948 Powder Springs St · Marietta, GA 30064

$360,000

3 bd · 2.0 ba · 2,664 sqft · SingleFamily public records · 124 Days on market

Built 1978 1.30 ac lot $135/sqft · 29% below area Est $506k · 29% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.1/30.0
• Rent growth +4.6/5.0
• DSCR +4.3/10.0
• Livability +4.2/5.0
• Schools +3.2/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated on a sprawling 1.3-acre lot, this property presents a rare opportunity for investors, builders, or end-users looking to unlock significant value in a highly desirable Marietta location. The expansive lot offers exceptional depth, privacy, and flexibility—ideal for a custom new construction estate, redevelopment, or thoughtful renovation. The existing home is being sold as-is, making this an excellent canvas for those with vision. Whether you choose to renovate, expand, or build new, the true value lies in the land—a hard-to-find oversized parcel with mature trees, generous setbacks, and room for a luxury residence, outdoor living spaces, pool, or detached structures. Conveniently located near major roads, shopping, dining, and everyday amenities, while still offering the feel of a private retreat, this property combines location, scale, and opportunity in one compelling package.

Key facts

• Oversized parcel
• 1.3-acre lot
• Generous setbacks

Tags

• 1.3-ACRE LOT
• CUSTOM NEW CONSTRUCTION ESTATE
• OVERSIZED PARCEL
• MATURE TREES
• GENEROUS SETBACKS
• OUTDOOR LIVING SPACES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $52 ($627/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 $274k (23.8% below list).
• Recommended offer: $274k (23.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.2% 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 rising fast (+8.5%/yr); 418 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $11k 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 124 days — a 12% lower offer ($317k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $90k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $106k; list at $360k implies a 239% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $274,362 (23.8% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.76% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.62%
• DSCR: 1.03
• GRM: 10.9

CMA / ARV

• ARV (median comp): $505,984
• List price: $360,000
• Delta: -28.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
808 Chestnut Hill Rd SW	0.52mi	3/2.0	2,656 (-0%)	1mo	$425,000	$160	74
340 Anglewood Ave	0.39mi	3/2.0	2,495 (-6%)	1mo	$550,000	$220	70
651 Chestnut Hill Rd SW	0.33mi	4/3.0 (+1)	2,684 (+1%)	5mo	$775,000	$289	70
868 Hickory Dr SW	0.09mi	3/2.5	2,376 (-11%)	9mo	$750,000	$316	69
978 Laurel Springs Ln SW	0.38mi	4/3.0 (+1)	2,590 (-3%)	1mo	$495,000	$191	68
852 Hickory Dr SW	0.20mi	3/3.0	2,952 (+11%)	6mo	$475,000	$161	63
985 Laurel Springs Ln	0.36mi	4/2.5 (+1)	2,576 (-3%)	9mo	$485,000	$188	63
575 Woodvalley Dr SW	0.59mi	3/2.5	2,766 (+4%)	9mo	$650,000	$235	56
1315 Arden Dr SW	0.65mi	4/2.5 (+1)	2,534 (-5%)	8mo	$420,000	$166	48
739 Colston Rd SW	0.68mi	4/2.5 (+1)	2,834 (+6%)	9mo	$599,900	$212	43
842 Laurel Crest Ct SW	0.69mi	4/3.5 (+1)	2,903 (+9%)	10mo	$500,000	$172	34
823 Laurel Crest Ct SW	0.61mi	4/3.0 (+1)	3,034 (+14%)	11mo	$650,000	$214	30

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -10.7%
• Equity multiple: 0.60×
• Total profit: $-40,694
• Equity at exit: $53,677

10-year hold

• IRR: 3.9%
• Equity multiple: 1.34×
• Total profit: $34,083
• Equity at exit: $31,126

Cash invested: $100,800 (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 30064

• Rents YoY: 8.5%
• Active inventory: 418
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,744 high
• Mortgage (P&I): −$1,888
• Tax from tax record: −$77 /mo · $928/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$576
• Net cashflow: $52

