2718 Trellis Oaks Dr · Smyrna, GA 30060

$2,800

4 bd · 3.0 ba · 2,800 sqft · SingleFamily public records · 6 Days on market

Built 2005 6,969 sqft lot

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 4 Bed and 3 Full Bath Single Family Home in Marietta neighborhood for Rent $2600/month. This home was built in 2005 and has 2800 sqft. with ideal lower-level In-law / Teen Suite with hardwood floors throughout the house. Oversized living room, Dining area & a Breakfast nook in kitchen, brand new Microwave, and Refrigerator. Upstairs has deck/patio off the Kitchen. Master bedroom and 2 Guest bedrooms upstairs, the laundry room is downstairs. 2 Car garage with huge room opening to backyard. The backyard has a privacy fence and a lower-level patio. Tenant pays all utilities and Lawncare/Lawn maintenance. Small 1 pet allowed no aggressive breed Non-refundable fees and Pet deposit

Key facts

• Deck patio
• Privacy fence
• In-law teen suite

Tags

• IN-LAW TEEN SUITE
• HARDWOOD FLOORS
• DECK PATIO
• PRIVACY FENCE
• LOWER-LEVEL PATIO
• BORDERS SMYRNA

Property features AI

Finance

• Other: Located on asphalt road; private road frontage; Directions available
• HOA & community: Homeowners association with annual association fee; Community sidewalks and street lights

Exterior

• Parking: Garage parking (2 spaces total)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available; Windows listed as a green energy-efficient feature; Other electric and utility services
• Home design: Multi-level / split design; Resale property; Fee simple ownership; Accessible features including accessible doors, entrance, full bath, hallway(s), and electrical/environmental controls
• Construction: Brick front with cement siding and concrete construction; Composition roof; Slab foundation
• Exterior features: Private yard; Deck

Interior

• Kitchen: Eat-in kitchen with breakfast room and pantry; Dishwasher; Refrigerator
• Bedrooms: Three main-level bedrooms; One lower-level bedroom; Roommate floor plan
• Flooring: Hardwood; Carpet; Laminate
• Bathrooms: Three full bathrooms total; Two main-level bathrooms; One lower-level full bathroom; Master bathroom with double vanity and separate tub and shower
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Entrance foyer; One fireplace located in the family room; Double-pane, insulated windows; No shared/common walls; Finished full daylight basement with exterior entry and bath stubbed; Attic, bonus room, game room, media room and other additional rooms
• Laundry & utility: Washer included; Laundry in common area and other laundry options

🏷️ Possibly a rental listed for sale. The $2,800 price doesn't fit this home's estimated sale value (~$490,000) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $3k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $3k).
• Cap rate 929.3% 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: Fair Oaks Elementary School (math 25% / reading 17%, grade F, #850 of 1,228 statewide, top 70%, 761 students, 93% FRL); Floyd Middle School (math 17% / reading 24%, grade F, #345 of 470 statewide, top 74%, 845 students, 80% FRL); Osborne High School (math 9% / reading 12%, grade F, #348 of 424 statewide, top 83%, 2,772 students, 75% FRL) — zoned schools average 83% FRL vs 39% district-wide (44 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 17% at this address vs 42% district-wide (-25 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 (+1.5%/yr); 192 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,625 units permitted in Cobb County in 2024 (389 in 5+ unit buildings).
• At $2,751/mo this rent would consume 49% of the median local household income ($68k/yr) (locally 1368% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $19 of loan paydown is wiped out by about $84 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.
• At projected returns (-3.0% appreciation + 1.5% rent growth), your $784 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y ago 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, 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 $2,800

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 98.23% ✓
• Cap rate: 929.25%
• Cash-on-cash: 3296.28%
• DSCR: 147.67
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $490,000
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 Courtland Oaks Dr SW	0.37mi	4/2.5	2,559 (-9%)	12mo	$420,000	$164	56
2379 Olive Springs Rd	0.66mi	4/2.0	2,586 (-8%)	3mo	$360,000	$139	50
315 Renae	0.71mi	4/2.0	2,700 (-4%)	12mo	$455,000	$169	47
3080 Brownmoore Dr SW	0.62mi	4/2.0	2,424 (-13%)	0mo	$360,000	$149	44
3016 Vineyard Way SE	0.40mi	4/2.5	2,460 (-12%)	18mo	$489,751	$199	44
117 Radford Cir SW	0.68mi	3/2.5 (-1)	3,005 (+7%)	7mo	$385,000	$128	43
157 Long Dr SW	0.49mi	5/3.0 (+1)	2,400 (-14%)	14mo	$420,000	$175	36
55 Huntwood Dr SE	0.67mi	4/3.0	2,562 (-8%)	24mo	$490,000	$191	35
1060 Windy Elm Dr	0.74mi	4/3.5	3,114 (+11%)	16mo	$695,000	$223	31
335 Still Pine Bnd	0.72mi	4/3.0	3,183 (+14%)	19mo	$695,000	$218	28
1013 Natalie Ln SE	0.70mi	3/2.5 (-1)	2,420 (-14%)	24mo	$435,000	$180	18

