146 Bridge View Dr · Marietta, GA 30066

$245,000

2 bd · 2.5 ba · 1,132 sqft · Townhouse public records · 48 Days on market

Built 1996 4,059 sqft lot $216/sqft · at area comps Est $249k · at est.

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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 +13.9/30.0
• ARV discount +8.3/15.0
• DSCR +4.2/10.0
• Livability +4.2/5.0
• Schools +3.2/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to an exceptional opportunity in Marietta - a townhome with NO HOA and NO rental restrictions, making it ideal for both investors and first-time homebuyers alike. Whether you're looking to expand your rental portfolio or secure an affordable, move-in ready home, this property offers unmatched flexibility and value. This charming 2-bedroom, 2.5-bath townhome features a functional and inviting layout designed for everyday living and easy entertaining. The open-concept main level showcases a spacious family room with a cozy fireplace that flows seamlessly into the kitchen, complete with white cabinetry, granite countertops, stainless steel appliances, and an eat-in area. Upstairs, you&

Key facts

• Upgraded deck
• No hoa
• Upstairs laundry

Tags

• NO HOA
• NO RENTAL RESTRICTIONS
• PRIVATE FENCED BACKYARD
• UPGRADED DECK
• UPSTAIRS LAUNDRY
• BARRINGTON HILLS COMMUNITY

Property features AI

Finance

• HOA & community: Community contains 25 units

Exterior

• Parking: Assigned parking for 2 vehicles
• Utilities: Public water; Public sewer; 110V and 220V electric; Cable available; Electricity available; Natural gas available; Phone available; Sewer available; Water available
• Home design: Two levels; Fee simple ownership; Resale property
• Construction: Wood siding construction; Composition roof; Slab foundation
• Exterior features: Private entrance; Private yard; Back yard fencing (fenced); Deck

Interior

• Kitchen: White cabinets; Eat-in kitchen; Laminate counters; Pantry; View to family room; Dishwasher; Disposal; Electric oven; Electric range; Microwave; Range hood; Refrigerator; Self-cleaning oven
• Bedrooms: Two upper-level bedrooms; Roommate floor plan
• Flooring: Other
• Bathrooms: Two full bathrooms; One half bathroom; Master bathroom with tub/shower combo
• Heating & cooling: Central heating (forced air); Central air conditioning; Ceiling fans
• Interior features: Entrance foyer; High-speed internet available; Walk-in closet(s); One fireplace (factory built) in the family room; One common wall (end unit)
• Laundry & utility: Laundry located in hall on upper level

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $245k.

Deal economics

• At list price, monthly cash flow is $29 ($342/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 $188k (23.2% below list).
• Recommended offer: $188k (23.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.1% 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+.
• Marietta City (urban): math 37% / reading 38% proficiency, ranked #55 of 174 in GA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sawyer Road Elementary School (math 31% / reading 23%, grade F, #689 of 1,228 statewide, top 58%, 583 students, 77% FRL); Marietta Middle School (math 36% / reading 37%, grade F, #167 of 470 statewide, top 38%, 1,316 students, 62% FRL); Marietta High School (math 20% / reading 15%, grade F, #264 of 424 statewide, top 63%, 2,626 students, 55% FRL).
• Market conditions: Rents soft (-0.4%/yr); 446 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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

• It's been on market 48 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.
• Current owner paid $125k; list at $245k implies a 96% gain — meaningful room to come down on a strong offer.

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 $188,242 (23.2% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
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. 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: 0.77% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.50%
• DSCR: 1.02
• GRM: 10.8

CMA / ARV

• ARV (median comp): $249,267
• List price: $245,000
• Delta: -1.71%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
89 Bridge View Dr	0.08mi	2/2.5	1,132 (0%)	13mo	$245,000	$216	86
97 Bridge View Dr	0.07mi	2/1.5	1,132 (0%)	14mo	$170,000	$150	81
1715 Barrington Ovrlk	0.15mi	2/2.5	1,132 (0%)	15mo	$242,000	$214	80
1666 Barrington Ovrlk	0.10mi	2/2.5	1,132 (0%)	20mo	$260,000	$230	79
1803 Barrington Overlook	0.14mi	2/2.5	1,132 (0%)	19mo	$245,000	$216	78
403 Oak Harbor Ct	0.14mi	2/1.5	1,152 (+2%)	11mo	$199,500	$173	77
1876 Barrington Ct	0.10mi	2/1.5	1,132 (0%)	17mo	$240,000	$212	77
514 Harbor Lake Ct	0.07mi	2/2.0	992 (-12%)	5mo	$170,000	$171	70
504 Harbor Lake Ct	0.09mi	2/2.0	992 (-12%)	15mo	$223,000	$225	61

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: -18.5%
• Equity multiple: 0.37×
• Total profit: $-43,517
• Equity at exit: $36,530

10-year hold

• IRR: -17.2%
• Equity multiple: 0.16×
• Total profit: $-57,345
• Equity at exit: $21,183

Cash invested: $68,600 (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: 446
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,882 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$72 /mo · $861/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $29

