1875 Barrington Ct · Marietta, GA 30066

$239,900

2 bd · 2.5 ba · 1,452 sqft · Townhouse public records · 44 Days on market

Built 1996 4,212 sqft lot $165/sqft · 7% below area Est $259k · 7% under

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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 +10.8/15.0
• Cash flow +10.7/30.0
• Livability +4.2/5.0
• 1% rule +3.2/10.0
• Schools +3.2/10.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2-bedroom, 2.5-bath townhome in Marietta with NO HOA. This beautiful brick townhome is on a quiet street and has no HOA, making it a perfect investment property. The home is three stories, including the basement. The main floor features the kitchen, living room, dining area, half bath, and a screened porch. Upstairs, you will find two large bedrooms, each with an en suite bath. Finally, there is a large unfinished basement with utilities. This area is great for storage but could be finished to increase living space.

Key facts

• Quiet street
• Unfinished basement
• Investment property

Tags

• QUIET STREET
• SCREENED PORCH
• UNFINISHED BASEMENT
• INVESTMENT PROPERTY

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $240k.

Deal economics

• At list price, monthly cash flow is $-113 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (6.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (18.5% below list).
• Recommended offer: $196k (18.5% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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.
• Market conditions: Rents soft (-0.4%/yr); 446 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 44 days — a 3% lower offer ($233k) 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 $185k; 30% 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 $195,580 (18.5% 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 44 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.02%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

• ARV (median comp): $259,005
• List price: $239,900
• Delta: -7.38%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1875 Barrington Ct	0.00mi	2/2.5	1,452 (0%)	0mo	$235,000	$162	100
1805 Barrington NW	0.09mi	3/2.5 (+1)	1,452 (0%)	3mo	$315,000	$217	89
61 Barrington Pl	0.10mi	3/2.5 (+1)	1,452 (0%)	7mo	$280,000	$193	84
1857 Barrington Ct	0.05mi	3/2.5 (+1)	1,452 (0%)	11mo	$318,000	$219	83
515 Harbor Lake Ct	0.22mi	2/2.5	1,408 (-3%)	8mo	$235,000	$167	77
543 Harbor Lake Ct	0.20mi	2/2.5	1,408 (-3%)	10mo	$235,900	$168	77
1855 Barrington Overlook	0.03mi	2/2.5	1,348 (-7%)	16mo	$266,000	$197	74
108 Bridge View Dr	0.11mi	3/2.5 (+1)	1,452 (0%)	21mo	$300,000	$207	72
1804 Barrington Overlook	0.10mi	3/2.0 (+1)	1,521 (+5%)	15mo	$290,000	$191	68
545 Harbor Lk	0.20mi	3/2.5 (+1)	1,408 (-3%)	21mo	$285,000	$202	63
351 Oak Harbor Trl	0.27mi	2/1.5	1,552 (+7%)	12mo	$227,000	$146	62
1693 Barrington Overlook	0.18mi	3/2.5 (+1)	1,590 (+10%)	16mo	$325,000	$204	57

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: -23.0%
• Equity multiple: 0.23×
• Total profit: $-51,761
• Equity at exit: $35,770

10-year hold

• IRR: -28.2%
• Equity multiple: -0.14×
• Total profit: $-76,356
• Equity at exit: $20,742

Cash invested: $67,172 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,956 high
• Mortgage (P&I): −$1,258
• Tax est. 1.5%: −$300 /mo · $3,598/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $-113

Break-even live

Break-even rent $2,099

Max offer price $223,576

Occupancy floor —

Sensitivity live

Price	-10% $53	-5% $-30	+0% $-113	+5% $-196	+10% $-279
Rent	-10% $-267	-5% $-190	+0% $-113	+5% $-36	+10% $42
Rate	-1.0pp $8	-0.5pp $-52	base $-113	+0.5pp $-175	+1.0pp $-238

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 18 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	6d	1	0.05mi
1955 Bells Ferry Rd Marietta, GA	1.0–2.0	1.0–2.0	873	$1,724	$1.97	0d	63	0.24mi
425 Williams Dr Marietta, GA	1.0–3.0	1.0–2.0	1096	$1,654	$1.51	0d	12	0.40mi
500 Williams Dr Marietta, GA	1.0–2.0	1.0–2.0	800	$1,946	$2.43	25d	22	0.44mi
2400 Barrett Creek Blvd Marietta, GA	1.0–3.0	1.0–2.0	972	$1,629	$1.68	0d	35	0.91mi
2100 Shiloh Valley Dr NW Kennesaw, GA	1.0–3.0	1.0–2.0	1131	$1,778	$1.57	2d	16	1.00mi
2127 Goldwaite Ct NW Unit NA Kennesaw, GA	3.0	2.5	1796	$2,270	$1.26	44d	1	1.03mi
1992 Hoods Fort Cir NW #22 Kennesaw, GA	3.0	2.5	1796	$2,200	$1.22	44d	1	1.04mi
1975 Hoods Fort Cir NW Kennesaw, GA	3.0	2.5	1626	$2,200	$1.35	44d	1	1.07mi
38 Highoak Dr Marietta, GA	3.0	2.5	1386	$2,050	$1.48	25d	1	1.10mi
83 W Ernest Barrett Pkwy NW Marietta, GA	2.0	2.0	1170	$1,831	$1.56	44d	1	1.13mi
83 W Ernest Barrett Pkwy NW Marietta, GA	1.0	1.0	909	$1,716	$1.89	25d	1	1.13mi
57 Highoak Dr Marietta, GA	3.0	2.5	1386	$2,050	$1.48	25d	1	1.13mi
23 Highoak Dr Marietta, GA	2.0	2.0	1240	$1,940	$1.56	0d	1	1.13mi
650 Kurtz Rd Marietta, GA	3.0	2.5	1784	$2,645	$1.48	12d	1	1.14mi
1950 Barrett Lakes Blvd NW Kennesaw, GA	1.0–3.0	1.0–2.0	1040	$1,696	$1.63	0d	20	1.19mi
2025 Barrett Lakes Blvd Kennesaw, GA	2.0	2.0	1214	$1,936	$1.59	5d	1	1.45mi
2055 Barrett Lakes Blvd NW Kennesaw, GA	1.0–2.0	1.0–2.0	983	$1,934	$1.97	2d	33	1.50mi

