1198 Ashborough Ter Unit F · Marietta, GA 30067

$184,000

3 bd · 1.5 ba · 1,425 sqft · Condo public records · 10 Days on market

Built 1973 $129/sqft · 44% below area Est $328k · 44% under $450/mo HOA · 24% of rent

---

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 +7.6/30.0
• 1% rule +5.4/10.0
• Livability +4.2/5.0
• Schools +3.8/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

This excellently located condominium has recently been updated with fresh paint, new stainless steel dishwasher, new ceiling fan/lights, and new tile backsplash in kitchen. The gourmet kitchen boasts a quartz countertop, breakfast bar, stainless steel appliances, and gas stove/range. Combined family/dining room features double French doors overlooking private, fenced-in back yard with astro-turf type lawn for year-round enjoyment. Quartz vanity tops in both bathrooms. Washer and dryer included. HOA fee includes both water and gas so the only utility owner pays is electricity. Two assigned parking spaces near front door. This family-friendly community offers a swimming pool, tennis courts, a

Key facts

• Quartz countertop
• Gourmet kitchen
• Gas stove

Tags

• GOURMET KITCHEN
• QUARTZ COUNTERTOP
• BREAKFAST BAR
• STAINLESS STEEL APPLIANCES
• GAS STOVE
• PRIVATE FENCED-IN BACK YARD

Property features AI

Finance

• HOA & community: Monthly association fee of $450; Association covers gas, grounds and structure maintenance, pest control, reserve fund, sewer, pool, tennis, trash and water; Community amenities include clubhouse, pool, tennis courts, playground; near schools and shopping; homeowners association

Exterior

• Parking: Two assigned parking spaces (kitchen level)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available; Underground utilities
• Home design: Condominium; Two levels; Attic space
• Construction: Brick and stucco construction; Composition roof; Slab foundation; Updated/remodeled condition
• Exterior features: Private entrance; Enclosed patio; Patio; Back yard with wood fencing

Interior

• Kitchen: Breakfast bar; Stone countertops; Cabinets; Dishwasher; Gas range; Refrigerator; Disposal
• Bedrooms: Oversized master; Three upper-level bedrooms
• Flooring: Ceramic tile; Luxury vinyl
• Bathrooms: One full bathroom (upper level) with tub/shower combo; One half bathroom (main level); Master bath with double vanity
• Heating & cooling: Natural gas heating; Central air conditioning; Ceiling fans
• Interior features: Disappearing attic stairs; Double vanity; Aluminum window frames; 2+ common walls (townhome/condo setting), no one above or below
• Laundry & utility: Main level laundry closet in hall; Washer and dryer included; Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $184k.

Deal economics

• At list price, monthly cash flow is $-217 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (17.0% below list).
• Meets the 1% rule at list price ($2k rent vs $184k).
• Recommended offer: $153k (17.0% below list) — sets the bar for cash-flow.
• Cap rate 4.9% 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: Powers Ferry Elementary School (math 22% / reading 22%, grade F, #810 of 1,228 statewide, top 69%, 413 students, 79% FRL); East Cobb Middle School (math 25% / reading 29%, grade F, #271 of 470 statewide, top 60%, 1,334 students, 57% FRL); Wheeler High School (math 25% / reading 36%, grade F, #131 of 424 statewide, top 31%, 2,375 students, 39% FRL) — zoned schools average 58% FRL vs 39% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 42% district-wide (-16 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 (+3.9%/yr); 243 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 2y 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.
• Current owner paid $130k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• 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 $152,640 (17.0% 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. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.04% ✓
• Cap rate: 4.88%
• Cash-on-cash: -5.05%
• DSCR: 0.78
• GRM: 8.0

CMA / ARV

• ARV (median comp): $328,449
• List price: $184,000
• Delta: -48.55%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -23.2%
• Equity multiple: 0.19×
• Total profit: $-41,554
• Equity at exit: $27,435

10-year hold

• IRR: -14.4%
• Equity multiple: 0.12×
• Total profit: $-45,361
• Equity at exit: $15,909

Cash invested: $51,520 (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: 243
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,905 high
• Mortgage (P&I): −$965
• Tax est. 1.5%: −$230 /mo · $2,760/yr
• Insurance: −$77
• HOA: −$450
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-217

