3341 Vandiver Dr · Marietta, GA 30066

$309,900

3 bd · 2.0 ba · 2,320 sqft · SingleFamily public records · 1 Days on market

Built 1972 10,502 sqft lot Est $390k · 20% under ↓ 3% since listing

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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 +22.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +4.4/10.0
• Livability +4.2/5.0
• Schools +3.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you're looking for a home filled with true 1970s nostalgia, you've found it! This four-sided brick ranch on a finished basement offers an incredible amount of space and character that you simply don't find anymore. From the moment you step inside, you'll be amazed by the generous layout featuring an oversized family room, a separate den, and a huge screened-in back porch-perfect for relaxing or entertaining year-round. This home proudly showcases its original charm with vintage tiled bathrooms and kitchen, delivering an authentic 70's vibe that's both nostalgic and full of potential. All appliances are included, and everything is in working order, making this a true move-in-ready opportunity with room to personalize. Homes in same area flipped between 480,000 to 500,000. This property is ideal for buyers looking to add a little TLC and make it their own. Although everything is in working order, it would be great to use a construction or FHA 203K rehab loan to make the updates you prefer. No HOA, offering freedom and flexibility rarely found in today's market. Conveniently located within 10 minutes of I-75 and just 15 minutes from Kennesaw State University, with easy access to shopping, dining, and major commuter routes. Want to explore ways to finance updates or renovations? Let's talk! First showings will be held 6/20/26 from 2-4 PM. This one won't last long-come see it and call it home today!

Key facts

• Separate den
• Finished basement
• 0.24 acre lot

Tags

• FINISHED BASEMENT
• OVERSIZED FAMILY ROOM
• SEPARATE DEN
• SCREENED-IN BACK PORCH
• VINTAGE TILED BATHROOMS
• VINTAGE TILED KITCHEN

Property features AI

Exterior

• Parking: Drive-under main level; Driveway; Side-facing garage; 2-car garage; Open parking available
• Utilities: Public water; Septic tank; 110-volt electric; Cable available; Electricity available; Natural gas available; Phone available; Water available
• Home design: One-level home; Brick four-sides and wood siding exterior; Rear-facing entry/Walk-out basement areas
• Construction: Built with brick/mortar foundation; Composition roof
• Exterior features: Rear stairs; Covered rear porch; Enclosed screened porch; Other exterior features

Interior

• Kitchen: Breakfast bar; Country-style kitchen; Keeping room; Laminate counters; Open view to family room; Dishwasher; Electric range
• Bedrooms: Master on main; Oversized master; Split bedroom plan; Three main-level bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: Two full bathrooms; Master bath with shower only; Two main-level bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning; Attic fan; Ceiling fans; Electric cooling
• Interior features: Brick fireplace; Wood window frames; No shared/common walls; Other interior features
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $492 ($6k/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 $291k (6.1% below list).
• Recommended offer: $291k (6.1% below list) — sets the bar for 1% rule.
• Cap rate 8.2% vs local median 3.2% in Marietta — 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 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.
• Zoned schools: Addison Elementary School (math 50% / reading 51%, grade D+, #249 of 1,228 statewide, top 21%, 592 students, 23% FRL); Simpson Middle School (math 55% / reading 68%, grade B+, #34 of 470 statewide, top 7%, 844 students, 16% FRL); Sprayberry High School (math 22% / reading 34%, grade F, #155 of 424 statewide, top 37%, 1,831 students, 36% FRL).
• Market conditions: Rents soft (-0.4%/yr); 443 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent runs 30% of the median local income ($116k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $291,116 (6.1% below list)

Questions for the listing agent

1. Built in 1972 — 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. 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?
4. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 8.20%
• Cash-on-cash: 6.80%
• DSCR: 1.30
• GRM: 8.9

