2078 River Heights Walk SE · Sandy Springs, GA 30067

$225,000

2 bd · 2.0 ba · 1,017 sqft · Condo public records · 14 Days on market

Built 1987

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +5.8/30.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming two-bedroom, two-bathroom condo in the desirable River Heights Walk community, perfectly situated just minutes from the scenic Chattahoochee River in Marietta, Georgia. Tucked away in a peaceful, tree-lined setting, this 1987-built home offers the perfect blend of comfort, convenience, and nature. Step inside to an open, light-filled living space ideal for relaxing or entertaining. The functional kitchen features ample cabinetry and flows seamlessly into the living area. Both bedrooms are generously sized, each with its own full bath, providing privacy and convenience. Enjoy the outdoors from your private deck or patio, surrounded by lush greenery and the tranquil sounds of the nearby river. This low-maintenance condo is located in a community with great amenities, including a swimming pool. Just steps away, the Chattahoochee River National Recreation Area offers miles of hiking and biking trails, kayaking, fishing, and endless outdoor adventures. Whether you're looking for a peaceful retreat or an active lifestyle, this location delivers. Conveniently close to I-285, Johnson Ferry Road, and major shopping and dining options, you're only minutes from Sandy Springs, Smyrna, and all that East Cobb has to offer. This is the perfect opportunity for first-time buyers, investors, or anyone seeking an affordable home in a prime location near the river. Don't miss your chance to own this gem. Schedule your showing today and imagine making this your new home!

Key facts

• Nature views
• Convenient location
• Built 1987

Tags

• CHATTAHOOCHEE RIVER PARK
• NATURE VIEWS
• PRIVATE QUIET COMMUNITY
• WALKING DISTANCE TO TRAILS
• CONVENIENT LOCATION
• EASY COMMUTE TO ATLANTA

Property features AI

Finance

• HOA & community: Monthly association fee; Additional annual association fee; Association covers grounds and structure maintenance, pest control, reserve fund, sewer, pool, termite, tennis courts, trash, and water; Community amenities: clubhouse, fitness center, golf, pool, tennis courts, park, street lights, near public transport and shopping; 186 units in the community

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer; 110-volt electric; Cable available
• Home design: Condominium; One level; Slab foundation; Composition/shingle roof
• Construction: Other construction materials
• Exterior features: Private entrance; Covered deck/patio; In-ground pool (community)

Interior

• Kitchen: Kitchen island; Pantry; White and stained cabinets; Laminate counters; View to family room; Gas cooktop; Gas oven; Dishwasher; Refrigerator
• Bedrooms: Master on main; Roommate floor plan; Two main-level bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: Two full bathrooms; Master bath with tub/shower combo
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric); Ceiling fans
• Interior features: High speed internet; His and hers closets; End unit; Factory-built gas fireplace with gas starter in the living room
• Laundry & utility: Main-level laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $225k.

Deal economics

• At list price, monthly cash flow is $-445 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (17.8% below list).
• Recommended offer: $185k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 3.9% vs local median 2.7% 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 (+3.9%/yr); 238 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $7k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask is 22% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $100k; list at $225k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• 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 $184,897 (17.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 0.82% ✗
• Cap rate: 3.92%
• Cash-on-cash: -8.48%
• DSCR: 0.62
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.91% rent growth · sell at horizon

5-year hold

• IRR: -29.8%
• Equity multiple: 0.00×
• Total profit: $-62,849
• Equity at exit: $33,548

10-year hold

• IRR: -25.8%
• Equity multiple: -0.32×
• Total profit: $-83,091
• Equity at exit: $19,454

Cash invested: $63,000 (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 30067

• Rents YoY: 3.9%
• Active inventory: 238
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,849 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$234 /mo · $2,808/yr
• Insurance: −$94
• HOA est. from 1 same-building comp: −$398
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $-445

