1301 Parkaire Xing · Sandy Springs, GA 30068

$380,000

2 bd · 3.5 ba · 2,286 sqft · Condo public records · 92 Days on market

Built 1981 $390/mo HOA · 13% of rent

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +7.0/30.0
• Rent growth +3.8/5.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fabulous East Cobb location! Walk to Kroger or bike to the Chattahoochee Boardwalk and Nature Park. Prime interior location in the neighborhood, this End Unit is near the Swimming Pool and Tennis Courts. Lots of green space around it plus the lower courtyard patio with a privacy fence. Walking into the home you are greeted by soaring ceilings and lots of windows letting in natural light. Newly renovated Kitchen with tall white kitchen cabinets, soft close drawers, Quartz counter tops. New Micro-vent hood, 5 burner gas stove and dishwasher. The kitchen and breakfast room have new ceramic tile floors. The walk in pantry is an unusual find for a townhouse. The lower terrace level features a large living area, full bath, office and bedroom. The HVAC is only 3 years old and the water heater less than 1. Upstairs you will be greeted by a fabulous view of the vaulted living room. The front bedroom has warm cherry floors. The full hall bathroom has been updated. The Primary bedroom is overlooking the common greenspace. Warm cherry flooring, 2 cosets and a updated private bathroom. Both sets of sliding glass doors to outdoor areas have been upgraded to vinyl insulated glass. The deck off the breakfast area has a built in bench seat. Amazingly low HOA of $390 a month includes trash and water along with the amenities.

Key facts

• East cobb location
• Walk to kroger
• Near swimming pool

Tags

• EAST COBB LOCATION
• WALK TO KROGER
• NEAR SWIMMING POOL
• NEAR TENNIS COURTS
• LOWER COURTYARD PATIO
• PRIVACY FENCE

What this means for you Summary

Snapshot

• This is a 2-bed/3.5-bath condo listed at $380k.

Deal economics

• At list price, monthly cash flow is $-554 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $282k (25.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $296k (22.1% below list).
• Recommended offer: $282k (25.8% below list) — sets the bar for cash-flow.
• Cap rate 4.5% vs local median 2.6% in Sandy Springs — 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 73/100 on livability (#45 in GA) — a middle-class / working-renter tenant base. Strengths: employment A+, crime A-, commute A-; Watch: amenities F, cost of living 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: Sope Creek Elementary School (math 81% / reading 79%, grade A+, #13 of 1,228 statewide, top 1%, 1,079 students, 7% FRL); Dickerson Middle School (math 82% / reading 80%, grade A+, #2 of 470 statewide, top 0%, 1,223 students, 5% FRL); Walton High School (math 66% / reading 72%, grade B, #5 of 424 statewide, top 1%, 2,646 students, 4% FRL, charter) — zoned schools average 5% FRL vs 39% district-wide (34 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 77% at this address vs 42% district-wide (+35 pts) — the actual schools serving this property are materially stronger than the Cobb County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+5.2%/yr); 192 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $3k of loan paydown is wiped out by about $11k 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 92 days — a 9% lower offer ($346k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 14y 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 $255k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $282,092 (25.8% 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 92 days. Have you received any prior offers? Is the seller open to a 26% 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. 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?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 4.54%
• Cash-on-cash: -6.25%
• DSCR: 0.72
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.17% rent growth · sell at horizon

5-year hold

• IRR: -24.3%
• Equity multiple: 0.15×
• Total profit: $-90,065
• Equity at exit: $56,659

10-year hold

• IRR: -14.0%
• Equity multiple: 0.11×
• Total profit: $-94,712
• Equity at exit: $32,855

Cash invested: $106,400 (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 30068

• Rents YoY: 5.2%
• Active inventory: 192
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,960 medium
• Mortgage (P&I): −$1,993
• Tax from tax record: −$351 /mo · $4,217/yr
• Insurance: −$158
• HOA: −$390
• Vacancy / Maint / Mgmt: −$622
• Net cashflow: $-554

Break-even live

Break-even rent $3,661

Max offer price $282,092

Occupancy floor —

Sensitivity live

Price	-10% $-339	-5% $-447	+0% $-554	+5% $-662	+10% $-769
Rent	-10% $-788	-5% $-671	+0% $-554	+5% $-437	+10% $-320
Rate	-1.0pp $-363	-0.5pp $-458	base $-554	+0.5pp $-653	+1.0pp $-753

