1069 Merritt Rd · Marietta, GA 30062

$265,000

3 bd · 1.0 ba · 1,122 sqft · SingleFamily public records · 38 Days on market

Built 1949 0.70 ac lot $236/sqft · 21% below area Est $335k · 21% 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 +15.0/15.0
• Cash flow +8.5/30.0
• Livability +4.2/5.0
• Schools +3.8/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.3/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 1-bath ranch in desirable Marietta location! This inviting home features a classic single-level layout with abundant natural light and a warm, welcoming feel throughout. The spacious living area has ample space to unwind and connects to the dining area and the kitchen equipped with stainless appliances, offering functionality for everyday living and entertaining. Three comfortable bedrooms provide flexibility for family, guests, or a home office. Situated on a large, level lot with mature trees, the property offers a generous yard with plenty of space for outdoor enjoyment, gardening, expansion or pets. The covered front entry adds to the home's curb appeal, creating a cozy first impression. Home was recently painted a cheerful yellow. The roof was replaced in 2021. LVP flooring recently added as well as new windows. There is no HOA and the backyard features a newer storage building for your seasonal or lawn maintenance items. Current owners have chicken coop and there are fresh eggs daily. Conveniently located near shopping, dining, schools, and major highways, this home is ideal for first-time buyers, investors, or anyone looking to enjoy all that Marietta has to offer. Don't miss this great opportunity. Schedule your showing today!

Key facts

• Generous yard
• Stainless appliances
• Large level lot

Tags

• SINGLE-LEVEL LAYOUT
• STAINLESS APPLIANCES
• LARGE LEVEL LOT
• MATURE TREES
• GENEROUS YARD
• COVERED FRONT ENTRY

Property features AI

Exterior

• Parking: Space for 4 vehicles; Driveway; Parking pad; Parking at kitchen level; Open parking
• Utilities: Public water; Septic tank sewer; Electricity (110 volts); Electricity available; Natural gas available; Phone available; Cable available; Water available
• Home design: One level; Resale property
• Construction: Frame construction with wood siding; Shingle/composition roof
• Exterior features: Front porch; Shed(s) / storage; Other exterior features; Asphalt road frontage on a state road; Street lights nearby; Near schools, shopping, and trails/greenway

Interior

• Kitchen: White cabinets with laminate counters; Electric range; Microwave
• Bedrooms: Three bedrooms on the main level; Master bedroom on main
• Flooring: Luxury vinyl; Vinyl
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Double-pane windows; No common walls; Other interior features; Crawl space basement
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-233 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (15.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (26.0% below list).
• Recommended offer: $196k (26.0% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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+.
• 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: Sedalia Park Elementary School (math 24% / reading 28%, grade F, #728 of 1,228 statewide, top 60%, 612 students, 58% FRL); Daniell Middle School (math 28% / reading 42%, grade F, #191 of 470 statewide, top 41%, 981 students, 48% FRL); Sprayberry High School (math 22% / reading 34%, grade F, #155 of 424 statewide, top 37%, 1,831 students, 36% FRL).
• Zoned-school proficiency averages 30% at this address vs 42% district-wide (-12 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 soft (-1.1%/yr); 371 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 38 days — a 3% lower offer ($257k) 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 $50k; list at $265k implies a 430% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• 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 $196,173 (26.0% 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 38 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.74% ✗
• Cap rate: 5.24%
• Cash-on-cash: -3.77%
• DSCR: 0.83
• GRM: 11.3

CMA / ARV

• ARV (median comp): $335,193
• List price: $265,000
• Delta: -20.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1189 Azalea Cir	0.30mi	3/2.0	1,050 (-6%)	6mo	$334,900	$319	66
996 Azalea Cir NE	0.05mi	4/1.0 (+1)	1,225 (+9%)	24mo	$294,500	$240	58
1234 Barnes Mill Rd	0.65mi	3/1.0	1,194 (+6%)	7mo	$250,000	$209	53
641 Wilshire Ave	0.67mi	3/2.0	1,216 (+8%)	8mo	$310,000	$255	44
1210 Beech St	0.72mi	2/1.5 (-1)	960 (-14%)	13mo	$320,000	$333	24

