891 Wanda Cir SW · Marietta, GA 30008

$199,000

2 bd · 1.5 ba · 1,284 sqft · SingleFamily public records · 40 Days on market

Built 1957 Est $316k · 37% 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 +13.6/30.0
• Livability +4.2/5.0
• DSCR +4.1/10.0
• Schools +3.8/10.0
• 1% rule +3.5/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LARGE ONE STY RANCH! SEPERATE LIVING & DINING RM,HDWD FLRS & SUNRM. LRG SITTING ROOM OF MSTR BDRM.PVT FENCED YD.GREAT DEAT AT THIS LOW PRICE!2008 COBB COUNTY TAX ASSES.VALUE OF $129980!HURRY WILL SELL QUICKLY!

Key facts

• Fenced back yard
• Basement storage
• Hardwood floors

Tags

• HARDWOOD FLOORS
• FENCED BACK YARD
• BASEMENT STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $12 ($146/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 $169k (14.8% below list).
• Recommended offer: $169k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• Market conditions: Rents rising (+3.2%/yr); 175 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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

• It's been on market 40 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $125k; list at $199k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $169,463 (14.8% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.85% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.26%
• DSCR: 1.01
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $315,864
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2426 Austell Rd SW	0.21mi	3/1.5 (+1)	1,227 (-4%)	22mo	$220,000	$179	59
1183 SW Woodleigh Rd SW	0.45mi	3/1.5 (+1)	1,248 (-3%)	17mo	$305,000	$244	55
2326 Brackett St SW	0.34mi	3/2.0 (+1)	1,166 (-9%)	10mo	$347,500	$298	54
1197 Woodleigh Rd SW	0.48mi	3/1.5 (+1)	1,112 (-13%)	6mo	$265,000	$238	45
728 Birchwood Ln SW	0.60mi	3/1.5 (+1)	1,200 (-6%)	15mo	$300,000	$250	44
729 Birchwood Ln SW	0.63mi	3/2.0 (+1)	1,145 (-11%)	4mo	$350,000	$306	43
2601 Callaway Rd SW	0.65mi	3/2.0 (+1)	1,344 (+5%)	15mo	$330,000	$246	43
620 Birchwood Rd SW	0.70mi	3/2.0 (+1)	1,296 (+1%)	23mo	$305,000	$235	40
2791 Birchwood Way SW	0.70mi	3/2.0 (+1)	1,296 (+1%)	24mo	$335,000	$258	39
484 Lorene Dr SW	0.72mi	3/2.0 (+1)	1,167 (-9%)	10mo	$320,000	$274	36
2372 Beverly Ln SW	0.42mi	3/1.0 (+1)	1,104 (-14%)	21mo	$265,000	$240	33
1294 Woodleigh Rd SW	0.64mi	3/1.0 (+1)	1,418 (+10%)	23mo	$270,000	$190	26

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.44×
• Total profit: $-31,047
• Equity at exit: $29,672

10-year hold

• IRR: -6.8%
• Equity multiple: 0.56×
• Total profit: $-24,291
• Equity at exit: $17,206

Cash invested: $55,720 (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 30008

• Rents YoY: 3.2%
• Active inventory: 175
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,695 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$200 /mo · $2,401/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $12

Break-even live

Break-even rent $1,679

Max offer price $199,000

Occupancy floor 94%

Sensitivity live

Price	-10% $125	-5% $69	+0% $12	+5% $-44	+10% $-100
Rent	-10% $-122	-5% $-55	+0% $12	+5% $79	+10% $146
Rate	-1.0pp $112	-0.5pp $63	base $12	+0.5pp $-39	+1.0pp $-92

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
921 Walnut Cir SW Marietta, GA	3.0	2.0	1492	$1,055	$0.71	4d	1	0.71mi
2050 Austell Rd SW Marietta, GA	1.0–4.0	1.0–2.0	1172	$1,566	$1.34	0d	30	0.85mi
567 Caloosa Cv SW Marietta, GA	1.0	1.0	1762	$730	$0.41	25d	1	0.89mi
567 Caloosa Cv SW Marietta, GA	1.0	1.0	1762	$795	$0.45	45d	1	0.89mi
1780 Bertram Ln SW Marietta, GA	3.0	2.5	1606	$2,115	$1.32	45d	1	0.89mi
2665 Favor Rd SW Marietta, GA	1.0–4.0	1.0–2.5	1150	$1,522	$1.32	0d	17	0.99mi
2751 Hammondton Rd SE Marietta, GA	2.0–3.0	1.5–2.5	1272	$1,345	$1.06	2d	19	1.12mi
1658 Georgia Ave SW Marietta, GA	1.0	1.0	1625	$615	$0.38	45d	1	1.21mi
1658 Georgia Ave SW Marietta, GA	1.0	1.0	1625	$719	$0.44	4d	1	1.21mi
2047 Ridgestone Lndg SW Marietta, GA	3.0	2.5	1794	$2,399	$1.34	25d	1	1.24mi
1648 Hammond Woods Cir SW Marietta, GA	3.0	1.0	1443	$1,800	$1.25	22d	1	1.25mi
134 Summer Crest Pl SW Marietta, GA	3.0	2.5	1412	$2,055	$1.46	0d	1	1.26mi
3064 Hicks Rd Unit C Marietta, GA	2.0	1.0	900	$1,300	$1.44	5d	1	1.26mi
191 Timber Creek Ln SW Unit 2 Marietta, GA	2.0	2.0	1046	$1,700	$1.63	14d	1	1.33mi
191 Timber Creek Ln SW Marietta, GA	2.0	2.0	1046	$1,650	$1.58	5d	1	1.34mi
3058 Favor Pines Ct SW Marietta, GA	3.0	2.0	1776	$2,195	$1.24	25d	1	1.34mi
2398 June Springs Dr SW Marietta, GA	3.0	3.0	1827	$2,319	$1.27	45d	1	1.39mi
1788 Austell Rd SW Marietta, GA	1.0–2.0	1.0	948	$1,450	$1.53	6d	9	1.40mi
1661 Powder Springs Rd SW Marietta, GA	1.0–3.0	1.0–2.0	924	$1,574	$1.70	0d	1	1.41mi
662 Bellemeade Dr SW Apt D Marietta, GA	2.0	1.0	925	$1,299	$1.40	22d	1	1.47mi
662 Bellemeade Dr SW Apt D Marietta, GA	2.0	1.0	1300	$1,299	$1.00	5d	1	1.47mi
662 Bellemeade Dr SW Marietta, GA	2.0	1.0	925	$1,299	$1.40	16d	1	1.47mi
2986 Courtland Oaks Trl SW Unit Ter Marietta, GA	2.0	1.0	1200	$1,650	$1.38	6d	1	1.48mi
161 Larose Cir SE Marietta, GA	3.0	2.0	1200	$1,845	$1.54	25d	1	1.50mi