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1101 Parkaire Xing Marietta, GA	3.0	3.0	2500	$3,999	$1.60	7d	1	0.03mi
5030 Meadow Ln Marietta, GA	3.0	3.5	1800	$2,500	$1.39	26d	1	0.41mi

HOA detail condo

• Monthly dues: $390 · $4,680/yr
• Likely covers: watertrashgaspool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 40 events

1. 2026-06-04
   days on market $380,000 Active 92 DOM
2. 2026-06-03
   days on market $380,000 Active 91 DOM
3. 2026-06-02
   days on market $380,000 Active 90 DOM
4. 2026-06-01
   days on market $380,000 Active 89 DOM
5. 2026-05-31
   days on market $380,000 Active 88 DOM
6. 2026-03-04
   listed $380,000 New 1330-char remark

   Show marketing remark (1410 chars)

   Fabulous East Cobb location! Walk to Kroger or bike to the Chattahoochee Boardwalk and Nature Park. Prime interior location in the neighborhood, this End Unit is near the Swimming Pool and Tennis Courts. Lots of green space around it plus the lower courtyard patio with a privacy fence. Walking into the home you are greeted by soaring ceilings and lots of windows letting in natural light. Newly renovated Kitchen with tall white kitchen cabinets, soft close drawers, Quartz counter tops. New Micro-vent hood, 5 burner gas stove and dishwasher. The kitchen and breakfast room have new ceramic tile floors. The walk in pantry is an unusual find for a townhouse. The lower terrace level features a large living area, full bath, office and bedroom. The HVAC is only 3 years old and the water heater less than 1. Upstairs you will be greeted by a fabulous view of the vaulted living room. The front bedroom has warm cherry floors. The full hall bathroom has been updated. The Primary bedroom is overlooking the common greenspace. Warm cherry flooring, 2 cosets and a updated private bathroom.  Both sets of sliding glass doors to outdoor areas have been upgraded to vinyl insulated glass. The deck off the breakfast area has a built in bench seat.  Amazingly low HOA of $390 a month includes trash and water along with the amenities.

7. 2026-03-04
   listed $380,000 Active 1410-char remark

   Show marketing remark (1410 chars)

   Fabulous East Cobb location! Walk to Kroger or bike to the Chattahoochee Boardwalk and Nature Park. Prime interior location in the neighborhood, this End Unit is near the Swimming Pool and Tennis Courts. Lots of green space around it plus the lower courtyard patio with a privacy fence. Walking into the home you are greeted by soaring ceilings and lots of windows letting in natural light. Newly renovated Kitchen with tall white kitchen cabinets, soft close drawers, Quartz counter tops. New Micro-vent hood, 5 burner gas stove and dishwasher. The kitchen and breakfast room have new ceramic tile floors. The walk in pantry is an unusual find for a townhouse. The lower terrace level features a large living area, full bath, office and bedroom. The HVAC is only 3 years old and the water heater less than 1. Upstairs you will be greeted by a fabulous view of the vaulted living room. The front bedroom has warm cherry floors. The full hall bathroom has been updated. The Primary bedroom is overlooking the common greenspace. Warm cherry flooring, 2 cosets and a updated private bathroom.  Both sets of sliding glass doors to outdoor areas have been upgraded to vinyl insulated glass. The deck off the breakfast area has a built in bench seat.  Amazingly low HOA of $390 a month includes trash and water along with the amenities.

