1197 Wynbrook Rd SW · Marietta, GA 30008

$269,900

3 bd · 1.5 ba · 1,633 sqft · SingleFamily public records · 34 Days on market

Built 1967 0.27 ac lot $165/sqft · 21% below area Est $341k · 21% 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).

• ARV discount +15.0/15.0
• Cash flow +14.9/30.0
• DSCR +4.6/10.0
• Livability +4.2/5.0
• Schools +3.8/10.0
• 1% rule +3.6/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity in Marietta with an unbeatable location. This 4 bedroom, 2.5 bathroom home offers tons of potential and would make a great investment property or perfect project for a buyer looking to add their own updates and personal touches. The main level features a spacious living area, dining space, kitchen, 3 bedrooms, and 1.5 bathrooms. Downstairs, the finished daylight basement adds valuable extra living space with a large rec room, additional bedroom, full bathroom, and garage. Conveniently located near shopping, dining, and schools. Don't miss the chance to turn this property into something special.

Key facts

• Large rec room
• 0.27 acre lot
• 2 garage spots

Tags

• FINISHED DAYLIGHT BASEMENT
• VALUABLE EXTRA LIVING SPACE
• LARGE REC ROOM

Property features AI

Exterior

• Parking: Detached or attached garage with 2 garage spaces; Driveway parking; Open parking available
• Utilities: Public water; Septic tank sewer; Other electric service; Other utilities
• Home design: Multi/split level design; Brick construction; Composition roof; Resale property; Slab foundation
• Construction: Brick construction; Composition roof; Slab foundation
• Exterior features: Deck; Paved road frontage on a city street; Near schools, shopping, and trails/greenway

Interior

• Kitchen: Dishwasher; Electric range; Range hood; Other kitchen features
• Bedrooms: Three main-level bedrooms; One lower-level bedroom; Other bedroom features
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: Two full bathrooms; One half bathroom; One full bathroom on lower level; One main-level half bathroom; Master bath with other features
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features; No common walls; Finished daylight basement; Open concept dining area
• Laundry & utility: Other laundry features

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $82 ($978/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 $233k (13.5% below list).
• Recommended offer: $233k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Milford Elementary School (math 22% / reading 27%, grade F, #753 of 1,228 statewide, top 64%, 363 students, 88% FRL); Smitha Middle School (math 19% / reading 30%, grade F, #301 of 470 statewide, top 66%, 881 students, 82% FRL); Osborne High School (math 9% / reading 12%, grade F, #348 of 424 statewide, top 83%, 2,772 students, 75% FRL) — zoned schools average 81% FRL vs 39% district-wide (43 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 42% district-wide (-22 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 (+3.2%/yr); 170 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).
• This rent runs 37% of the median local income ($75k/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 $8k 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 34 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $225k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $233,367 (13.5% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.86% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.29%
• DSCR: 1.06
• GRM: 9.6

CMA / ARV

• ARV (median comp): $340,923
• List price: $269,900
• Delta: -20.83%
• 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
1168 Woodleigh Rd SW	0.16mi	3/2.0	1,651 (+1%)	16mo	$335,000	$203	75
1228 Woodleigh Rd SW	0.06mi	3/2.0	1,874 (+15%)	8mo	$310,000	$165	64
2381 Lakeside Pl SW	0.45mi	4/3.0 (+1)	1,671 (+2%)	7mo	$349,900	$209	58
2940 Caller Ct	0.74mi	3/2.0	1,624 (-1%)	5mo	$250,000	$154	58
1020 Hicksmil Dr SW	0.74mi	3/2.0	1,640 (+0%)	6mo	$350,000	$213	58
2379 Moseley Pl SW	0.55mi	4/2.0 (+1)	1,694 (+4%)	5mo	$315,000	$186	57
1364 Angus Trl SW	0.41mi	3/2.0	1,492 (-9%)	16mo	$310,000	$208	51
1467 Glynn Oaks Cir SW	0.75mi	3/2.0	1,554 (-5%)	7mo	$325,000	$209	49
2203 Greenridge Dr SW	0.43mi	3/2.0	1,844 (+13%)	9mo	$330,000	$179	49
1022 Hicksmil Dr SW	0.72mi	3/2.0	1,604 (-2%)	16mo	$319,000	$199	48
2555 Angus Ct SW	0.57mi	3/2.0	1,492 (-9%)	13mo	$300,000	$201	46
2720 Birchwood Way SW	0.73mi	3/2.0	1,492 (-9%)	10mo	$335,000	$225	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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.50×
• Total profit: $-37,983
• Equity at exit: $40,243

10-year hold

• IRR: -4.8%
• Equity multiple: 0.68×
• Total profit: $-24,077
• Equity at exit: $23,336

Cash invested: $75,572 (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 30008

• Rents YoY: 3.2%
• Active inventory: 170
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,334 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$234 /mo · $2,811/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $82

Break-even live

Break-even rent $2,230

Max offer price $269,900

Occupancy floor 92%

Sensitivity live

Price	-10% $234	-5% $158	+0% $82	+5% $5	+10% $-71
Rent	-10% $-103	-5% $-11	+0% $82	+5% $174	+10% $266
Rate	-1.0pp $217	-0.5pp $150	base $82	+0.5pp $12	+1.0pp $-60

