1150 Magnolia Way SE · Smyrna, GA 30082

$251,000

3 bd · 2.5 ba · 1,338 sqft · Townhouse public records · 19 Days on market

Built 1984 7,492 sqft lot $188/sqft · at area comps Est $249k · at est.

---

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 +12.5/30.0
• ARV discount +7.2/15.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• DSCR +3.7/10.0
• Rent growth +3.3/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Explore 1150 Magnolia Way SE, recently enhanced with fresh interior paint and partial flooring replacement. The living area includes a fireplace, complemented by a kitchen containing all stainless steel appliances. A walk in closet is situated in the primary bedroom, and an outdoor patio provides an exterior space. This property blends modern updates with everyday comfort.. Included 100-Day Home Warranty with buyer activation

Key facts

• Walk in closet
• Fresh interior paint
• Outdoor patio

Tags

• FRESH INTERIOR PAINT
• PARTIAL FLOORING REPLACEMENT
• FIREPLACE
• STAINLESS STEEL APPLIANCES
• WALK IN CLOSET
• OUTDOOR PATIO

Property features AI

Exterior

• Parking: Directions provided for property access
• Utilities: Public water; Public sewer; Electric service (110 volts); Electricity available; Natural gas available; Sewer available
• Home design: Two-level property; Fee simple ownership; Resale condition
• Construction: Cement siding; Composition roof; Slab foundation; Built as part of Oaks of Concord (lot/unit information available)
• Exterior features: Other exterior features; Paved road frontage

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Counters with other surface materials
• Bedrooms: Master bedroom on the main level; One main-level bedroom; One upper-level bedroom
• Flooring: Carpet; Ceramic tile
• Bathrooms: Two full bathrooms; One half bathroom; Main level contains one full bath and one half bath; Upper level contains one full bath; Master bathroom with tub/shower combination and other features
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One fireplace located in the family room; 2+ common walls (attached unit); Other interior features
• Laundry & utility: Laundry area located in the kitchen; Other laundry features

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $251k.

Deal economics

• At list price, monthly cash flow is $-36 ($-429/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (19.3% below list).
• Recommended offer: $203k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.5% in Smyrna — 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 76/100 on livability (#27 in GA, #3,621 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, commute A-; Watch: cost of living C-, amenities 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: Norton Park Elementary School (math 15% / reading 16%, grade F, #973 of 1,228 statewide, top 80%, 673 students, 80% FRL); Griffin Middle School (math 15% / reading 28%, grade F, #339 of 470 statewide, top 72%, 994 students, 52% FRL); Campbell High School (math 20% / reading 16%, grade F, #258 of 424 statewide, top 62%, 2,928 students, 48% FRL) — zoned schools average 60% FRL vs 39% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 18% at this address vs 42% district-wide (-24 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 (+3.1%/yr); 219 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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).

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 19 days — a 2% lower offer ($247k) 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.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 22% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,621 (19.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.81% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.61%
• DSCR: 0.97
• GRM: 10.3

CMA / ARV

• ARV (median comp): $249,349
• List price: $251,000
• Delta: 0.66%
• 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
1368 Poplar Pointe SE	0.13mi	2/2.5 (-1)	1,332 (-0%)	10mo	$282,000	$212	79
1072 Westfield Trce SE	0.24mi	2/3.5 (-1)	1,332 (-0%)	3mo	$295,000	$221	77
1098 Westfield Trce SE	0.20mi	3/3.5	1,320 (-1%)	14mo	$314,000	$238	73
1226 Poplar Pointe SE	0.12mi	2/2.5 (-1)	1,350 (+1%)	18mo	$270,000	$200	73
1102 Huntington Trce SE	0.45mi	3/2.5	1,280 (-4%)	9mo	$162,500	$127	64
1104 Huntington Trce SE	0.45mi	2/2.5 (-1)	1,292 (-3%)	5mo	$264,500	$205	64
1312 Poplar Pointe SE	0.14mi	2/2.5 (-1)	1,244 (-7%)	17mo	$270,000	$217	62
1379 Poplar Pointe	0.10mi	2/2.5 (-1)	1,452 (+8%)	17mo	$300,000	$207	62
2605 Vineyard Way SE	0.58mi	2/2.0 (-1)	1,370 (+2%)	10mo	$213,200	$156	54
1046 Huntington Trce	0.49mi	2/2.5 (-1)	1,292 (-3%)	15mo	$255,000	$197	54
2601 Vineyard Way SE	0.58mi	2/2.0 (-1)	1,370 (+2%)	14mo	$225,000	$164	50
2507 Vineyard Way SE	0.60mi	2/2.0 (-1)	1,270 (-5%)	21mo	$260,000	$205	39

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 · 3.12% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.39×
• Total profit: $-42,732
• Equity at exit: $37,425

10-year hold

• IRR: -9.0%
• Equity multiple: 0.44×
• Total profit: $-39,252
• Equity at exit: $21,702

Cash invested: $70,280 (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 30082

