1610 Raleigh Cir SE · Marietta, GA 30067

$185,000

2 bd · 2.0 ba · 1,166 sqft · Condo public records · 66 Days on market

Built 1981 $159/sqft · 17% below area Est $223k · 17% under $425/mo HOA · 25% 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).

• ARV discount +15.0/15.0
• Cash flow +6.0/30.0
• 1% rule +4.2/10.0
• Livability +4.2/5.0
• Schools +3.8/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fully furnished 2-bedroom, 2-bath condo combining comfort, convenience, and a PRIME location! The home features a warm and inviting living area with a welcoming fireplace that opens to a bright sunroom, creating a seamless extension of the living space ideal for work, relaxation, or flexible use. The kitchen includes granite countertops and connects to the dining area and main living space for an open, functional layout ideal for daily living and entertaining. Both bedrooms are spacious with walk-in closets and the home includes two updated bathrooms, including a primary bath with a double vanity. A covered private porch adds the perfect outdoor retreat. Enjoy the community swimming pool, while the HOA takes care of exterior and roof maintenance, trash service, pest control, and upkeep of all common areas. Ideally located just minutes from The Battery Atlanta, with quick access to I-75 for an easy commute into the city or Downtown Marietta. Shopping, dining, and entertainment are all nearby.

Key facts

• Welcoming fireplace
• Granite countertops
• Bright sunroom

Tags

• WELCOMING FIREPLACE
• BRIGHT SUNROOM
• GRANITE COUNTERTOPS
• COVERED PRIVATE PORCH
• COMMUNITY SWIMMING POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $-351 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (33.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (7.6% below list).
• Recommended offer: $123k (33.5% below list) — sets the bar for cash-flow.
• Cap rate 4.0% vs local median 3.2% in Marietta — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Market conditions: Rents rising (+3.9%/yr); 238 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 66 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $51k; list at $185k implies a 263% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: moderate wind risk, 22% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,977 (33.5% 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 66 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.92% ✗
• Cap rate: 4.02%
• Cash-on-cash: -8.13%
• DSCR: 0.64
• GRM: 9.0

CMA / ARV

• ARV (median comp): $222,573
• List price: $185,000
• Delta: -16.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.91% rent growth · sell at horizon

5-year hold

• IRR: -28.9%
• Equity multiple: 0.03×
• Total profit: $-50,475
• Equity at exit: $27,584

10-year hold

• IRR: -23.6%
• Equity multiple: -0.25×
• Total profit: $-64,985
• Equity at exit: $15,995

Cash invested: $51,800 (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 30067

• Rents YoY: 3.9%
• Active inventory: 238
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,709 high
• Mortgage (P&I): −$970
• Tax from tax record: −$229 /mo · $2,751/yr
• Insurance: −$77
• HOA: −$425
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $-351

