110 Park Ridge Cir · Sandy Springs, GA 30068

$195,000

1 bd · 1.5 ba · 1,026 sqft · Condo public records · 105 Days on market

Built 1980 $190/sqft · 14% below area Est $226k · 14% under $330/mo HOA · 18% of rent

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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 +13.7/15.0
• Cash flow +8.1/30.0
• 1% rule +4.4/10.0
• Rent growth +3.8/5.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Some homes just feel right the moment you walk in and this is one of them. Tucked inside one of East Cobb's most desirable communities, this thoughtfully designed 1 bedroom, 1.5 bath condo blends everyday comfort with the kind of charm that's hard to find at this price point. The open-concept living space sets the tone with rich hardwood floors, vaulted ceilings, and a wood-burning fireplace that anchors the room and makes it feel like home. The kitchen keeps things bright and practical with white cabinetry, stainless appliances, and generous counter space, whether you're meal prepping solo or entertaining a crowd. Your private bedroom retreat features a spacious walk-in closet and an en-suite bath, while a dedicated half bath means guests always have their own space. Step outside to your own private courtyard, a quiet tucked-away spot that's perfect for your morning routine or a glass of wine at the end of the day. Beyond your front door, the community delivers a resort-style pool, tennis courts, and a walkable location steps from top-tier dining, shopping, and everyday essentials. Quick highway access makes commuting a breeze, and being zoned for the award-winning Walton High School is the cherry on top. If you've been waiting for the right one in East Cobb, this is it.

Key facts

• Resort style pool
• Tennis courts
• Private courtyard

Tags

• PRIVATE COURTYARD
• RESORT STYLE POOL
• TENNIS COURTS
• WALKABLE LOCATION
• ZONED FOR WALTON HIGH SCHOOL

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $195k.

Deal economics

• At list price, monthly cash flow is $-193 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (17.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (6.3% below list).
• Recommended offer: $161k (17.5% below list) — sets the bar for cash-flow.
• Cap rate 5.1% 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).
• This rent is only 15% of the median local income ($150k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 105 days — a 9% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $195k implies a 509% gain — meaningful room to come down on a strong offer.

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 $160,948 (17.5% 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 105 days. Have you received any prior offers? Is the seller open to a 17% 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: 0.94% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.24%
• DSCR: 0.81
• GRM: 8.9

CMA / ARV

• ARV (median comp): $226,425
• List price: $195,000
• Delta: -13.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.4%
• Equity multiple: 0.27×
• Total profit: $-39,592
• Equity at exit: $29,075

10-year hold

• IRR: -8.4%
• Equity multiple: 0.41×
• Total profit: $-31,957
• Equity at exit: $16,860

Cash invested: $54,600 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,828 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$203 /mo · $2,437/yr
• Insurance: −$81
• HOA: −$330
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $-193

Break-even live

Break-even rent $2,072

Max offer price $160,948

Occupancy floor —

Sensitivity live

Price	-10% $-82	-5% $-138	+0% $-193	+5% $-248	+10% $-303
Rent	-10% $-337	-5% $-265	+0% $-193	+5% $-121	+10% $-48
Rate	-1.0pp $-95	-0.5pp $-143	base $-193	+0.5pp $-243	+1.0pp $-295

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
302 Park Ridge Cir Marietta, GA	1.0	1.0	1150	$1,795	$1.56	7d	1	0.06mi
5053 Gardenia Cir Marietta, GA	2.0	2.0	1404	$1,995	$1.42	26d	1	0.15mi

HOA detail condo

• Monthly dues: $330 · $3,960/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-13
   statusdays on market $195,000 Pending 105 DOM
2. 2026-06-10
   status $195,000 Active Under Contract 104 DOM
3. 2026-06-09
   days on market $195,000 Active 104 DOM
4. 2026-06-08
   days on market $195,000 Active 103 DOM
5. 2026-06-07
   pricedays on market $195,000 Active 102 DOM
6. 2026-06-04
   days on market $205,000 Active 99 DOM
7. 2026-06-03
   days on market $205,000 Active 98 DOM
8. 2026-06-02
   days on market $205,000 Active 97 DOM
9. 2026-06-01
   days on market $205,000 Active 96 DOM
10. 2026-05-31
    days on market $205,000 Active 95 DOM
11. 2026-04-28
    price $205,000 1292-char remark

    Show marketing remark (1296 chars)