Break-even live

Break-even rent $2,412

Max offer price $146,393

Occupancy floor —

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2212 River Heights Ct SE Marietta, GA	2.0	2.0	983	$1,895	$1.93	24d	1	0.10mi
2212 River Heights Ct SE Marietta, GA	2.0	2.0	933	$1,795	$1.92	17d	1	0.10mi
2136 River Heights Walk SE Marietta, GA	3.0	3.0	1245	$2,300	$1.85	5d	1	0.11mi
3930 Paper Mill Rd SE Marietta, GA	1.0	1.0	1194	$1,999	$1.67	43d	1	0.99mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $225,000 Active 14 DOM
2. 2026-06-17
   days on market $225,000 Active 13 DOM
3. 2026-06-16
   days on market $225,000 Active 12 DOM
4. 2026-06-15
   days on market $225,000 Active 11 DOM
5. 2026-06-13
   days on market $225,000 Active 9 DOM
6. 2026-06-13
   pricestatusdays on marketlisting id $225,000 Active 8 DOM
7. 2026-06-09
   days on market $185,000 Active Under Contract 47 DOM
8. 2026-06-08
   days on market $185,000 Active Under Contract 46 DOM
9. 2026-06-07
   days on market $185,000 Active Under Contract 45 DOM
10. 2026-06-04
    days on market $185,000 Active Under Contract 42 DOM
11. 2026-06-03
    days on market $185,000 Active Under Contract 41 DOM
12. 2026-06-02
    days on market $185,000 Active Under Contract 40 DOM
13. 2026-06-01
    days on market $185,000 Active Under Contract 39 DOM
14. 2026-05-31
    days on market $185,000 Active Under Contract 38 DOM
15. 2026-04-29
    historical Active Under Contract 1503-char remark

    Show marketing remark (1503 chars)

    Welcome to this charming two-bedroom, two-bathroom condo in the desirable River Heights Walk community, perfectly situated just minutes from the scenic Chattahoochee River in Marietta, Georgia. Tucked away in a peaceful, tree-lined setting, this 1987-built home offers the perfect blend of comfort, convenience, and nature. Step inside to an open, light-filled living space ideal for relaxing or entertaining. The functional kitchen features ample cabinetry and flows seamlessly into the living area. Both bedrooms are generously sized, each with its own full bath, providing privacy and convenience. Enjoy the outdoors from your private deck or patio, surrounded by lush greenery and the tranquil sounds of the nearby river. This low-maintenance condo is located in a community with great amenities, including a swimming pool. Just steps away, the Chattahoochee River National Recreation Area offers miles of hiking and biking trails, kayaking, fishing, and endless outdoor adventures. Whether you're looking for a peaceful retreat or an active lifestyle, this location delivers. Conveniently close to I-285, Johnson Ferry Road, and major shopping and dining options, you're only minutes from Sandy Springs, Smyrna, and all that East Cobb has to offer. This is the perfect opportunity for first-time buyers, investors, or anyone seeking an affordable home in a prime location near the river. Don't miss your chance to own this gem. Schedule your showing today and imagine making this your new home!

16. 2026-04-29
    historical Active Under Contract

    Show marketing remark (1503 chars)

    Welcome to this charming two-bedroom, two-bathroom condo in the desirable River Heights Walk community, perfectly situated just minutes from the scenic Chattahoochee River in Marietta, Georgia. Tucked away in a peaceful, tree-lined setting, this 1987-built home offers the perfect blend of comfort, convenience, and nature. Step inside to an open, light-filled living space ideal for relaxing or entertaining. The functional kitchen features ample cabinetry and flows seamlessly into the living area. Both bedrooms are generously sized, each with its own full bath, providing privacy and convenience. Enjoy the outdoors from your private deck or patio, surrounded by lush greenery and the tranquil sounds of the nearby river. This low-maintenance condo is located in a community with great amenities, including a swimming pool. Just steps away, the Chattahoochee River National Recreation Area offers miles of hiking and biking trails, kayaking, fishing, and endless outdoor adventures. Whether you're looking for a peaceful retreat or an active lifestyle, this location delivers. Conveniently close to I-285, Johnson Ferry Road, and major shopping and dining options, you're only minutes from Sandy Springs, Smyrna, and all that East Cobb has to offer. This is the perfect opportunity for first-time buyers, investors, or anyone seeking an affordable home in a prime location near the river. Don't miss your chance to own this gem. Schedule your showing today and imagine making this your new home!