• Rents YoY: 3.1%
• Active inventory: 219
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,026 high
• Mortgage (P&I): −$1,316
• Tax from tax record: −$216 /mo · $2,587/yr
• Insurance: −$105
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $-36

Break-even live

Break-even rent $2,071

Max offer price $244,692

Occupancy floor 97%

Sensitivity live

Price	-10% $106	-5% $35	+0% $-36	+5% $-107	+10% $-178
Rent	-10% $-196	-5% $-116	+0% $-36	+5% $44	+10% $124
Rate	-1.0pp $91	-0.5pp $28	base $-36	+0.5pp $-101	+1.0pp $-167

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: $62,750
• Closing costs: $7,530
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1166 Magnolia Way SE Smyrna, GA	2.0	2.5	1292	$2,200	$1.70	45d	1	0.02mi
1339 Poplar Pointe SE Smyrna, GA	2.0	2.0	1452	$2,000	$1.38	18d	1	0.10mi
1298 Poplar PT Smyrna, GA	2.0	2.5	1600	$1,600	$1.00	20d	1	0.13mi
2935 Old Concord Rd SE Smyrna, GA	1.0–4.0	1.0–2.0	1102	$1,792	$1.63	45d	5	0.14mi
1100 Westfield Trce SE Smyrna, GA	2.0	2.5	1320	$2,100	$1.59	14d	1	0.19mi
1100 Westfield Trce SE Smyrna, GA	2.0	2.5	1320	$2,100	$1.59	5d	1	0.19mi
2780 Hall Dr SE Smyrna, GA	4.0	2.0	1216	$2,395	$1.97	18d	1	0.27mi
3104 Biggern Ave SE Smyrna, GA	3.0	2.0	1156	$2,100	$1.82	14d	1	0.47mi
798 Bank St SE Smyrna, GA	4.0	2.0	1535	$2,650	$1.73	45d	1	0.58mi
170 Smyrna Powder Springs Rd SE Smyrna, GA	1.0–2.0	1.0	770	$1,150	$1.49	0d	17	0.63mi
331 Smyrna Powder Springs Rd SE Smyrna, GA	3.0	2.0	1431	$2,200	$1.54	22d	1	0.64mi
640 Glendale Pl SE Smyrna, GA	1.0–2.0	1.0–1.5	1025	$1,348	$1.32	6d	2	0.67mi
3099 Reeves St Unit 1 Smyrna, GA	2.0	1.5	1000	$1,595	$1.59	45d	1	0.74mi
685 Smyrna Hill Dr SE Smyrna, GA	1.0–2.0	1.0–2.0	825	$1,518	$1.84	6d	1	0.86mi
2870 Lakemont Dr SW Unit 2870 Marietta, GA	2.0	2.5	1176	$1,300	$1.11	19d	1	0.87mi
— Marietta, GA	2.0	2.0	1200	$1,800	$1.50	45d	1	0.87mi
2934 Lakemont Dr SW Unit 2936 Marietta, GA	2.0	2.5	1100	$1,295	$1.18	14d	1	0.89mi
2934 Lakemont Dr SW Unit 2936 Marietta, GA	2.0	2.5	1100	$1,495	$1.36	20d	1	0.89mi
804 Madison Ln SE Smyrna, GA	2.0	2.0	1267	$1,950	$1.54	45d	1	0.91mi
708 Madison Ln SE Smyrna, GA	3.0	2.0	1403	$2,275	$1.62	20d	1	0.92mi
2870 Personality Pkwy SW Marietta, GA	2.0–3.0	1.5–2.5	1150	$1,595	$1.39	3d	16	0.95mi
160 Timber Creek Ln SW Marietta, GA	4.0	2.5	1732	$1,895	$1.09	20d	1	1.04mi
1119 Medlin St SE Smyrna, GA	1.0–2.0	1.0	787	$1,281	$1.63	0d	8	1.07mi
311 Wiley Ct SW Marietta, GA	3.0	2.0	1304	$2,285	$1.75	6d	1	1.07mi
2300 Benson Poole Rd SE Smyrna, GA	1.0–2.0	1.0	788	$1,399	$1.78	4d	6	1.08mi
300 Hurt Rd SE Smyrna, GA	2.0–4.0	2.0	1309	$1,458	$1.11	0d	8	1.08mi
250 Robbie Ln SW Marietta, GA	3.0	2.5	1288	$2,116	$1.64	45d	1	1.10mi
970 Windy Hill Rd SE Smyrna, GA	1.0–3.0	1.0–2.0	1121	$2,124	$1.89	0d	8	1.10mi
1901 Old Concord Rd SE Smyrna, GA	2.0–3.0	1.0–2.0	1145	$1,880	$1.64	0d	29	1.13mi
1109 Powder Springs St SE Smyrna, GA	3.0	2.0	1719	$3,000	$1.75	45d	1	1.14mi
1145 Berkley Dr SE Smyrna, GA	2.0	2.5	1361	$2,300	$1.69	14d	1	1.16mi
191 Timber Creek Ln SW Marietta, GA	2.0	2.0	1046	$1,650	$1.58	5d	1	1.19mi
191 Timber Creek Ln SW Unit 2 Marietta, GA	2.0	2.0	1046	$1,700	$1.63	14d	1	1.19mi
2986 Courtland Oaks Trl SW Unit Ter Marietta, GA	2.0	1.0	1200	$1,650	$1.38	6d	1	1.21mi
400 Belmont Pl SE Smyrna, GA	1.0–2.0	1.0–2.0	970	$2,344	$2.42	0d	19	1.24mi
2174 Trailwood Dr SE Smyrna, GA	3.0	1.0	1207	$1,800	$1.49	0d	1	1.26mi
171 Evening Star Dr SE Marietta, GA	4.0	1.0	1022	$1,294	$1.27	22d	1	1.30mi
605 Green Acres Rd SE Smyrna, GA	2.0	1.0	1058	$1,650	$1.56	6d	1	1.30mi
605 Green Acres Rd SE Smyrna, GA	2.0	1.0	1058	$1,650	$1.56	0d	1	1.30mi
161 Larose Cir SE Marietta, GA	3.0	2.0	1200	$1,845	$1.54	25d	1	1.31mi