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2804 Crest Ridge Way SW Marietta, GA	4.0	3.0	2000	$2,495	$1.25	13d	1	0.43mi
921 Walnut Cir SW Marietta, GA	3.0	2.0	1492	$1,055	$0.71	3d	1	0.68mi
1440 Glynn Oaks Dr SW Marietta, GA	4.0	2.0	2142	$4,900	$2.29	44d	1	0.70mi
1410 Cumberland Creek Ln SW Marietta, GA	3.0	2.0	2165	$2,500	$1.15	44d	1	0.71mi
2398 June Springs Dr SW Marietta, GA	3.0	3.0	1827	$2,319	$1.27	44d	1	0.94mi
1455 Chamirey Dr SW Marietta, GA	3.0	2.5	2195	$2,301	$1.05	44d	1	0.96mi
1623 Cumberland Club Rd SW Marietta, GA	4.0	3.0	2000	$2,300	$1.15	44d	1	1.04mi
1799 Powder Springs Rd SW Marietta, GA	2.0	1.0	1176	$1,450	$1.23	6d	1	1.23mi
805 Grindstone Pl SW Marietta, GA	4.0	2.0	1923	$2,425	$1.26	44d	1	1.27mi
3058 Favor Pines Ct SW Marietta, GA	3.0	2.0	1776	$2,195	$1.24	25d	1	1.28mi
2665 Favor Rd SW Marietta, GA	1.0–4.0	1.0–2.5	1150	$1,755	$1.53	2d	17	1.30mi
2751 Hammondton Rd SE Marietta, GA	2.0–3.0	1.5–2.5	1272	$1,885	$1.48	2d	19	1.37mi
444 Smyrna Powder Springs Rd SW Marietta, GA	4.0	2.0	1844	$5,400	$2.93	2d	1	1.39mi
2050 Austell Rd SW Marietta, GA	1.0–4.0	1.0–2.0	1172	$1,892	$1.61	2d	29	1.42mi
1648 Hammond Woods Cir SW Marietta, GA	3.0	1.0	1443	$1,800	$1.25	21d	1	1.45mi
1780 Bertram Ln SW Marietta, GA	3.0	2.5	1606	$2,115	$1.32	44d	1	1.47mi

Listing history 17 events

1. 2026-06-18
   days on market $269,900 Active 34 DOM
2. 2026-06-17
   days on market $269,900 Active 33 DOM
3. 2026-06-16
   days on market $269,900 Active 32 DOM
4. 2026-06-15
   days on market $269,900 Active 31 DOM
5. 2026-06-13
   days on market $269,900 Active 29 DOM
6. 2026-06-13
   pricedays on market $269,900 Active 28 DOM
7. 2026-06-09
   days on market $275,000 Active 25 DOM
8. 2026-06-08
   days on market $275,000 Active 24 DOM
9. 2026-06-07
   days on market $275,000 Active 23 DOM
10. 2026-06-04
    days on market $275,000 Active 20 DOM
11. 2026-06-03
    days on market $275,000 Active 19 DOM
12. 2026-06-02
    days on market $275,000 Active 18 DOM
13. 2026-06-01
    days on market $275,000 Active 17 DOM
14. 2026-05-31
    days on market $275,000 Active 16 DOM
15. 2026-05-15
    listed $279,900 Active 625-char remark

    Show marketing remark (619 chars)

    Great opportunity in Marietta with an unbeatable location. This 4 bedroom, 2.5 bathroom home offers tons of potential and would make a great investment property or perfect project for a buyer looking to add their own updates and personal touches. The main level features a spacious living area, dining space, kitchen, 3 bedrooms, and 1.5 bathrooms. Downstairs, the finished daylight basement adds valuable extra living space with a large rec room, additional bedroom, full bathroom, and garage. Conveniently located near shopping, dining, and schools. Don't miss the chance to turn this property into something special.

16. 2026-05-15
    listed $279,900 New 619-char remark

    Show marketing remark (619 chars)

    Great opportunity in Marietta with an unbeatable location. This 4 bedroom, 2.5 bathroom home offers tons of potential and would make a great investment property or perfect project for a buyer looking to add their own updates and personal touches. The main level features a spacious living area, dining space, kitchen, 3 bedrooms, and 1.5 bathrooms. Downstairs, the finished daylight basement adds valuable extra living space with a large rec room, additional bedroom, full bathroom, and garage. Conveniently located near shopping, dining, and schools. Don't miss the chance to turn this property into something special.

17. 2026-03-06
    soldstatus $225,000

ⓘ 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: $2,811 · $234/mo
• Projected year-2 tax: $2,811 · $234/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 · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $28,004
• − Mortgage interest: −$15,119
• − Property taxes: −$2,811
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,240
• − Management: −$2,240
• − Depreciation: −$7,852
• Taxable loss: −$3,607
• Est. tax savings @ 24.0%: +$866
• After-tax cash flow: $1,844/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): 35,547
• Household income: $74,877
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 1407.0

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 0.69)
• Race & ethnicity: Black 39% Hispanic / Latino 35% White 18% Two or more races 8% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Estonian 2% Serbian 1% Slovak 1%
• Foreign-born: 26% · Canada, Vietnam, China
• Languages at home: 62% English-only · Spanish 31% Other Indo-European 2% Chinese 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: ▼ -205.66%
• Current HPI: 257.5596
• Rent YoY: ▲ 3.25%
• 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

+20.0% since first listed

7 events — show timeline

• 2026-06-10 Price Changed $269,900 GAMLS
• 2026-06-10 Price Changed $269,900 FMLS
• 2026-05-27 Price Changed $275,000 FMLS
• 2026-05-27 Price Changed $275,000 GAMLS
• 2026-05-15 Listed $279,900 FMLS
• 2026-05-15 Listed $279,900 GAMLS
• 2026-03-06 Sold (Public Records) $225,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $2,811 · -0.1% YoY. Source: county tax records.