Listing history 8 events

1. 2026-05-02
   historical Active Under Contract 521-char remark

   Show marketing remark (521 chars)

   2-bedroom, 2.5-bath townhome in Marietta with NO HOA. This beautiful brick townhome is on a quiet street and has no HOA, making it a perfect investment property. The home is three stories, including the basement. The main floor features the kitchen, living room, dining area, half bath, and a screened porch. Upstairs, you will find two large bedrooms, each with an en suite bath. Finally, there is a large unfinished basement with utilities. This area is great for storage but could be finished to increase living space.

2. 2026-05-02
   historical Active Under Contract 521-char remark

   Show marketing remark (521 chars)

   2-bedroom, 2.5-bath townhome in Marietta with NO HOA. This beautiful brick townhome is on a quiet street and has no HOA, making it a perfect investment property. The home is three stories, including the basement. The main floor features the kitchen, living room, dining area, half bath, and a screened porch. Upstairs, you will find two large bedrooms, each with an en suite bath. Finally, there is a large unfinished basement with utilities. This area is great for storage but could be finished to increase living space.

3. 2026-04-28
   price $239,900 521-char remark

   Show marketing remark (521 chars)

   2-bedroom, 2.5-bath townhome in Marietta with NO HOA. This beautiful brick townhome is on a quiet street and has no HOA, making it a perfect investment property. The home is three stories, including the basement. The main floor features the kitchen, living room, dining area, half bath, and a screened porch. Upstairs, you will find two large bedrooms, each with an en suite bath. Finally, there is a large unfinished basement with utilities. This area is great for storage but could be finished to increase living space.

4. 2026-04-28
   price $239,900 521-char remark

   Show marketing remark (521 chars)

   2-bedroom, 2.5-bath townhome in Marietta with NO HOA. This beautiful brick townhome is on a quiet street and has no HOA, making it a perfect investment property. The home is three stories, including the basement. The main floor features the kitchen, living room, dining area, half bath, and a screened porch. Upstairs, you will find two large bedrooms, each with an en suite bath. Finally, there is a large unfinished basement with utilities. This area is great for storage but could be finished to increase living space.

5. 2026-04-08
   listed $249,900 New 521-char remark

   Show marketing remark (521 chars)

   2-bedroom, 2.5-bath townhome in Marietta with NO HOA. This beautiful brick townhome is on a quiet street and has no HOA, making it a perfect investment property. The home is three stories, including the basement. The main floor features the kitchen, living room, dining area, half bath, and a screened porch. Upstairs, you will find two large bedrooms, each with an en suite bath. Finally, there is a large unfinished basement with utilities. This area is great for storage but could be finished to increase living space.

6. 2026-04-08
   listed $249,900 Active 521-char remark

   Show marketing remark (521 chars)

   2-bedroom, 2.5-bath townhome in Marietta with NO HOA. This beautiful brick townhome is on a quiet street and has no HOA, making it a perfect investment property. The home is three stories, including the basement. The main floor features the kitchen, living room, dining area, half bath, and a screened porch. Upstairs, you will find two large bedrooms, each with an en suite bath. Finally, there is a large unfinished basement with utilities. This area is great for storage but could be finished to increase living space.

7. 2026-04-08
   soldstatus $184,800

   Show marketing remark (521 chars)

   2-bedroom, 2.5-bath townhome in Marietta with NO HOA. This beautiful brick townhome is on a quiet street and has no HOA, making it a perfect investment property. The home is three stories, including the basement. The main floor features the kitchen, living room, dining area, half bath, and a screened porch. Upstairs, you will find two large bedrooms, each with an en suite bath. Finally, there is a large unfinished basement with utilities. This area is great for storage but could be finished to increase living space.

8. 1996-03-08
   soldstatus $85,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $23,470
• − Mortgage interest: −$13,438
• − Property taxes: −$3,598
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,878
• − Management: −$1,878
• − Depreciation: −$6,979
• Taxable loss: −$5,501
• Est. tax savings @ 24.0%: +$1,320
• After-tax cash flow: $-34/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

+179.3% since first listed

8 events — show timeline

• 2026-05-02 Contingent — GAMLS
• 2026-05-02 Contingent — FMLS
• 2026-04-28 Price Changed $239,900 FMLS
• 2026-04-28 Price Changed $239,900 GAMLS
• 2026-04-08 Sold (Public Records) $184,800 Public Records
• 2026-04-08 Listed $249,900 FMLS
• 2026-04-08 Listed $249,900 GAMLS
• 1996-03-08 Sold (Public Records) $85,900 Public Records

Property tax history

+2.7%/yr

Latest (2025): $181 · +0.0% YoY. Source: county tax records.