Break-even live

Break-even rent $2,154

Max offer price $122,977

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1648 Raleigh Cir SE Marietta, GA	2.0	2.0	1166	$1,700	$1.46	17d	1	0.02mi
1550 Terrell Mill Rd SE Marietta, GA	2.0	1.0–2.0	925	$1,527	$1.65	1d	48	0.12mi
2650 Bentley Rd SE Marietta, GA	2.0–3.0	1.5–2.5	1600	$1,440	$0.90	1d	18	0.13mi
1495 Bentley Ln SE Marietta, GA	2.0	2.5	1280	$1,700	$1.33	10d	1	0.14mi
1535 Terrell Mill Pl SE Unit I Marietta, GA	1.0	1.0	901	$1,550	$1.72	43d	1	0.33mi
2560 Delk Rd SE Marietta, GA	1.0–4.0	1.0–2.0	1297	$1,325	$1.02	1d	14	0.34mi
1486 Terrell Mill Rd SE Marietta, GA	1.0–2.0	1.0–2.0	1060	$2,561	$2.41	1d	29	0.37mi
2850 Delk Rd SE Marietta, GA	1.0–3.0	1.0–2.5	1380	$2,070	$1.50	1d	60	0.40mi
1404 Wynnes Ridge Cir SE Marietta, GA	2.0	2.0	1200	$1,800	$1.50	43d	1	0.41mi
806 Wynnes Ridge Cir SE Marietta, GA	2.0	2.0	1475	$1,975	$1.34	5d	1	0.43mi
504 Wynnes Ridge Cir SE Marietta, GA	2.0	1.0	1179	$1,800	$1.53	3d	1	0.48mi
615 Wynnes Ridge Cir SE Marietta, GA	2.0	1.0	1179	$1,600	$1.36	43d	1	0.49mi
2703 Delk Rd SE Marietta, GA	1.0–2.0	1.0–2.0	1077	$1,681	$1.56	1d	14	0.52mi
2909 Ironwood Rd Marietta, GA	2.0	2.0	1209	$1,450	$1.20	43d	1	0.53mi
1672 Ironwood Rd Marietta, GA	2.0	2.5	1293	$1,995	$1.54	43d	1	0.55mi
3500 Windcliff Dr SE Marietta, GA	1.0–2.0	1.0–2.0	829	$1,552	$1.87	1d	61	0.58mi
1716 Terrell Mill Rd SE Marietta, GA	1.0–3.0	1.0–2.0	1209	$1,634	$1.35	1d	11	0.60mi
2575 Delk Rd SE Marietta, GA	1.0–3.0	1.0–2.0	1255	$1,768	$1.41	3d	24	0.61mi
1818 Wood Hollow Ct SE Marietta, GA	1.0–3.0	1.0–2.0	1100	$1,946	$1.77	1d	24	0.62mi
2001 Kimberly Village Ln Marietta, GA	1.0–2.0	1.0	870	$1,350	$1.55	2d	5	0.66mi
3400 Winterset Pkwy SE Marietta, GA	1.0–3.0	1.0–2.0	1094	$1,514	$1.38	2d	18	0.67mi
901 Ivy Green Ln SE Marietta, GA	2.0	2.0	1286	$1,650	$1.28	43d	1	0.73mi
2825 Windy Hill Rd SE Marietta, GA	1.0–3.0	1.0–2.0	1075	$1,911	$1.78	1d	32	0.74mi
1960 Spectrum Cir SE Marietta, GA	1.0–3.0	1.0–3.5	1672	$3,810	$2.28	1d	9	0.75mi
1113 Powers Ferry Pl SE Marietta, GA	3.0	1.0–2.5	1109	$1,762	$1.59	1d	39	0.75mi
203 Ivy Green Ln SE Marietta, GA	2.0	2.0	1286	$1,700	$1.32	24d	1	0.80mi
2696 Greentree Dr SE Marietta, GA	2.0	1.5	1372	$2,000	$1.46	10d	1	0.81mi
1049 Powers Ferry Rd SE Marietta, GA	1.0–2.0	1.0–2.0	1200	$1,794	$1.50	3d	11	0.83mi
2646 Briarwood Dr SE Marietta, GA	3.0	2.0	1391	$1,935	$1.39	2d	1	0.85mi
2638 Briarwood Dr SE Marietta, GA	2.0	1.5	1372	$1,695	$1.24	18d	1	0.87mi
2245 Interstate North Pkwy W Atlanta, GA	1.0	1.0	764	$1,713	$2.24	43d	1	1.03mi
2245 Interstate North Pkwy W Atlanta, GA	1.0	1.0	755	$1,643	$2.18	24d	1	1.03mi
2245 Interstate North Pkwy W Atlanta, GA	2.0	2.0	1085	$2,174	$2.00	12d	1	1.03mi
2245 Northside Pkwy Atlanta, GA	1.0–2.0	1.0–2.0	839	$2,082	$2.48	3d	21	1.07mi
899 Powers Ferry Rd SE Marietta, GA	1.0–3.0	1.0–2.0	1150	$1,609	$1.40	1d	21	1.09mi
2035 Powers Ferry Trce SE Marietta, GA	2.0	2.0	1312	$2,000	$1.52	43d	1	1.10mi
1927 Powers Ferry Rd SE Atlanta, GA	1.0–2.0	1.0–2.0	1019	$3,957	$3.88	2d	28	1.10mi
2106 Palmyra Dr SE Marietta, GA	2.0	2.0	1320	$1,650	$1.25	19d	1	1.13mi
1914 Powers Ferry Trce SE Marietta, GA	2.0	2.0	1312	$1,700	$1.30	3d	1	1.14mi
2100 Cobb Pkwy SE Smyrna, GA	1.0–2.0	1.0–2.0	953	$2,829	$2.97	3d	18	1.15mi

HOA detail condo

• Monthly dues: $425 · $5,100/yr
• Likely covers: trashroofpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $185,000 Active 66 DOM
2. 2026-06-17
   days on market $185,000 Active 65 DOM
3. 2026-06-16
   days on market $185,000 Active 64 DOM
4. 2026-06-15
   days on market $185,000 Active 63 DOM
5. 2026-06-13
   days on market $185,000 Active 61 DOM
6. 2026-06-13
   days on market $185,000 Active 60 DOM
7. 2026-06-09
   days on market $185,000 Active 57 DOM
8. 2026-06-08
   days on market $185,000 Active 56 DOM
9. 2026-06-07
   days on market $185,000 Active 55 DOM
10. 2026-06-04
    days on market $185,000 Active 52 DOM
11. 2026-06-03
    days on market $185,000 Active 51 DOM
12. 2026-06-02
    days on market $185,000 Active 50 DOM
13. 2026-06-01
    days on market $185,000 Active 49 DOM
14. 2026-05-31
    days on market $185,000 Active 48 DOM
15. 2026-05-11
    price $185,000 1006-char remark

    Show marketing remark (1006 chars)

    Fully furnished 2-bedroom, 2-bath condo combining comfort, convenience, and a PRIME location! The home features a warm and inviting living area with a welcoming fireplace that opens to a bright sunroom, creating a seamless extension of the living space ideal for work, relaxation, or flexible use. The kitchen includes granite countertops and connects to the dining area and main living space for an open, functional layout ideal for daily living and entertaining. Both bedrooms are spacious with walk-in closets and the home includes two updated bathrooms, including a primary bath with a double vanity. A covered private porch adds the perfect outdoor retreat. Enjoy the community swimming pool, while the HOA takes care of exterior and roof maintenance, trash service, pest control, and upkeep of all common areas. Ideally located just minutes from The Battery Atlanta, with quick access to I-75 for an easy commute into the city or Downtown Marietta. Shopping, dining, and entertainment are all nearby.