    Some homes just feel right the moment you walk in and this is one of them. Tucked inside one of East Cobb's most desirable communities, this thoughtfully designed 1 bedroom, 1.5 bath condo blends everyday comfort with the kind of charm that's hard to find at this price point. The open-concept living space sets the tone with rich hardwood floors, vaulted ceilings, and a wood-burning fireplace that anchors the room and makes it feel like home. The kitchen keeps things bright and practical with white cabinetry, stainless appliances, and generous counter space, whether you're meal prepping solo or entertaining a crowd. Your private bedroom retreat features a spacious walk-in closet and an en-suite bath, while a dedicated half bath means guests always have their own space. Step outside to your own private courtyard, a quiet tucked-away spot that's perfect for your morning routine or a glass of wine at the end of the day. Beyond your front door, the community delivers a resort-style pool, tennis courts, and a walkable location steps from top-tier dining, shopping, and everyday essentials. Quick highway access makes commuting a breeze, and being zoned for the award-winning Walton High School is the cherry on top. If you've been waiting for the right one in East Cobb, this is it.

12. 2026-04-28
    price $205,000 1296-char remark

    Show marketing remark (1296 chars)

    Some homes just feel right the moment you walk in and this is one of them. Tucked inside one of East Cobb's most desirable communities, this thoughtfully designed 1 bedroom, 1.5 bath condo blends everyday comfort with the kind of charm that's hard to find at this price point. The open-concept living space sets the tone with rich hardwood floors, vaulted ceilings, and a wood-burning fireplace that anchors the room and makes it feel like home. The kitchen keeps things bright and practical with white cabinetry, stainless appliances, and generous counter space, whether you're meal prepping solo or entertaining a crowd. Your private bedroom retreat features a spacious walk-in closet and an en-suite bath, while a dedicated half bath means guests always have their own space. Step outside to your own private courtyard, a quiet tucked-away spot that's perfect for your morning routine or a glass of wine at the end of the day. Beyond your front door, the community delivers a resort-style pool, tennis courts, and a walkable location steps from top-tier dining, shopping, and everyday essentials. Quick highway access makes commuting a breeze, and being zoned for the award-winning Walton High School is the cherry on top. If you've been waiting for the right one in East Cobb, this is it.

13. 2026-02-25
    listed $225,000 Active 1296-char remark

    Show marketing remark (1296 chars)

    Some homes just feel right the moment you walk in and this is one of them. Tucked inside one of East Cobb's most desirable communities, this thoughtfully designed 1 bedroom, 1.5 bath condo blends everyday comfort with the kind of charm that's hard to find at this price point. The open-concept living space sets the tone with rich hardwood floors, vaulted ceilings, and a wood-burning fireplace that anchors the room and makes it feel like home. The kitchen keeps things bright and practical with white cabinetry, stainless appliances, and generous counter space, whether you're meal prepping solo or entertaining a crowd. Your private bedroom retreat features a spacious walk-in closet and an en-suite bath, while a dedicated half bath means guests always have their own space. Step outside to your own private courtyard, a quiet tucked-away spot that's perfect for your morning routine or a glass of wine at the end of the day. Beyond your front door, the community delivers a resort-style pool, tennis courts, and a walkable location steps from top-tier dining, shopping, and everyday essentials. Quick highway access makes commuting a breeze, and being zoned for the award-winning Walton High School is the cherry on top. If you've been waiting for the right one in East Cobb, this is it.

14. 2026-02-24
    historical
15. 2026-02-24
    historical
16. 2026-01-11
    status Back On Market
17. 2026-01-11
    status Active
18. 2026-01-10
    historical
19. 2026-01-10
    historical
20. 2025-11-13
    price $225,000
21. 2025-11-13
    price $225,000
22. 2025-09-10
    listed $225,000 New 1292-char remark

    Show marketing remark (1292 chars)

    Some homes just feel right the moment you walk in and this is one of them. Tucked inside one of East Cobb's most desirable communities, this thoughtfully designed 1 bedroom, 1.5 bath condo blends everyday comfort with the kind of charm that's hard to find at this price point. The open-concept living space sets the tone with rich hardwood floors, vaulted ceilings, and a wood-burning fireplace that anchors the room and makes it feel like home. The kitchen keeps things bright and practical with white cabinetry, stainless appliances, and generous counter space, whether you're meal prepping solo or entertaining a crowd. Your private bedroom retreat features a spacious walk-in closet and an en-suite bath, while a dedicated half bath means guests always have their own space. Step outside to your own private courtyard, a quiet tucked-away spot that's perfect for your morning routine or a glass of wine at the end of the day. Beyond your front door, the community delivers a resort-style pool, tennis courts, and a walkable location steps from top-tier dining, shopping, and everyday essentials. Quick highway access makes commuting a breeze, and being zoned for the award-winning Walton High School is the cherry on top. If you've been waiting for the right one in East Cobb, this is it.