Break-even live

Break-even rent $2,677

Max offer price $360,000

Occupancy floor 93%

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
438 Bannon Way Marietta, GA	3.0	2.5	1897	$3,000	$1.58	5d	1	0.15mi
981 Brownstone Ln #17 Marietta, GA	3.0	2.5	2480	$2,750	$1.11	43d	1	0.39mi
1052 Laurel Valley Dr SW Marietta, GA	4.0	2.5	2695	$2,845	$1.06	24d	1	0.58mi
1186 Arrowlake Rd Marietta, GA	3.0	2.5	2064	$2,700	$1.31	43d	1	1.17mi
1174 Arrowlake Rd Marietta, GA	3.0	2.5	1962	$2,695	$1.37	4d	1	1.19mi
1159 Arrowlake Rd Unit 1159 Marietta, GA	3.0	2.5	2000	$2,950	$1.48	18d	1	1.21mi
260 Manning Rd SW #108 Marietta, GA	3.0	3.5	2172	$2,195	$1.01	43d	1	1.23mi
105 W Dixie Ave SE Marietta, GA	4.0	3.5	2492	$3,500	$1.40	3d	1	1.27mi
260 Manning Rd SW #155 Marietta, GA	3.0	2.5	2138	$2,500	$1.17	4d	1	1.37mi
2047 Ridgestone Lndg SW Marietta, GA	3.0	2.5	1794	$2,399	$1.34	24d	1	1.39mi
66 Trammell St SW Unit B Marietta, GA	2.0	1.0	2982	$1,775	$0.60	24d	1	1.47mi

Listing history 19 events

1. 2026-06-07
   days on market $360,000 Active 124 DOM
2. 2026-06-04
   days on market $360,000 Active 121 DOM
3. 2026-06-03
   days on market $360,000 Active 120 DOM
4. 2026-06-02
   days on market $360,000 Active 119 DOM
5. 2026-06-02
   remarks 699-char remark
6. 2026-06-02
   days on marketlisting id $360,000 Active 118 DOM
7. 2026-06-01
   days on market $360,000 Active 121 DOM
8. 2026-05-31
   days on market $360,000 Active 120 DOM
9. 2026-04-20
   price $380,000 918-char remark

   Show marketing remark (918 chars)

   Situated on a sprawling 1.3-acre lot, this property presents a rare opportunity for investors, builders, or end-users looking to unlock significant value in a highly desirable Marietta location. The expansive lot offers exceptional depth, privacy, and flexibility—ideal for a custom new construction estate, redevelopment, or thoughtful renovation. The existing home is being sold as-is, making this an excellent canvas for those with vision. Whether you choose to renovate, expand, or build new, the true value lies in the land—a hard-to-find oversized parcel with mature trees, generous setbacks, and room for a luxury residence, outdoor living spaces, pool, or detached structures. Conveniently located near major roads, shopping, dining, and everyday amenities, while still offering the feel of a private retreat, this property combines location, scale, and opportunity in one compelling package.

10. 2026-03-05
    price $390,000 906-char remark

    Show marketing remark (906 chars)

    Situated on a sprawling 1.3-acre lot, this property presents a rare opportunity for investors, builders, or end-users looking to unlock significant value in a highly desirable Marietta location. The expansive lot offers exceptional depth, privacy, and flexibility-ideal for a custom new construction estate, redevelopment, or thoughtful renovation. The existing home is being sold as-is, making this an excellent canvas for those with vision. Whether you choose to renovate, expand, or build new, the true value lies in the land-a hard-to-find oversized parcel with mature trees, generous setbacks, and room for a luxury residence, outdoor living spaces, pool, or detached structures. Conveniently located near major roads, shopping, dining, and everyday amenities, while still offering the feel of a private retreat, this property combines location, scale, and opportunity in one compelling package.

