investors, flippers, rental portfolios, or buyers looking to add their personal touch and build equity.

8. 2026-05-27
   listed $388,000 New 559-char remark

   Show marketing remark (559 chars)

   Welcome to this spacious 4-bedroom, 2.5-bath home located in the desirable Courtland Oaks community in Marietta! Offering approximately 3,183 square feet, this home features an open layout, attached garage, and a large unfinished basement with endless potential for future expansion, storage, or customization. Conveniently located near Smyrna, Truist Park, The Battery, shopping, dining, and major highways. This property presents a great opportunity for investors, flippers, rental portfolios, or buyers looking to add their personal touch and build equity.

ⓘ 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: $1,182 · $99/mo
• Projected year-2 tax: $3,570 · $297/mo
• Expected delta: +$2,387/yr (+$199/mo · 201.9%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $34,958
• − Mortgage interest: −$21,734
• − Property taxes: −$1,182
• − Insurance: −$1,940
• − Repairs & maintenance: −$2,797
• − Management: −$2,797
• − HOA: −$252
• − Depreciation: −$11,287
• Taxable loss: −$7,031
• Est. tax savings @ 24.0%: +$1,687
• After-tax cash flow: $1,513/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 — Smyrna

• Score: 76/100
• State rank: #27
• US rank: #3621

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cobb County · 777,758 people
• City population: 80,612
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 38,499
• Household income: $67,510
• Rent vs Own: 51.4% rent · 48.6% own
• Severe rent burden: 1368.0

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 0.70)
• Race & ethnicity: Hispanic / Latino 39% Black 28% White 26% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 24% Puerto Rican 1%
• Common ancestry: Slovak 1% Italian 1% Hispanic 1%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 58% English-only · Spanish 37% Vietnamese 1% 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: ▼ -440.27%
• Current HPI: 270.2922
• Rent YoY: ▲ 1.54%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-27 Listed $388,000 GAMLS
• 2026-05-27 Listed $388,000 FMLS

Property tax history

-4.2%/yr

Latest (2025): $1,182 · -0.3% YoY. Source: county tax records.