CMA / ARV

• ARV (median comp): $389,743
• List price: $309,900
• Delta: -17.92%
• 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
2427 Camata Pl	0.47mi	3/2.5	2,271 (-2%)	7mo	$495,000	$218	67
3330 Ranch Rd	0.25mi	3/2.0	2,078 (-10%)	7mo	$452,500	$218	65
3287 Allegheny Dr	0.45mi	4/2.5 (+1)	2,380 (+3%)	7mo	$600,000	$252	62
3465 Staci Ct NE	0.48mi	3/2.0	2,490 (+7%)	7mo	$525,000	$211	60
2739 Harper Woods Dr	0.64mi	3/2.5	2,239 (-4%)	3mo	$550,000	$246	60
2747 Harper Woods Dr	0.61mi	3/2.5	2,394 (+3%)	6mo	$435,000	$182	59
3756 Shallow Ct	0.64mi	3/2.5	2,170 (-6%)	7mo	$525,000	$242	51
1995 Debra Ln	0.65mi	4/2.5 (+1)	2,475 (+7%)	1mo	$515,000	$208	51
3061 Karen Ln	0.70mi	3/2.0	2,092 (-10%)	1mo	$385,000	$184	50
2591 Sandy Dr	0.54mi	4/3.0 (+1)	2,492 (+7%)	4mo	$493,000	$198	50
3634 Stonehenge Way NE	0.72mi	3/2.0	2,030 (-12%)	6mo	$380,000	$187	41
2243 Rosemoore Walk	0.72mi	4/2.5 (+1)	2,604 (+12%)	4mo	$491,000	$189	35

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.68×
• Total profit: $-27,588
• Equity at exit: $46,207

10-year hold

• IRR: -3.4%
• Equity multiple: 0.80×
• Total profit: $-17,316
• Equity at exit: $26,794

Cash invested: $86,772 (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 30066

• Rents YoY: -0.4%
• Active inventory: 443
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,911 high
• Mortgage (P&I): −$1,625
• Tax from tax record: −$54 /mo · $645/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$611
• Net cashflow: $492

Break-even live

Break-even rent $2,289

Max offer price $309,900

Occupancy floor 78%

Sensitivity live

Price	-10% $667	-5% $579	+0% $492	+5% $51	+10% $-56
Rent	-10% $262	-5% $377	+0% $492	+5% $607	+10% $722
Rate	-1.0pp $648	-0.5pp $571	base $492	+0.5pp $411	+1.0pp $330

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1971 Chartwell Ct Marietta, GA	4.0	3.0	2694	$3,200	$1.19	6d	1	0.44mi
2250 Sims Dr NE Marietta, GA	4.0	3.0	2276	$2,450	$1.08	4d	1	0.53mi
3251 Plains Way Marietta, GA	3.0	2.0	1676	$3,995	$2.38	44d	1	0.61mi
2220 Rosemoore Walk Marietta, GA	4.0	3.5	2645	$3,100	$1.17	22d	1	0.61mi
2275 Rosemoore Walk Marietta, GA	4.0	3.5	3362	$2,849	$0.85	44d	1	0.65mi
2242 Rosemoore Walk Marietta, GA	4.0	3.5	2785	$3,329	$1.20	13d	1	0.71mi
2025 Baramore Oaks Dr Marietta, GA	4.0	2.5	1913	$2,580	$1.35	25d	1	1.03mi
2830 Idlewood Dr Marietta, GA	3.0	3.0	1848	$2,400	$1.30	6d	1	1.08mi
3024 Antler Trl Marietta, GA	4.0	3.0	2120	$8,300	$3.92	5d	1	1.08mi
2694 Evers Dr NE Marietta, GA	3.0	3.5	2003	$3,200	$1.60	44d	1	1.11mi
2705 Ashbury Point Ln Marietta, GA	3.0	2.0	1800	$3,125	$1.74	44d	1	1.18mi
3308 Ellsmere Trce Marietta, GA	4.0	2.5	3026	$6,560	$2.17	44d	1	1.20mi
2730 Ashbury Point Ln Marietta, GA	3.0	2.5	1741	$2,150	$1.23	13d	1	1.21mi
2787 Bob Bettis Rd Marietta, GA	4.0	2.0	2007	$2,270	$1.13	25d	1	1.36mi
2199 Mainsail Dr Marietta, GA	4.0	2.5	2267	$2,800	$1.24	2d	1	1.45mi
3259 Rangers Gate Marietta, GA	3.0	2.0	2384	$2,590	$1.09	22d	1	1.46mi
2179 Mainsail Dr Marietta, GA	3.0	2.5	1659	$2,850	$1.72	5d	1	1.46mi

Listing history 22 events

1. 2026-06-17
   pricestatusdays on marketlisting id $309,900 Active 1 DOM

   Show marketing remark (1420 chars)