11. 2026-02-28
    price $390,000 918-char remark

    Show marketing remark (918 chars)

    Situated on a sprawling 1.3-acre lot, this property presents a rare opportunity for investors, builders, or end-users looking to unlock significant value in a highly desirable Marietta location. The expansive lot offers exceptional depth, privacy, and flexibility—ideal for a custom new construction estate, redevelopment, or thoughtful renovation. The existing home is being sold as-is, making this an excellent canvas for those with vision. Whether you choose to renovate, expand, or build new, the true value lies in the land—a hard-to-find oversized parcel with mature trees, generous setbacks, and room for a luxury residence, outdoor living spaces, pool, or detached structures. Conveniently located near major roads, shopping, dining, and everyday amenities, while still offering the feel of a private retreat, this property combines location, scale, and opportunity in one compelling package.

12. 2026-01-30
    listed $450,000 Active 918-char remark

    Show marketing remark (906 chars)

    Situated on a sprawling 1.3-acre lot, this property presents a rare opportunity for investors, builders, or end-users looking to unlock significant value in a highly desirable Marietta location. The expansive lot offers exceptional depth, privacy, and flexibility-ideal for a custom new construction estate, redevelopment, or thoughtful renovation. The existing home is being sold as-is, making this an excellent canvas for those with vision. Whether you choose to renovate, expand, or build new, the true value lies in the land-a hard-to-find oversized parcel with mature trees, generous setbacks, and room for a luxury residence, outdoor living spaces, pool, or detached structures. Conveniently located near major roads, shopping, dining, and everyday amenities, while still offering the feel of a private retreat, this property combines location, scale, and opportunity in one compelling package.

13. 2026-01-30
    listed $450,000 New 906-char remark

    Show marketing remark (906 chars)

    Situated on a sprawling 1.3-acre lot, this property presents a rare opportunity for investors, builders, or end-users looking to unlock significant value in a highly desirable Marietta location. The expansive lot offers exceptional depth, privacy, and flexibility-ideal for a custom new construction estate, redevelopment, or thoughtful renovation. The existing home is being sold as-is, making this an excellent canvas for those with vision. Whether you choose to renovate, expand, or build new, the true value lies in the land-a hard-to-find oversized parcel with mature trees, generous setbacks, and room for a luxury residence, outdoor living spaces, pool, or detached structures. Conveniently located near major roads, shopping, dining, and everyday amenities, while still offering the feel of a private retreat, this property combines location, scale, and opportunity in one compelling package.

14. 2010-06-10
    historical
15. 2010-04-29
    soldstatus $106,250 Sold
16. 2010-04-02
    status Pending
17. 2010-03-25
    listed $112,500 Active
18. 2008-08-08
    soldstatus $212,000
19. 2006-04-21
    soldstatus $200,000

ⓘ 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: $928 · $77/mo
• Projected year-2 tax: $3,312 · $276/mo
• Expected delta: +$2,384/yr (+$199/mo · 257.1%)

ⓘ 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 2/10 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,923
• − Mortgage interest: −$20,166
• − Property taxes: −$928
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,634
• − Management: −$2,634
• − Depreciation: −$10,473
• Taxable loss: −$5,710
• Est. tax savings @ 24.0%: +$1,370
• After-tax cash flow: $1,998/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): 52,125
• Household income: $122,195
• Rent vs Own: 17.0% rent · 83.0% own
• Severe rent burden: 1017.0

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 0.59)
• Race & ethnicity: White 59% Black 23% Hispanic / Latino 10% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 4% Lithuanian 3% Italian 2%
• Foreign-born: 10% · Canada
• Languages at home: 87% English-only · Spanish 8% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -279.22%
• Current HPI: 257.1402
• Rent YoY: ▲ 8.47%
• 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

+90.0% since first listed

11 events — show timeline

• 2026-04-20 Price Changed $380,000 FMLS
• 2026-03-05 Price Changed $390,000 GAMLS
• 2026-02-28 Price Changed $390,000 FMLS
• 2026-01-30 Listed $450,000 GAMLS
• 2026-01-30 Listed $450,000 FMLS
• 2010-06-10 Listing Removed — FMLS
• 2010-04-29 Sold (MLS) $106,250 FMLS
• 2010-04-02 Pending — FMLS
• 2010-03-25 Listed $112,500 FMLS
• 2008-08-08 Sold (Public Records) $212,000 Public Records
• 2006-04-21 Sold (Public Records) $200,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $928 · +0.0% YoY. Source: county tax records.