Break-even live

Break-even rent $1,846

Max offer price $245,000

Occupancy floor 93%

Sensitivity live

Price	-10% $167	-5% $98	+0% $29	+5% $-41	+10% $-110
Rent	-10% $-120	-5% $-46	+0% $29	+5% $103	+10% $177
Rate	-1.0pp $152	-0.5pp $91	base $29	+0.5pp $-35	+1.0pp $-100

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
88 Bridge View Dr Marietta, GA	3.0	2.5	1452	$2,150	$1.48	7d	1	0.08mi
425 Williams Dr Marietta, GA	1.0–3.0	1.0–2.0	1096	$1,654	$1.51	0d	12	0.28mi
1955 Bells Ferry Rd Marietta, GA	1.0–2.0	1.0–2.0	873	$1,714	$1.96	0d	62	0.30mi
500 Williams Dr Marietta, GA	1.0–2.0	1.0–2.0	800	$1,946	$2.43	26d	22	0.30mi
2400 Barrett Creek Blvd Marietta, GA	1.0–3.0	1.0–2.0	972	$1,636	$1.68	0d	33	1.00mi
2100 Shiloh Valley Dr NW Kennesaw, GA	1.0–3.0	1.0–2.0	1131	$1,778	$1.57	0d	15	1.13mi
38 Highoak Dr Marietta, GA	3.0	2.5	1386	$2,050	$1.48	26d	1	1.17mi
57 Highoak Dr Marietta, GA	3.0	2.5	1386	$2,050	$1.48	26d	1	1.20mi
23 Highoak Dr Marietta, GA	2.0	2.0	1240	$1,940	$1.56	0d	1	1.20mi
83 W Ernest Barrett Pkwy NW Marietta, GA	2.0	2.0	1170	$1,831	$1.56	45d	1	1.22mi
83 W Ernest Barrett Pkwy NW Marietta, GA	1.0	1.0	909	$1,716	$1.89	26d	1	1.22mi
1950 Barrett Lakes Blvd NW Kennesaw, GA	1.0–3.0	1.0–2.0	1040	$1,696	$1.63	0d	20	1.32mi

Listing history 24 events

1. 2026-06-21
   days on market $245,000 Active 48 DOM
2. 2026-06-18
   days on market $245,000 Active 45 DOM
3. 2026-06-17
   days on market $245,000 Active 44 DOM
4. 2026-06-16
   days on market $245,000 Active 43 DOM
5. 2026-06-15
   days on market $245,000 Active 42 DOM
6. 2026-06-13
   days on market $245,000 Active 40 DOM
7. 2026-06-09
   days on market $245,000 Active 36 DOM
8. 2026-06-08
   days on market $245,000 Active 35 DOM
9. 2026-06-07
   days on market $245,000 Active 34 DOM
10. 2026-06-04
    days on market $245,000 Active 31 DOM
11. 2026-06-03
    days on market $245,000 Active 30 DOM
12. 2026-06-02
    days on market $245,000 Active 29 DOM
13. 2026-06-01
    days on market $245,000 Active 28 DOM
14. 2026-05-31
    days on market $245,000 Active 27 DOM
15. 2026-05-04
    listed $245,000 Active 1616-char remark
16. 2026-04-09
    listed $1,700
17. 2025-03-22
    historical $1,700
18. 2025-03-14
    listed $1,700
19. 2024-06-04
    historical $1,700
20. 2024-04-16
    price $1,700
21. 2024-02-13
    listed $1,800
22. 2017-08-23
    soldstatus $124,900
23. 1999-04-13
    soldstatus $88,400
24. 1995-10-25
    soldstatus $70,200

ⓘ 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: $861 · $72/mo
• Projected year-2 tax: $2,254 · $188/mo
• Expected delta: +$1,393/yr (+$116/mo · 161.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $22,589
• − Mortgage interest: −$13,724
• − Property taxes: −$861
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,807
• − Management: −$1,807
• − Depreciation: −$7,127
• Taxable loss: −$3,962
• Est. tax savings @ 24.0%: +$951
• After-tax cash flow: $1,293/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: Marietta City
• NCES district ID: 1303510
• Math proficiency: 37% ▼ -8.00%
• Reading proficiency: 38% ▼ -8.00%
• Median HH income: $46,226
• Composite: 32.06/100
• National rank: #5818
• State rank: #55 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

• Census place: Marietta, GA
• 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

+249.0% since first listed

10 events — show timeline

• 2026-05-04 Listed $245,000 FMLS
• 2026-04-09 Listed for Rent $1,700 GAMLS
• 2025-03-22 Rental Removed $1,700 FMLS
• 2025-03-14 Listed for Rent $1,700 FMLS
• 2024-06-04 Rental Removed $1,700 FMLS
• 2024-04-16 Price Changed $1,700 FMLS
• 2024-02-13 Listed for Rent $1,800 FMLS
• 2017-08-23 Sold (Public Records) $124,900 Public Records
• 1999-04-13 Sold (Public Records) $88,400 Public Records
• 1995-10-25 Sold (Public Records) $70,200 Public Records

Property tax history

+15.5%/yr

Latest (2025): $861 · +0.0% YoY. Source: county tax records.