17. 2026-04-23
    listed $185,000 New 1503-char remark

    Show marketing remark (1503 chars)

    Welcome to this charming two-bedroom, two-bathroom condo in the desirable River Heights Walk community, perfectly situated just minutes from the scenic Chattahoochee River in Marietta, Georgia. Tucked away in a peaceful, tree-lined setting, this 1987-built home offers the perfect blend of comfort, convenience, and nature. Step inside to an open, light-filled living space ideal for relaxing or entertaining. The functional kitchen features ample cabinetry and flows seamlessly into the living area. Both bedrooms are generously sized, each with its own full bath, providing privacy and convenience. Enjoy the outdoors from your private deck or patio, surrounded by lush greenery and the tranquil sounds of the nearby river. This low-maintenance condo is located in a community with great amenities, including a swimming pool. Just steps away, the Chattahoochee River National Recreation Area offers miles of hiking and biking trails, kayaking, fishing, and endless outdoor adventures. Whether you're looking for a peaceful retreat or an active lifestyle, this location delivers. Conveniently close to I-285, Johnson Ferry Road, and major shopping and dining options, you're only minutes from Sandy Springs, Smyrna, and all that East Cobb has to offer. This is the perfect opportunity for first-time buyers, investors, or anyone seeking an affordable home in a prime location near the river. Don't miss your chance to own this gem. Schedule your showing today and imagine making this your new home!

18. 2026-04-23
    listed $185,000 Active

    Show marketing remark (1503 chars)

    Welcome to this charming two-bedroom, two-bathroom condo in the desirable River Heights Walk community, perfectly situated just minutes from the scenic Chattahoochee River in Marietta, Georgia. Tucked away in a peaceful, tree-lined setting, this 1987-built home offers the perfect blend of comfort, convenience, and nature. Step inside to an open, light-filled living space ideal for relaxing or entertaining. The functional kitchen features ample cabinetry and flows seamlessly into the living area. Both bedrooms are generously sized, each with its own full bath, providing privacy and convenience. Enjoy the outdoors from your private deck or patio, surrounded by lush greenery and the tranquil sounds of the nearby river. This low-maintenance condo is located in a community with great amenities, including a swimming pool. Just steps away, the Chattahoochee River National Recreation Area offers miles of hiking and biking trails, kayaking, fishing, and endless outdoor adventures. Whether you're looking for a peaceful retreat or an active lifestyle, this location delivers. Conveniently close to I-285, Johnson Ferry Road, and major shopping and dining options, you're only minutes from Sandy Springs, Smyrna, and all that East Cobb has to offer. This is the perfect opportunity for first-time buyers, investors, or anyone seeking an affordable home in a prime location near the river. Don't miss your chance to own this gem. Schedule your showing today and imagine making this your new home!

19. 2010-08-12
    price $79,900
20. 2010-07-16
    price $94,900
21. 2007-07-10
    soldstatus $99,900
22. 1991-11-22
    soldstatus $64,900
23. 1988-08-29
    soldstatus $85,900

ⓘ 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: $2,808 · $234/mo
• Projected year-2 tax: $2,808 · $234/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 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,188
• − Mortgage interest: −$12,603
• − Property taxes: −$2,808
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,775
• − Management: −$1,775
• − HOA: −$4,776
• − Depreciation: −$6,545
• Taxable loss: −$9,220
• Est. tax savings @ 24.0%: +$2,213
• After-tax cash flow: $-3,127/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): 47,271
• Household income: $83,568
• Rent vs Own: 56.5% rent · 43.5% own
• Severe rent burden: 2845.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 42% Black 26% Hispanic / Latino 14% Two or more races 12% Asian 8%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Estonian 7% Slovak 2% Romanian 2%
• Foreign-born: 25% · Canada, Jamaica, South Korea
• Languages at home: 69% English-only · Other Indo-European 11% Spanish 11% 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: ▼ -310.80%
• Current HPI: 251.5104
• Rent YoY: ▲ 3.91%
• 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

+115.4% since first listed

9 events — show timeline

• 2026-04-29 Contingent — GAMLS
• 2026-04-29 Contingent — FMLS
• 2026-04-23 Listed $185,000 FMLS
• 2026-04-23 Listed $185,000 GAMLS
• 2010-08-12 Price Changed $79,900 GAMLS
• 2010-07-16 Price Changed $94,900 GAMLS
• 2007-07-10 Sold (Public Records) $99,900 Public Records
• 1991-11-22 Sold (Public Records) $64,900 Public Records
• 1988-08-29 Sold (Public Records) $85,900 Public Records

Property tax history

+4.6%/yr

Latest (2025): $2,808 · -0.1% YoY. Source: county tax records.