Break-even live

Break-even rent $2,179

Max offer price $152,640

Occupancy floor —

Sensitivity live

Price	-10% $-90	-5% $-153	+0% $-217	+5% $-280	+10% $-344
Rent	-10% $-367	-5% $-292	+0% $-217	+5% $-141	+10% $-66
Rate	-1.0pp $-124	-0.5pp $-170	base $-217	+0.5pp $-264	+1.0pp $-313

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: $46,000
• Closing costs: $5,520
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1981 Hidden Glen Dr SE Marietta, GA	1.0–4.0	1.0–2.0	1080	$1,454	$1.35	0d	33	0.19mi
750 Franklin Gtwy SE Marietta, GA	1.0–3.0	1.0–2.0	1012	$1,949	$1.92	3d	14	0.39mi
860 Franklin Gtwy SE Marietta, GA	1.0–3.0	1.0–2.0	1025	$1,850	$1.80	3d	14	0.55mi
991 Wylie Rd SE Marietta, GA	1.0–3.0	1.0–2.0	938	$1,753	$1.87	0d	33	0.58mi
730 Franklin Gtwy SE Marietta, GA	1.0–2.0	1.0–2.0	1160	$1,756	$1.51	17d	16	0.61mi
720 Franklin Gtwy SE Marietta, GA	1.0–3.0	1.0–2.0	1137	$2,297	$2.02	0d	15	0.71mi
730 Franklin Rd Unit A05 Marietta, GA	2.0	2.0	1228	$1,425	$1.16	13d	1	0.72mi
707 Franklin Gtwy SE Marietta, GA	1.0–3.0	1.0–2.5	1150	$2,226	$1.94	3d	24	0.82mi
1808 Augusta Dr SE Marietta, GA	2.0	1.0	1097	$1,545	$1.41	0d	1	0.87mi
1603 Augusta Dr SE Marietta, GA	4.0	2.0	1350	$850	$0.63	45d	1	0.88mi
1113 Powers Ferry Pl SE Marietta, GA	3.0	1.0–2.5	1109	$2,149	$1.94	0d	38	0.88mi
3500 Windcliff Dr SE Marietta, GA	1.0–2.0	1.0–2.0	829	$1,553	$1.87	0d	58	0.92mi
1716 Twin Brooks Dr SE Marietta, GA	2.0	2.5	1280	$1,670	$1.30	23d	1	0.94mi
703 Twin Brooks Ct SE Marietta, GA	2.0	2.5	1280	$1,799	$1.41	45d	1	0.94mi
604 Twin Brooks Way SE Marietta, GA	3.0	2.0	1750	$2,350	$1.34	45d	1	0.97mi
2120 Meadowbrook Ln SE Marietta, GA	4.0	1.5	1660	$2,275	$1.37	45d	1	1.02mi
932 Exposition Pte Marietta, GA	3.0	2.5	1824	$2,600	$1.43	45d	1	1.03mi
578 Oakland Dr SE Marietta, GA	3.0	2.0	1438	$2,000	$1.39	45d	1	1.05mi
108 Augusta Dr SE Marietta, GA	3.0	2.0	1451	$1,925	$1.33	26d	1	1.05mi
2560 Delk Rd SE Marietta, GA	1.0–4.0	1.0–2.0	1297	$1,592	$1.23	0d	13	1.06mi
586 Saint James Walk SE Marietta, GA	2.0	2.5	1700	$5,500	$3.24	0d	1	1.07mi
481 Virginia Pl SE Marietta, GA	2.0	1.0	1300	$1,650	$1.27	45d	1	1.12mi
1716 Terrell Mill Rd SE Marietta, GA	1.0–3.0	1.0–2.0	1209	$1,955	$1.62	0d	9	1.13mi
2106 Palmyra Dr SE Marietta, GA	2.0	2.0	1320	$1,650	$1.25	21d	1	1.13mi
1717 Waterfall Village Dr SE Marietta, GA	1.0–2.0	1.0	900	$1,450	$1.61	0d	7	1.14mi
1914 Powers Ferry Trce SE Marietta, GA	2.0	2.0	1312	$1,700	$1.30	5d	1	1.18mi
2035 Powers Ferry Trce SE Marietta, GA	2.0	2.0	1312	$2,000	$1.52	45d	1	1.19mi
901 Ivy Green Ln SE Marietta, GA	2.0	2.0	1286	$1,650	$1.28	45d	1	1.19mi
2575 Delk Rd SE Marietta, GA	1.0–3.0	1.0–2.0	1255	$2,230	$1.78	0d	26	1.20mi
441 Big John Trl SE Marietta, GA	4.0	2.0	1827	$2,500	$1.37	45d	1	1.21mi
203 Ivy Green Ln SE Marietta, GA	2.0	2.0	1286	$1,700	$1.32	26d	1	1.26mi
204 Ivy Green Ln SE Marietta, GA	2.0	2.0	1745	$1,900	$1.09	26d	1	1.26mi
705 Powers Ferry Rd Marietta, GA	3.0	1.0–2.0	925	$1,872	$2.02	0d	14	1.26mi
2650 Bentley Rd SE Marietta, GA	2.0–3.0	1.5–2.5	1600	$2,130	$1.33	0d	18	1.27mi
106 Ivy Green Ln SE Unit 106 Marietta, GA	2.0	2.0	1750	$2,550	$1.46	45d	1	1.28mi
596 Lullingstone Dr SE Marietta, GA	3.0	2.5	1862	$2,570	$1.38	19d	1	1.29mi
2703 Delk Rd SE Marietta, GA	1.0–2.0	1.0–2.0	1077	$1,689	$1.57	0d	12	1.30mi
2696 Greentree Dr SE Marietta, GA	2.0	1.5	1372	$2,000	$1.46	12d	1	1.30mi
1648 Raleigh Cir SE Marietta, GA	2.0	2.0	1166	$1,700	$1.46	19d	1	1.36mi
651 Inglis Dr SE Marietta, GA	3.0	2.0	1392	$2,695	$1.94	45d	1	1.44mi

