93 Vanessa Dr SE · Smyrna, GA 30082

$450,000

4 bd · 2.0 ba · 4,638 sqft · SingleFamily public records · 25 Days on market

Built 1973 10,750 sqft lot $97/sqft · 51% below area Est $472k · at est.

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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).

• Cash flow +21.6/30.0
• ARV discount +9.6/15.0
• DSCR +6.9/10.0
• 1% rule +4.3/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to 93 Vanessa Dr - tucked away on a quiet dead-end street in the highly desirable Concord Village neighborhood of Smyrna also King Springs Elementary school district. This beautifully maintained, 4-sided brick ranch offers 4 bedrooms and 2 bathrooms, delivering the perfect blend of space, comfort, and functionality-all on one convenient level. This home is truly move-in ready, while also offering the opportunity for you to add your own personal touches and make it uniquely yours. Priced accordingly, it's an incredible value for buyers looking to customize without compromising on location or space. Inside, you'll find hardwood floors throughout and a thoughtfully designed layout featuring two spacious living areas, ideal for both entertaining and everyday living. The formal dining room creates the perfect setting for gatherings, holidays, and dinner parties. The updated bathrooms are a standout feature, each offering double vanities for added comfort and convenience. All four bedrooms are generously sized, providing flexibility for guests, a home office, or growing households. Enjoy peaceful mornings or relaxing evenings on the screened-in patio overlooking the backyard. Downstairs, a huge unfinished basement presents endless possibilities-whether you envision a home gym, workshop, a bowling alley (because yes, t's that long) additional living space, or simply need extra storage. The drive-under 2-car garage adds both security and convenience. Conveniently located just minutes from shopping, dining, schools, and major highways, this Concord Village gem combines charm, potential, and location in one exceptional opportunity. Don't miss your chance to make it your own!

Key facts

• 4 sided brick ranch
• Formal dining room
• Hardwood floors

Tags

• QUIET DEAD-END STREET
• CONCORD VILLAGE NEIGHBORHOOD
• 4 SIDED BRICK RANCH
• HARDWOOD FLOORS
• TWO SPACIOUS LIVING AREAS
• FORMAL DINING ROOM

Property features AI

Exterior

• Parking: Front-facing attached garage; Two garage spaces
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-level home (one level); Brick exterior on all four sides
• Construction: Brick/mortar foundation; Shingle roof; Built with brick on all sides
• Exterior features: Covered front porch, rear porch, and patio; Fenced yard; Basement with exterior entry, driveway access, full and unfinished

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Double oven
• Bedrooms: Four main-level bedrooms; Primary suite on the main level
• Flooring: Hardwood floors; Tile floors
• Bathrooms: Two full bathrooms on the main level; Primary bath with double vanity and shower (no tub)
• Heating & cooling: Electric heating; Ceiling fans for cooling
• Interior features: One fireplace located in the family room; Double vanity in baths; Insulated windows; No shared/common walls
• Laundry & utility: Laundry on the main level; Laundry located in a bathroom

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $450k.

Deal economics

• At list price, monthly cash flow is $684 ($8k/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 $420k (6.7% below list).
• Recommended offer: $420k (6.7% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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: King Springs Elementary School (math 50% / reading 60%, grade C, #178 of 1,228 statewide, top 15%, 1,111 students, 21% 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 at 40% FRL track the district average.
• Market conditions: Rents rising (+3.1%/yr); 219 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).
• This rent runs 42% of the median local income ($120k/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 $3k of loan paydown is wiped out by about $14k 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 25 days — a 2% lower offer ($443k) is reasonable based on typical stale-listing flexibility.
• 4 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 $268k; list at $450k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $419,751 (6.7% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.93% ✗
• Cap rate: 8.12%
• Cash-on-cash: 6.51%
• DSCR: 1.29
• GRM: 8.9

CMA / ARV

• ARV (median comp): $472,367
• List price: $450,000
• Delta: -4.74%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 Early Parkway Dr SE	0.21mi	5/5.5 (+1)	4,500 (-3%)	13mo	$1,200,000	$267	56
1375 Mosswood Ln SE	0.67mi	4/3.0	4,472 (-4%)	6mo	$650,000	$145	54
127 Ennisbrook Dr SE	0.51mi	4/3.5	4,461 (-4%)	16mo	$625,000	$140	51
172 Oak Forest Dr SE	0.15mi	5/5.0 (+1)	5,311 (+14%)	11mo	$524,900	$99	43
3805 Cloudland Dr SE	0.64mi	5/3.5 (+1)	4,352 (-6%)	13mo	$1,050,000	$241	38
303 Doeskin Ln SE	0.58mi	4/3.0	4,205 (-9%)	20mo	$628,000	$149	37

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-29,082
• Equity at exit: $67,096