8. 2026-03-01
   historical
9. 2026-03-01
   historical
10. 2025-12-15
    listed $380,000 Active
11. 2025-12-15
    listed $380,000 New
12. 2025-11-01
    historical $2,650
13. 2025-10-31
    historical
14. 2025-10-31
    historical
15. 2025-08-21
    listed $2,650
16. 2025-08-18
    listed $365,000 Active
17. 2025-08-18
    listed $365,000 New
18. 2025-08-15
    historical
19. 2025-08-15
    historical
20. 2025-06-12
    listed $380,000 Active
21. 2025-06-12
    listed $380,000 New
22. 2024-05-01
    historical $2,900
23. 2024-03-22
    listed $2,900
24. 2024-03-22
    historical $2,900
25. 2024-03-22
    listed $2,900
26. 2019-09-25
    soldstatus $255,000
27. 2019-09-13
    soldstatus $255,000 Closed
28. 2019-08-16
    status Pending
29. 2019-08-08
    listed $263,900 Active
30. 2013-11-16
    price $65,000
31. 2012-12-31
    soldstatus $65,000 Sold
32. 2012-12-28
    historical
33. 2012-12-27
    status Back On Market
34. 2012-11-30
    historical
35. 2012-11-30
    price $73,500
36. 2012-11-29
    status Back On Market
37. 2012-11-29
    historical
38. 2012-10-31
    listed $73,500 New
39. 1987-04-09
    soldstatus $83,500
40. 1982-12-22
    soldstatus $72,200

ⓘ 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: $4,217 · $351/mo
• Projected year-2 tax: $4,217 · $351/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 6/10 Major 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,519
• − Mortgage interest: −$21,286
• − Property taxes: −$4,217
• − Insurance: −$1,900
• − Repairs & maintenance: −$2,841
• − Management: −$2,841
• − HOA: −$4,680
• − Depreciation: −$11,055
• Taxable loss: −$13,302
• Est. tax savings @ 24.0%: +$3,193
• After-tax cash flow: $-3,458/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 — Sandy Springs

• Score: 73/100
• State rank: #45
• US rank: #5106

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cobb County · 777,758 people
• City population: 108,027
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 33,882
• Household income: $150,101
• Rent vs Own: 13.7% rent · 86.3% own
• Severe rent burden: 385.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Asian 11% Two or more races 9% Hispanic / Latino 7% Black 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Slovak 3% Lithuanian 3% Italian 2%
• Foreign-born: 17% · Canada, China, South Korea
• Languages at home: 82% English-only · Other Indo-European 5% Spanish 4% Chinese 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: ▼ -303.88%
• Current HPI: 261.8699
• Rent YoY: ▲ 5.17%
• 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

+426.3% since first listed

35 events — show timeline

• 2026-03-04 Listed $380,000 FMLS
• 2026-03-04 Listed $380,000 GAMLS
• 2026-03-01 Listing Removed — GAMLS
• 2026-03-01 Listing Removed — FMLS
• 2025-12-15 Listed $380,000 GAMLS
• 2025-12-15 Listed $380,000 FMLS
• 2025-11-01 Rental Removed $2,650 FMLS
• 2025-10-31 Listing Removed — GAMLS
• 2025-10-31 Listing Removed — FMLS
• 2025-08-21 Listed for Rent $2,650 FMLS
• 2025-08-18 Listed $365,000 GAMLS
• 2025-08-18 Listed $365,000 FMLS
• 2025-08-15 Listing Removed — GAMLS
• 2025-08-15 Listing Removed — FMLS
• 2025-06-12 Listed $380,000 GAMLS
• 2025-06-12 Listed $380,000 FMLS
• 2024-05-01 Rental Removed $2,900 GAMLS
• 2024-03-22 Listed for Rent $2,900 GAMLS
• 2024-03-22 Rental Removed $2,900 FMLS
• 2024-03-22 Listed for Rent $2,900 FMLS
• 2019-09-25 Sold (Public Records) $255,000 Public Records
• 2019-09-13 Sold (MLS) $255,000 FMLS
• 2019-08-16 Pending — FMLS
• 2019-08-08 Listed $263,900 FMLS
• 2013-11-16 Price Changed $65,000 GAMLS
• 2012-12-31 Sold (MLS) $65,000 GAMLS
• 2012-12-28 Listing Removed — GAMLS
• 2012-12-27 Relisted — GAMLS
• 2012-11-30 Listing Removed — GAMLS
• 2012-11-30 Price Changed $73,500 GAMLS
• 2012-11-29 Relisted — GAMLS
• 2012-11-29 Listing Removed — GAMLS
• 2012-10-31 Listed $73,500 GAMLS
• 1987-04-09 Sold (Public Records) $83,500 Public Records
• 1982-12-22 Sold (Public Records) $72,200 Public Records

Property tax history

+5.0%/yr

Latest (2025): $4,217 · -0.1% YoY. Source: county tax records.