Listing history 22 events

1. 2026-06-21
   days on market $199,000 Active 40 DOM
2. 2026-06-18
   days on market $199,000 Active 37 DOM
3. 2026-06-17
   days on market $199,000 Active 36 DOM
4. 2026-06-16
   days on market $199,000 Active 35 DOM
5. 2026-06-15
   days on market $199,000 Active 34 DOM
6. 2026-06-13
   days on market $199,000 Active 32 DOM
7. 2026-06-13
   days on market $199,000 Active 31 DOM
8. 2026-06-09
   days on market $199,000 Active 28 DOM
9. 2026-06-08
   days on market $199,000 Active 27 DOM
10. 2026-06-07
    days on market $199,000 Active 26 DOM
11. 2026-06-04
    days on market $199,000 Active 23 DOM
12. 2026-06-03
    days on market $199,000 Active 22 DOM
13. 2026-06-02
    days on market $199,000 Active 21 DOM
14. 2026-06-01
    days on market $199,000 Active 20 DOM
15. 2026-05-31
    days on market $199,000 Active 19 DOM
16. 2026-05-12
    listed $199,000 Active 267-char remark
17. 2017-08-29
    soldstatus $125,000
18. 2010-02-04
    soldstatus $45,000 Sold 217-char remark

    Show marketing remark (217 chars)

    LARGE ONE STY RANCH! SEPERATE LIVING & DINING RM,HDWD FLRS & SUNRM. LRG SITTING ROOM OF MSTR BDRM.PVT FENCED YD.GREAT DEAT AT THIS LOW PRICE!2008 COBB COUNTY TAX ASSES.VALUE OF $129980!HURRY WILL SELL QUICKLY!

19. 2010-01-15
    historical 217-char remark

    Show marketing remark (217 chars)

    LARGE ONE STY RANCH! SEPERATE LIVING & DINING RM,HDWD FLRS & SUNRM. LRG SITTING ROOM OF MSTR BDRM.PVT FENCED YD.GREAT DEAT AT THIS LOW PRICE!2008 COBB COUNTY TAX ASSES.VALUE OF $129980!HURRY WILL SELL QUICKLY!

20. 2005-05-20
    soldstatus $125,000
21. 2002-03-18
    soldstatus $91,500
22. 1998-04-28
    soldstatus $79,000

ⓘ 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: $2,401 · $200/mo
• Projected year-2 tax: $2,401 · $200/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 3/10 Moderate
• 🌡 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 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,336
• − Mortgage interest: −$11,147
• − Property taxes: −$2,401
• − Insurance: −$995
• − Repairs & maintenance: −$1,627
• − Management: −$1,627
• − Depreciation: −$5,789
• Taxable loss: −$3,250
• Est. tax savings @ 24.0%: +$780
• After-tax cash flow: $926/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): 35,547
• Household income: $74,877
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 1407.0

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 0.69)
• Race & ethnicity: Black 39% Hispanic / Latino 35% White 18% Two or more races 8% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Estonian 2% Serbian 1% Slovak 1%
• Foreign-born: 26% · Canada, Vietnam, China
• Languages at home: 62% English-only · Spanish 31% Other Indo-European 2% Chinese 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: ▼ -205.66%
• Current HPI: 257.5596
• Rent YoY: ▲ 3.25%
• 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

+151.9% since first listed

7 events — show timeline

• 2026-05-12 Listed $199,000 FSBO.com
• 2017-08-29 Sold (Public Records) $125,000 Public Records
• 2010-02-04 Sold (MLS) $45,000 FMLS
• 2010-01-15 Listing Removed — FMLS
• 2005-05-20 Sold (Public Records) $125,000 Public Records
• 2002-03-18 Sold (Public Records) $91,500 Public Records
• 1998-04-28 Sold (Public Records) $79,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $2,401 · +21.7% YoY. Source: county tax records.