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 · 1.54% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 170.35×
• Total profit: $132,767
• Equity at exit: $417

10-year hold

• IRR: —
• Equity multiple: 353.71×
• Total profit: $276,527
• Equity at exit: $242

Cash invested: $784 (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 30060

• Rents YoY: 1.5%
• Active inventory: 192
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $2,751 high
• Mortgage (P&I): −$15
• Tax est. 1.5%: −$4 /mo · $42/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $2,154

Break-even live

Break-even rent $24

Max offer price $2,800

Occupancy floor 17%

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: $700
• Closing costs: $84
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2718 Trellis Oaks Dr SW Marietta, GA	4.0	3.0	2800	$2,600	$0.93	22d	1	0.03mi
2737 Trellis Oaks Dr SW Marietta, GA	5.0	3.0	2260	$2,879	$1.27	43d	1	0.06mi
3059 Vineyard Way SE Smyrna, GA	3.0	3.0	2162	$2,450	$1.13	43d	1	0.39mi
153 Learner Ct SE Marietta, GA	3.0	3.0	1924	$2,495	$1.30	43d	1	0.44mi
327 Benson Manor Cir SE Smyrna, GA	4.0	3.5	2282	$3,100	$1.36	4d	1	0.87mi
120 Timber Creek Ter SE Smyrna, GA	4.0	3.0	2364	$3,500	$1.48	43d	1	0.88mi
3381 Hunters Point Rd SE Smyrna, GA	3.0	2.5	2445	$3,200	$1.31	18d	1	1.08mi
2634 Birch St SE Smyrna, GA	5.0	3.0	2767	$3,200	$1.16	24d	1	1.12mi
3390 Creek Valley Dr SE Smyrna, GA	4.0	2.0	2150	$5,500	$2.56	43d	1	1.15mi
112 Davina Dr Smyrna, GA	4.0	3.5	2717	$3,100	$1.14	18d	1	1.16mi
2887 Montview Dr SW Marietta, GA	4.0	2.5	2607	$3,050	$1.17	19d	1	1.27mi
2887 Montview Dr SW Marietta, GA	4.0	2.5	2607	$3,200	$1.23	43d	1	1.27mi
430 Auldon Ct SE Smyrna, GA	3.0	2.5	1977	$2,400	$1.21	18d	1	1.45mi
82 Vanessa Dr SE Smyrna, GA	4.0	3.0	2634	$5,500	$2.09	43d	1	1.50mi

Listing history 5 events

1. 2026-05-21
   listed $2,800
2. 2026-05-20
   listed $2,800 Active
3. 2023-09-28
   historical $2,500
4. 2023-07-29
   listed $2,500
5. 2005-03-16
   soldstatus $62,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $33,006
• − Mortgage interest: −$157
• − Property taxes: −$42
• − Insurance: −$14
• − Repairs & maintenance: −$2,641
• − Management: −$2,641
• − Depreciation: −$81
• Taxable income: $27,431
• Est. tax owed @ 24.0%: −$6,583
• After-tax cash flow: $19,259/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): 38,499
• Household income: $67,510
• Rent vs Own: 51.4% rent · 48.6% own
• Severe rent burden: 1368.0

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 0.70)
• Race & ethnicity: Hispanic / Latino 39% Black 28% White 26% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 24% Puerto Rican 1%
• Common ancestry: Slovak 1% Italian 1% Hispanic 1%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 58% English-only · Spanish 37% Vietnamese 1% 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: ▼ -440.27%
• Current HPI: 270.2922
• Rent YoY: ▲ 1.54%
• 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

-95.5% since first listed

5 events — show timeline

• 2026-05-21 Listed for Rent $2,800 GAMLS
• 2026-05-20 Listed $2,800 FMLS
• 2023-09-28 Rental Removed $2,500 GAMLS
• 2023-07-29 Listed for Rent $2,500 GAMLS
• 2005-03-16 Sold (Public Records) $62,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $4,624 · -0.1% YoY. Source: county tax records.