16. 2026-05-11
    price $185,000 1006-char remark

    Show marketing remark (1006 chars)

    Fully furnished 2-bedroom, 2-bath condo combining comfort, convenience, and a PRIME location! The home features a warm and inviting living area with a welcoming fireplace that opens to a bright sunroom, creating a seamless extension of the living space ideal for work, relaxation, or flexible use. The kitchen includes granite countertops and connects to the dining area and main living space for an open, functional layout ideal for daily living and entertaining. Both bedrooms are spacious with walk-in closets and the home includes two updated bathrooms, including a primary bath with a double vanity. A covered private porch adds the perfect outdoor retreat. Enjoy the community swimming pool, while the HOA takes care of exterior and roof maintenance, trash service, pest control, and upkeep of all common areas. Ideally located just minutes from The Battery Atlanta, with quick access to I-75 for an easy commute into the city or Downtown Marietta. Shopping, dining, and entertainment are all nearby.

17. 2026-04-13
    listed $195,000 New 1006-char remark

    Show marketing remark (1006 chars)

    Fully furnished 2-bedroom, 2-bath condo combining comfort, convenience, and a PRIME location! The home features a warm and inviting living area with a welcoming fireplace that opens to a bright sunroom, creating a seamless extension of the living space ideal for work, relaxation, or flexible use. The kitchen includes granite countertops and connects to the dining area and main living space for an open, functional layout ideal for daily living and entertaining. Both bedrooms are spacious with walk-in closets and the home includes two updated bathrooms, including a primary bath with a double vanity. A covered private porch adds the perfect outdoor retreat. Enjoy the community swimming pool, while the HOA takes care of exterior and roof maintenance, trash service, pest control, and upkeep of all common areas. Ideally located just minutes from The Battery Atlanta, with quick access to I-75 for an easy commute into the city or Downtown Marietta. Shopping, dining, and entertainment are all nearby.

18. 2026-04-13
    listed $195,000 Active 1006-char remark

    Show marketing remark (1006 chars)

    Fully furnished 2-bedroom, 2-bath condo combining comfort, convenience, and a PRIME location! The home features a warm and inviting living area with a welcoming fireplace that opens to a bright sunroom, creating a seamless extension of the living space ideal for work, relaxation, or flexible use. The kitchen includes granite countertops and connects to the dining area and main living space for an open, functional layout ideal for daily living and entertaining. Both bedrooms are spacious with walk-in closets and the home includes two updated bathrooms, including a primary bath with a double vanity. A covered private porch adds the perfect outdoor retreat. Enjoy the community swimming pool, while the HOA takes care of exterior and roof maintenance, trash service, pest control, and upkeep of all common areas. Ideally located just minutes from The Battery Atlanta, with quick access to I-75 for an easy commute into the city or Downtown Marietta. Shopping, dining, and entertainment are all nearby.

19. 1994-04-27
    soldstatus $50,900
20. 1981-09-01
    soldstatus $57,800

ⓘ 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: $2,751 · $229/mo
• Projected year-2 tax: $2,751 · $229/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 · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% 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: $20,512
• − Mortgage interest: −$10,363
• − Property taxes: −$2,751
• − Insurance: −$925
• − Repairs & maintenance: −$1,641
• − Management: −$1,641
• − HOA: −$5,100
• − Depreciation: −$5,382
• Taxable loss: −$7,290
• Est. tax savings @ 24.0%: +$1,750
• After-tax cash flow: $-2,464/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): 47,271
• Household income: $83,568
• Rent vs Own: 56.5% rent · 43.5% own
• Severe rent burden: 2845.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 42% Black 26% Hispanic / Latino 14% Two or more races 12% Asian 8%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Estonian 7% Slovak 2% Romanian 2%
• Foreign-born: 25% · Canada, Jamaica, South Korea
• Languages at home: 69% English-only · Other Indo-European 11% Spanish 11% Other Asian/Pacific 2%

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: ▼ -310.80%
• Current HPI: 251.5104
• Rent YoY: ▲ 3.91%
• 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

+220.1% since first listed

6 events — show timeline

• 2026-05-11 Price Changed $185,000 FMLS
• 2026-05-11 Price Changed $185,000 GAMLS
• 2026-04-13 Listed $195,000 FMLS
• 2026-04-13 Listed $195,000 GAMLS
• 1994-04-27 Sold (Public Records) $50,900 Public Records
• 1981-09-01 Sold (Public Records) $57,800 Public Records

Property tax history

+5.5%/yr

Latest (2025): $2,751 · -0.1% YoY. Source: county tax records.