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: -25.9%
• Equity multiple: 0.14×
• Total profit: $-63,550
• Equity at exit: $39,512

10-year hold

• IRR: -35.9%
• Equity multiple: -0.30×
• Total profit: $-96,689
• Equity at exit: $22,912

Cash invested: $74,200 (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 30062

• Rents YoY: -1.1%
• Active inventory: 371
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,962 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$283 /mo · $3,396/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $-233

Break-even live

Break-even rent $2,257

Max offer price $223,786

Occupancy floor —

Sensitivity live

Price	-10% $-83	-5% $-158	+0% $-233	+5% $-308	+10% $-383
Rent	-10% $-388	-5% $-311	+0% $-233	+5% $-156	+10% $-78
Rate	-1.0pp $-100	-0.5pp $-166	base $-233	+0.5pp $-302	+1.0pp $-372

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1140 Azalea Cir Marietta, GA	3.0	2.0	1456	$2,195	$1.51	45d	1	0.37mi
1138 Highland Dr Marietta, GA	3.0	1.0	1320	$2,000	$1.52	20d	1	0.45mi
1136 W Commons Marietta, GA	1.0–3.0	1.0–2.5	1041	$1,799	$1.73	0d	36	0.59mi
549 Alpine Way Marietta, GA	3.0	2.0	1168	$1,900	$1.63	45d	1	0.74mi
931 Mill Stone Dr Marietta, GA	2.0	2.5	1232	$1,700	$1.38	16d	1	0.93mi
1650 Barnes Mill Rd Marietta, GA	1.0–2.0	1.0–2.0	942	$1,733	$1.84	0d	38	1.05mi
1730 Paddlewheel Dr Marietta, GA	2.0	2.5	1464	$2,150	$1.47	45d	1	1.14mi
516 Fairground St NE Marietta, GA	2.0	1.0	775	$1,695	$2.19	25d	1	1.15mi
514 N Fairground St NE Marietta, GA	2.0	1.0	775	$1,695	$2.19	45d	1	1.15mi
511 Gresham Park Dr Apt D Marietta, GA	2.0	1.0	811	$1,299	$1.60	0d	1	1.17mi
512 Fairground St NE Marietta, GA	2.0	1.0	775	$1,495	$1.93	45d	1	1.17mi
2085 Roswell Rd Marietta, GA	1.0–3.0	1.0–2.0	939	$1,966	$2.09	0d	38	1.34mi
1805 Roswell Rd Marietta, GA	1.0–3.0	1.0–2.5	1217	$2,090	$1.72	0d	24	1.42mi
468 Birney St NE Unit 468 Marietta, GA	2.0	1.0	830	$1,295	$1.56	45d	1	1.44mi
466 Birney St NE Unit 466 Marietta, GA	2.0	1.0	830	$1,295	$1.56	45d	1	1.44mi
925 Gresham Ave NE Marietta, GA	1.0–2.0	1.0–2.0	866	$1,550	$1.79	4d	6	1.44mi

Listing history 12 events

1. 2026-06-13
   statusdays on market $265,000 Pending 38 DOM
2. 2026-06-09
   days on market $265,000 Active 35 DOM
3. 2026-06-08
   days on market $265,000 Active 34 DOM
4. 2026-06-07
   days on market $265,000 Active 33 DOM
5. 2026-06-04
   days on market $265,000 Active 30 DOM
6. 2026-06-03
   days on market $265,000 Active 29 DOM
7. 2026-06-02
   days on market $265,000 Active 28 DOM
8. 2026-06-01
   days on market $265,000 Active 27 DOM
9. 2026-05-31
   days on market $265,000 Active 26 DOM
10. 2026-05-03
    listed $270,000 New 1274-char remark