10-year hold

• IRR: 3.5%
• Equity multiple: 1.25×
• Total profit: $31,918
• Equity at exit: $38,908

Cash invested: $126,000 (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: 8.9×

Monthly cashflow live

• Estimated rent: $4,198 medium
• Mortgage (P&I): −$2,360
• Tax from tax record: −$85 /mo · $1,017/yr
• Insurance: −$188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$881
• Net cashflow: $684

Break-even live

Break-even rent $3,332

Max offer price $450,000

Occupancy floor 79%

Sensitivity live

Price	-10% $939	-5% $811	+0% $684	+5% $557	+10% $429
Rent	-10% $352	-5% $518	+0% $684	+5% $850	+10% $1,016
Rate	-1.0pp $911	-0.5pp $798	base $684	+0.5pp $567	+1.0pp $449

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
367 Autumn Ln SE Smyrna, GA	5.0	3.0	3200	$6,900	$2.16	44d	1	0.52mi
3662 Rock Springs Dr SW Smyrna, GA	5.0	3.0	3406	$2,600	$0.76	44d	1	1.26mi

Listing history 16 events

1. 2026-06-02
   status $450,000 Pending 25 DOM

   Show marketing remark (1706 chars)

   Welcome home to 93 Vanessa Dr - tucked away on a quiet dead-end street in the highly desirable Concord Village neighborhood of Smyrna also King Springs Elementary school district. This beautifully maintained, 4-sided brick ranch offers 4 bedrooms and 2 bathrooms, delivering the perfect blend of space, comfort, and functionality-all on one convenient level. This home is truly move-in ready, while also offering the opportunity for you to add your own personal touches and make it uniquely yours. Priced accordingly, it's an incredible value for buyers looking to customize without compromising on location or space. Inside, you'll find hardwood floors throughout and a thoughtfully designed layout featuring two spacious living areas, ideal for both entertaining and everyday living. The formal dining room creates the perfect setting for gatherings, holidays, and dinner parties. The updated bathrooms are a standout feature, each offering double vanities for added comfort and convenience. All four bedrooms are generously sized, providing flexibility for guests, a home office, or growing households. Enjoy peaceful mornings or relaxing evenings on the screened-in patio overlooking the backyard. Downstairs, a huge unfinished basement presents endless possibilities-whether you envision a home gym, workshop, a bowling alley (because yes, t's that long) additional living space, or simply need extra storage. The drive-under 2-car garage adds both security and convenience. Conveniently located just minutes from shopping, dining, schools, and major highways, this Concord Village gem combines charm, potential, and location in one exceptional opportunity. Don't miss your chance to make it your own!

2. 2026-06-01
   days on market $450,000 Active Under Contract 25 DOM
3. 2026-05-31
   days on market $450,000 Active Under Contract 24 DOM

   Show marketing remark (1706 chars)

   Welcome home to 93 Vanessa Dr - tucked away on a quiet dead-end street in the highly desirable Concord Village neighborhood of Smyrna also King Springs Elementary school district. This beautifully maintained, 4-sided brick ranch offers 4 bedrooms and 2 bathrooms, delivering the perfect blend of space, comfort, and functionality-all on one convenient level. This home is truly move-in ready, while also offering the opportunity for you to add your own personal touches and make it uniquely yours. Priced accordingly, it's an incredible value for buyers looking to customize without compromising on location or space. Inside, you'll find hardwood floors throughout and a thoughtfully designed layout featuring two spacious living areas, ideal for both entertaining and everyday living. The formal dining room creates the perfect setting for gatherings, holidays, and dinner parties. The updated bathrooms are a standout feature, each offering double vanities for added comfort and convenience. All four bedrooms are generously sized, providing flexibility for guests, a home office, or growing households. Enjoy peaceful mornings or relaxing evenings on the screened-in patio overlooking the backyard. Downstairs, a huge unfinished basement presents endless possibilities-whether you envision a home gym, workshop, a bowling alley (because yes, t's that long) additional living space, or simply need extra storage. The drive-under 2-car garage adds both security and convenience. Conveniently located just minutes from shopping, dining, schools, and major highways, this Concord Village gem combines charm, potential, and location in one exceptional opportunity. Don't miss your chance to make it your own!