Listing history 9 events

1. 2026-05-18
   status Under Contract 429-char remark

   Show marketing remark (429 chars)

   Explore 1150 Magnolia Way SE, recently enhanced with fresh interior paint and partial flooring replacement. The living area includes a fireplace, complemented by a kitchen containing all stainless steel appliances. A walk in closet is situated in the primary bedroom, and an outdoor patio provides an exterior space. This property blends modern updates with everyday comfort.. Included 100-Day Home Warranty with buyer activation

2. 2026-05-18
   status Pending 429-char remark

   Show marketing remark (429 chars)

   Explore 1150 Magnolia Way SE, recently enhanced with fresh interior paint and partial flooring replacement. The living area includes a fireplace, complemented by a kitchen containing all stainless steel appliances. A walk in closet is situated in the primary bedroom, and an outdoor patio provides an exterior space. This property blends modern updates with everyday comfort.. Included 100-Day Home Warranty with buyer activation

3. 2026-04-30
   listed $251,000 New 429-char remark

   Show marketing remark (429 chars)

   Explore 1150 Magnolia Way SE, recently enhanced with fresh interior paint and partial flooring replacement. The living area includes a fireplace, complemented by a kitchen containing all stainless steel appliances. A walk in closet is situated in the primary bedroom, and an outdoor patio provides an exterior space. This property blends modern updates with everyday comfort.. Included 100-Day Home Warranty with buyer activation

4. 2026-04-30
   listed $251,000 Active 429-char remark

   Show marketing remark (429 chars)

   Explore 1150 Magnolia Way SE, recently enhanced with fresh interior paint and partial flooring replacement. The living area includes a fireplace, complemented by a kitchen containing all stainless steel appliances. A walk in closet is situated in the primary bedroom, and an outdoor patio provides an exterior space. This property blends modern updates with everyday comfort.. Included 100-Day Home Warranty with buyer activation

5. 2026-04-21
   soldstatus $219,500
6. 2005-11-17
   soldstatus $118,200
7. 1995-05-17
   soldstatus $70,000
8. 1988-12-06
   soldstatus $73,500
9. 1987-09-30
   soldstatus $71,900

ⓘ 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: $2,587 · $216/mo
• Projected year-2 tax: $2,587 · $216/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 · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% 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: $24,315
• − Mortgage interest: −$14,060
• − Property taxes: −$2,587
• − Insurance: −$1,255
• − Repairs & maintenance: −$1,945
• − Management: −$1,945
• − Depreciation: −$7,302
• Taxable loss: −$4,779
• Est. tax savings @ 24.0%: +$1,147
• After-tax cash flow: $719/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 — Smyrna

• Score: 76/100
• State rank: #27
• US rank: #3621

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Smyrna, GA
• County: Cobb County · 777,758 people
• City population: 80,612
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 27,296
• Household income: $120,372
• Rent vs Own: 24.7% rent · 75.3% own
• Severe rent burden: 692.0

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 0.67)
• Race & ethnicity: White 49% Black 26% Hispanic / Latino 13% Two or more races 12% Asian 6%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 2% Serbian 2% Slovak 2%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 81% English-only · Spanish 13% Other Indo-European 2% 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: ▼ -254.68%
• Current HPI: 251.7565
• Rent YoY: ▲ 3.12%
• 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

+249.1% since first listed

9 events — show timeline

• 2026-05-18 Pending — GAMLS
• 2026-05-18 Pending — FMLS
• 2026-04-30 Listed $251,000 FMLS
• 2026-04-30 Listed $251,000 GAMLS
• 2026-04-21 Sold (Public Records) $219,500 Public Records
• 2005-11-17 Sold (Public Records) $118,200 Public Records
• 1995-05-17 Sold (Public Records) $70,000 Public Records
• 1988-12-06 Sold (Public Records) $73,500 Public Records
• 1987-09-30 Sold (Public Records) $71,900 Public Records

Property tax history

+4.8%/yr

Latest (2025): $2,587 · +9.1% YoY. Source: county tax records.