   If you're looking for a home filled with true 1970s nostalgia, you've found it! This four-sided brick ranch on a finished basement offers an incredible amount of space and character that you simply don't find anymore. From the moment you step inside, you'll be amazed by the generous layout featuring an oversized family room, a separate den, and a huge screened-in back porch-perfect for relaxing or entertaining year-round. This home proudly showcases its original charm with vintage tiled bathrooms and kitchen, delivering an authentic 70's vibe that's both nostalgic and full of potential. All appliances are included, and everything is in working order, making this a true move-in-ready opportunity with room to personalize. Homes in same area flipped between 480,000 to 500,000. This property is ideal for buyers looking to add a little TLC and make it their own. Although everything is in working order, it would be great to use a construction or FHA 203K rehab loan to make the updates you prefer. No HOA, offering freedom and flexibility rarely found in today's market. Conveniently located within 10 minutes of I-75 and just 15 minutes from Kennesaw State University, with easy access to shopping, dining, and major commuter routes. Want to explore ways to finance updates or renovations? Let's talk! First showings will be held 6/20/26 from 2-4 PM. This one won't last long-come see it and call it home today!

2. 2026-06-15
   days on market $319,900 Active Under Contract 36 DOM
3. 2026-06-13
   days on market $319,900 Active Under Contract 34 DOM
4. 2026-06-13
   statusdays on market $319,900 Active Under Contract 33 DOM
5. 2026-06-09
   days on market $319,900 Active 30 DOM
6. 2026-06-08
   days on marketlisting id $319,900 Active 29 DOM
7. 2026-06-07
   days on market $319,900 Active 87 DOM
8. 2026-06-04
   days on market $319,900 Active 84 DOM
9. 2026-06-03
   days on market $319,900 Active 83 DOM
10. 2026-06-02
    days on market $319,900 Active 82 DOM
11. 2026-06-01
    days on market $319,900 Active 81 DOM
12. 2026-05-31
    days on market $319,900 Active 80 DOM
13. 2026-04-12
    status Back On Market 1333-char remark
14. 2026-03-13
    historical On Hold 1333-char remark
15. 2026-03-13
    status Back On Market 1333-char remark
16. 2026-02-11
    historical On Hold 1333-char remark
17. 2026-02-03
    status Back On Market 1333-char remark
18. 2026-02-03
    status Active
19. 2026-01-06
    status Under Contract 1333-char remark
20. 2026-01-06
    status Pending
21. 2025-12-16
    listed $319,900 New 1333-char remark
22. 2025-12-16
    listed $319,900 Active

ⓘ 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: $645 · $54/mo
• Projected year-2 tax: $2,851 · $238/mo
• Expected delta: +$2,206/yr (+$184/mo · 341.9%)

ⓘ 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 ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,934
• − Mortgage interest: −$17,359
• − Property taxes: −$645
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,795
• − Management: −$2,795
• − Depreciation: −$9,015
• Taxable income: $775
• Est. tax owed @ 24.0%: −$186
• After-tax cash flow: $5,715/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): 61,761
• Household income: $116,074
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 1101.0

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 62% Black 16% Hispanic / Latino 10% Two or more races 10% Asian 6%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1% Cuban 1%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 15% · Canada, Vietnam, China
• Languages at home: 82% English-only · Spanish 7% Other Indo-European 4% Other Asian/Pacific 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: ▼ -269.40%
• Current HPI: 250.037
• Rent YoY: ▼ -0.38%
• 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

-3.1% since first listed

11 events — show timeline

• 2026-06-17 Listed $309,900 FMLS
• 2026-06-17 Listed $309,900 GAMLS
• 2026-06-15 Listing Removed — GAMLS
• 2026-06-10 Contingent — GAMLS
• 2026-04-12 Relisted — GAMLS
• 2026-03-13 Delisted — GAMLS
• 2026-03-13 Relisted — GAMLS
• 2026-02-11 Delisted — GAMLS
• 2026-02-03 Relisted — GAMLS
• 2026-01-06 Pending — GAMLS
• 2025-12-16 Listed $319,900 GAMLS

Property tax history

+5.1%/yr

Latest (2025): $645 · -0.4% YoY. Source: county tax records.