HOA detail condo

• Monthly dues: $450 · $5,400/yr
• Likely covers: watergaselectricpoolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $184,000 Active 10 DOM
2. 2026-06-18
   days on market $184,000 Active 7 DOM
3. 2026-06-17
   days on market $184,000 Active 6 DOM
4. 2026-06-16
   days on market $184,000 Active 5 DOM
5. 2026-06-15
   days on market $184,000 Active 4 DOM
6. 2026-06-13
   days on market $184,000 Active 2 DOM
7. 2026-06-13
   pricedays on marketlisting id $184,000 Active 1 DOM
8. 2026-04-26
   price $169,000 1461-char remark
9. 2026-04-20
   price $178,000 1461-char remark
10. 2026-04-17
    price $185,000 1461-char remark
11. 2026-03-26
    listed $195,000 Active 1461-char remark
12. 2025-04-22
    historical
13. 2025-04-22
    historical
14. 2025-04-18
    status Back On Market
15. 2025-04-18
    status Active
16. 2025-03-05
    status Under Contract
17. 2025-03-05
    historical Active Under Contract
18. 2025-02-04
    price $196,500
19. 2025-02-04
    price $196,500
20. 2024-11-08
    listed $210,000 Active
21. 2024-11-07
    historical
22. 2024-11-07
    listed $210,000 New
23. 2018-07-16
    soldstatus $130,000
24. 2001-02-05
    soldstatus $85,000
25. 1991-09-30
    soldstatus $44,500

ⓘ 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 6/10 Major 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,859
• − Mortgage interest: −$10,307
• − Property taxes: −$2,760
• − Insurance: −$920
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − HOA: −$5,400
• − Depreciation: −$5,353
• Taxable loss: −$5,538
• Est. tax savings @ 24.0%: +$1,329
• After-tax cash flow: $-1,271/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): 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

+313.5% since first listed

15 events — show timeline

• 2026-06-10 Listed $184,000 FMLS
• 2025-04-22 Listing Removed — FMLS
• 2025-04-22 Listing Removed — GAMLS
• 2025-04-18 Relisted — GAMLS
• 2025-04-18 Relisted — FMLS
• 2025-03-05 Pending — GAMLS
• 2025-03-05 Contingent — FMLS
• 2025-02-04 Price Changed $196,500 FMLS
• 2025-02-04 Price Changed $196,500 GAMLS
• 2024-11-08 Listed $210,000 FMLS
• 2024-11-07 Coming Soon — FMLS
• 2024-11-07 Listed $210,000 GAMLS
• 2018-07-16 Sold (Public Records) $130,000 Public Records
• 2001-02-05 Sold (Public Records) $85,000 Public Records
• 1991-09-30 Sold (Public Records) $44,500 Public Records

Property tax history

-2.7%/yr

Latest (2025): $311 · -0.5% YoY. Source: county tax records.