    Show marketing remark (1274 chars)

    Charming 3-bedroom, 1-bath ranch in desirable Marietta location! This inviting home features a classic single-level layout with abundant natural light and a warm, welcoming feel throughout. The spacious living area has ample space to unwind and connects to the dining area and the kitchen equipped with stainless appliances, offering functionality for everyday living and entertaining. Three comfortable bedrooms provide flexibility for family, guests, or a home office. Situated on a large, level lot with mature trees, the property offers a generous yard with plenty of space for outdoor enjoyment, gardening, expansion or pets. The covered front entry adds to the home's curb appeal, creating a cozy first impression. Home was recently painted a cheerful yellow. The roof was replaced in 2021. LVP flooring recently added as well as new windows. There is no HOA and the backyard features a newer storage building for your seasonal or lawn maintenance items. Current owners have chicken coop and there are fresh eggs daily. Conveniently located near shopping, dining, schools, and major highways, this home is ideal for first-time buyers, investors, or anyone looking to enjoy all that Marietta has to offer. Don't miss this great opportunity. Schedule your showing today!

11. 2026-05-03
    listed $270,000 Active 1286-char remark

    Show marketing remark (1274 chars)

    Charming 3-bedroom, 1-bath ranch in desirable Marietta location! This inviting home features a classic single-level layout with abundant natural light and a warm, welcoming feel throughout. The spacious living area has ample space to unwind and connects to the dining area and the kitchen equipped with stainless appliances, offering functionality for everyday living and entertaining. Three comfortable bedrooms provide flexibility for family, guests, or a home office. Situated on a large, level lot with mature trees, the property offers a generous yard with plenty of space for outdoor enjoyment, gardening, expansion or pets. The covered front entry adds to the home's curb appeal, creating a cozy first impression. Home was recently painted a cheerful yellow. The roof was replaced in 2021. LVP flooring recently added as well as new windows. There is no HOA and the backyard features a newer storage building for your seasonal or lawn maintenance items. Current owners have chicken coop and there are fresh eggs daily. Conveniently located near shopping, dining, schools, and major highways, this home is ideal for first-time buyers, investors, or anyone looking to enjoy all that Marietta has to offer. Don't miss this great opportunity. Schedule your showing today!

12. 1996-06-28
    soldstatus $50,000

ⓘ 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: $3,396 · $283/mo
• Projected year-2 tax: $3,396 · $283/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 · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $23,541
• − Mortgage interest: −$14,844
• − Property taxes: −$3,396
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,883
• − Management: −$1,883
• − Depreciation: −$7,709
• Taxable loss: −$7,500
• Est. tax savings @ 24.0%: +$1,800
• After-tax cash flow: $-1,000/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 — 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

• County: Cobb County · 777,758 people
• City population: 331,369
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 62,284
• Household income: $132,631
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 729.0

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 64% Black 11% Asian 10% Two or more races 9% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Romanian 3% Slovak 3% Italian 2%
• Foreign-born: 16% · Canada, South Korea, China
• Languages at home: 81% English-only · Other Indo-European 6% Spanish 6% Other Asian/Pacific 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: ▼ -332.40%
• Current HPI: 275.0618
• Rent YoY: ▼ -1.15%
• 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

+430.0% since first listed

8 events — show timeline

• 2026-06-12 Pending — FMLS
• 2026-06-12 Pending — GAMLS
• 2026-05-28 Price Changed $265,000 FMLS
• 2026-05-28 Price Changed $265,000 GAMLS
• 2026-05-28 Price Changed $259,000 FMLS
• 2026-05-03 Listed $270,000 GAMLS
• 2026-05-03 Listed $270,000 FMLS
• 1996-06-28 Sold (Public Records) $50,000 Public Records

Property tax history

+9.5%/yr

Latest (2025): $3,396 · -0.1% YoY. Source: county tax records.