4. 2026-05-07
   listed $450,000 New 1706-char remark

   Show marketing remark (1706 chars)

   Welcome home to 93 Vanessa Dr - tucked away on a quiet dead-end street in the highly desirable Concord Village neighborhood of Smyrna also King Springs Elementary school district. This beautifully maintained, 4-sided brick ranch offers 4 bedrooms and 2 bathrooms, delivering the perfect blend of space, comfort, and functionality-all on one convenient level. This home is truly move-in ready, while also offering the opportunity for you to add your own personal touches and make it uniquely yours. Priced accordingly, it's an incredible value for buyers looking to customize without compromising on location or space. Inside, you'll find hardwood floors throughout and a thoughtfully designed layout featuring two spacious living areas, ideal for both entertaining and everyday living. The formal dining room creates the perfect setting for gatherings, holidays, and dinner parties. The updated bathrooms are a standout feature, each offering double vanities for added comfort and convenience. All four bedrooms are generously sized, providing flexibility for guests, a home office, or growing households. Enjoy peaceful mornings or relaxing evenings on the screened-in patio overlooking the backyard. Downstairs, a huge unfinished basement presents endless possibilities-whether you envision a home gym, workshop, a bowling alley (because yes, t's that long) additional living space, or simply need extra storage. The drive-under 2-car garage adds both security and convenience. Conveniently located just minutes from shopping, dining, schools, and major highways, this Concord Village gem combines charm, potential, and location in one exceptional opportunity. Don't miss your chance to make it your own!

5. 2026-05-07
   listed $450,000 Active 1736-char remark

   Show marketing remark (1706 chars)

   Welcome home to 93 Vanessa Dr - tucked away on a quiet dead-end street in the highly desirable Concord Village neighborhood of Smyrna also King Springs Elementary school district. This beautifully maintained, 4-sided brick ranch offers 4 bedrooms and 2 bathrooms, delivering the perfect blend of space, comfort, and functionality-all on one convenient level. This home is truly move-in ready, while also offering the opportunity for you to add your own personal touches and make it uniquely yours. Priced accordingly, it's an incredible value for buyers looking to customize without compromising on location or space. Inside, you'll find hardwood floors throughout and a thoughtfully designed layout featuring two spacious living areas, ideal for both entertaining and everyday living. The formal dining room creates the perfect setting for gatherings, holidays, and dinner parties. The updated bathrooms are a standout feature, each offering double vanities for added comfort and convenience. All four bedrooms are generously sized, providing flexibility for guests, a home office, or growing households. Enjoy peaceful mornings or relaxing evenings on the screened-in patio overlooking the backyard. Downstairs, a huge unfinished basement presents endless possibilities-whether you envision a home gym, workshop, a bowling alley (because yes, t's that long) additional living space, or simply need extra storage. The drive-under 2-car garage adds both security and convenience. Conveniently located just minutes from shopping, dining, schools, and major highways, this Concord Village gem combines charm, potential, and location in one exceptional opportunity. Don't miss your chance to make it your own!

6. 2026-04-30
   historical
7. 2026-04-30
   historical
8. 2026-04-10
   price $455,000
9. 2026-04-10
   price $455,000
10. 2026-03-12
    price $465,000
11. 2026-03-12
    price $465,000
12. 2026-02-26
    listed $475,000 Active
13. 2026-02-26
    listed $475,000 New
14. 2021-03-15
    soldstatus $268,000
15. 1998-06-05
    soldstatus $145,000
16. 1991-12-03
    soldstatus $106,000

ⓘ 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: $1,017 · $85/mo
• Projected year-2 tax: $4,140 · $345/mo
• Expected delta: +$3,123/yr (+$260/mo · 307.1%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $50,370
• − Mortgage interest: −$25,207
• − Property taxes: −$1,017
• − Insurance: −$2,250
• − Repairs & maintenance: −$4,030
• − Management: −$4,030
• − Depreciation: −$13,091
• Taxable income: $746
• Est. tax owed @ 24.0%: −$179
• After-tax cash flow: $8,028/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

• 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

+324.5% since first listed

18 events — show timeline

• 2026-06-02 Pending — GAMLS
• 2026-06-02 Pending — FMLS
• 2026-05-31 Listing Removed — GAMLS
• 2026-05-27 Contingent — GAMLS
• 2026-05-27 Contingent — FMLS
• 2026-05-07 Listed $450,000 FMLS
• 2026-05-07 Listed $450,000 GAMLS
• 2026-04-30 Listing Removed — FMLS
• 2026-04-30 Listing Removed — GAMLS
• 2026-04-10 Price Changed $455,000 GAMLS
• 2026-04-10 Price Changed $455,000 FMLS
• 2026-03-12 Price Changed $465,000 GAMLS
• 2026-03-12 Price Changed $465,000 FMLS
• 2026-02-26 Listed $475,000 FMLS
• 2026-02-26 Listed $475,000 GAMLS
• 2021-03-15 Sold (Public Records) $268,000 Public Records
• 1998-06-05 Sold (Public Records) $145,000 Public Records
• 1991-12-03 Sold (Public Records) $106,000 Public Records

Property tax history

-2.9%/yr

Latest (2025): $1,017 · -0.4% YoY. Source: county tax records.