23. 2025-09-10
    listed $235,000 New

    Show marketing remark (1292 chars)

    Some homes just feel right the moment you walk in and this is one of them. Tucked inside one of East Cobb's most desirable communities, this thoughtfully designed 1 bedroom, 1.5 bath condo blends everyday comfort with the kind of charm that's hard to find at this price point. The open-concept living space sets the tone with rich hardwood floors, vaulted ceilings, and a wood-burning fireplace that anchors the room and makes it feel like home. The kitchen keeps things bright and practical with white cabinetry, stainless appliances, and generous counter space, whether you're meal prepping solo or entertaining a crowd. Your private bedroom retreat features a spacious walk-in closet and an en-suite bath, while a dedicated half bath means guests always have their own space. Step outside to your own private courtyard, a quiet tucked-away spot that's perfect for your morning routine or a glass of wine at the end of the day. Beyond your front door, the community delivers a resort-style pool, tennis courts, and a walkable location steps from top-tier dining, shopping, and everyday essentials. Quick highway access makes commuting a breeze, and being zoned for the award-winning Walton High School is the cherry on top. If you've been waiting for the right one in East Cobb, this is it.

24. 2025-09-10
    listed $235,000 Active

    Show marketing remark (1292 chars)

    Some homes just feel right the moment you walk in and this is one of them. Tucked inside one of East Cobb's most desirable communities, this thoughtfully designed 1 bedroom, 1.5 bath condo blends everyday comfort with the kind of charm that's hard to find at this price point. The open-concept living space sets the tone with rich hardwood floors, vaulted ceilings, and a wood-burning fireplace that anchors the room and makes it feel like home. The kitchen keeps things bright and practical with white cabinetry, stainless appliances, and generous counter space, whether you're meal prepping solo or entertaining a crowd. Your private bedroom retreat features a spacious walk-in closet and an en-suite bath, while a dedicated half bath means guests always have their own space. Step outside to your own private courtyard, a quiet tucked-away spot that's perfect for your morning routine or a glass of wine at the end of the day. Beyond your front door, the community delivers a resort-style pool, tennis courts, and a walkable location steps from top-tier dining, shopping, and everyday essentials. Quick highway access makes commuting a breeze, and being zoned for the award-winning Walton High School is the cherry on top. If you've been waiting for the right one in East Cobb, this is it.

25. 1993-05-24
    soldstatus $32,000
26. 1991-06-20
    soldstatus $27,500
27. 1984-05-30
    soldstatus $49,000

ⓘ 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: $2,437 · $203/mo
• Projected year-2 tax: $2,437 · $203/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: $21,937
• − Mortgage interest: −$10,923
• − Property taxes: −$2,437
• − Insurance: −$975
• − Repairs & maintenance: −$1,755
• − Management: −$1,755
• − HOA: −$3,960
• − Depreciation: −$5,673
• Taxable loss: −$5,541
• Est. tax savings @ 24.0%: +$1,330
• After-tax cash flow: $-983/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

+318.4% since first listed

17 events — show timeline

• 2026-04-28 Price Changed $205,000 GAMLS
• 2026-04-28 Price Changed $205,000 FMLS
• 2026-02-25 Listed $225,000 FMLS
• 2026-02-24 Listing Removed — FMLS
• 2026-02-24 Listing Removed — GAMLS
• 2026-01-11 Relisted — GAMLS
• 2026-01-11 Relisted — FMLS
• 2026-01-10 Listing Removed — FMLS
• 2026-01-10 Listing Removed — GAMLS
• 2025-11-13 Price Changed $225,000 GAMLS
• 2025-11-13 Price Changed $225,000 FMLS
• 2025-09-10 Listed $235,000 FMLS
• 2025-09-10 Listed $235,000 GAMLS
• 2025-09-10 Listed $225,000 GAMLS
• 1993-05-24 Sold (Public Records) $32,000 Public Records
• 1991-06-20 Sold (Public Records) $27,500 Public Records
• 1984-05-30 Sold (Public Records) $49,000 Public Records

Property tax history

+11.5%/yr

Latest (2025): $2,437 · +9.3% YoY. Source: county tax records.