1807 Ashborough Cir SE Unit C · Marietta, GA 30067

$185,000

3 bd · 1.5 ba · 1,302 sqft · Condo public records · 97 Days on market

Built 1973 $142/sqft · 6% below area Est $196k · 6% under $450/mo HOA · 23% of rent

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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 +10.0/30.0
• ARV discount +10.0/15.0
• 1% rule +5.4/10.0
• Livability +4.2/5.0
• Schools +3.8/10.0
• Rent growth +3.5/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this very spacious and well maintained condo. Fully upgraded kitchen with granite top and stainless steel appliances. Relax or grill in your fenced-in back porch. This home is minutes from the Braves Stadium and Marietta Square. Conveniently located and with easy access to 1-75, shopping, dining, parks and schools. The Community has a swimming pool, tennis facilities, and a playground. HOA is responsible for Water, Sewer, Gas, Trash Service, Exterior maintenance and pest control

Key facts

• $450 HOA
• 2 parking spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $-111 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (10.6% below list).
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $165k (10.6% below list) — sets the bar for cash-flow.
• Cap rate 5.6% 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+.
• 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 (+3.9%/yr); 238 active listings in the ZIP; 38 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

• It's been on market 97 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $185k implies a 164% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% 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 $165,366 (10.6% 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. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 5.57%
• Cash-on-cash: -2.57%
• DSCR: 0.89
• GRM: 8.0

CMA / ARV

• ARV (median comp): $195,916
• List price: $185,000
• Delta: -5.57%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -19.1%
• Equity multiple: 0.32×
• Total profit: $-35,022
• Equity at exit: $27,584

10-year hold

• IRR: -9.2%
• Equity multiple: 0.40×
• Total profit: $-31,136
• Equity at exit: $15,995

Cash invested: $51,800 (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 30067

• Rents YoY: 3.9%
• Active inventory: 238
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,932 high
• Mortgage (P&I): −$970
• Tax from tax record: −$140 /mo · $1,682/yr
• Insurance: −$77
• HOA: −$450
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-111

Break-even live

Break-even rent $2,073

Max offer price $165,366

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
750 Franklin Gtwy SE Marietta, GA	1.0–3.0	1.0–2.0	1012	$1,949	$1.92	1d	14	0.28mi
1981 Hidden Glen Dr SE Marietta, GA	1.0–3.0	1.0–2.0	1030	$1,622	$1.57	1d	32	0.28mi
991 Wylie Rd SE Marietta, GA	1.0–3.0	1.0–2.0	938	$1,751	$1.87	1d	33	0.45mi
860 Franklin Gtwy SE Marietta, GA	1.0–3.0	1.0–2.0	1025	$1,850	$1.80	1d	14	0.48mi
730 Franklin Gtwy SE Marietta, GA	1.0–2.0	1.0–2.0	1160	$1,756	$1.51	15d	16	0.49mi
720 Franklin Gtwy SE Marietta, GA	1.0–3.0	1.0–2.0	1137	$2,297	$2.02	1d	14	0.59mi
730 Franklin Rd Unit A05 Marietta, GA	2.0	2.0	1228	$1,425	$1.16	11d	1	0.62mi
707 Franklin Gtwy SE Marietta, GA	1.0–3.0	1.0–2.5	1150	$2,226	$1.94	1d	24	0.72mi
1603 Augusta Dr SE Marietta, GA	4.0	2.0	1350	$850	$0.63	43d	1	0.76mi
1716 Twin Brooks Dr SE Marietta, GA	2.0	2.5	1280	$1,670	$1.30	21d	1	0.84mi
703 Twin Brooks Ct SE Marietta, GA	2.0	2.5	1280	$1,799	$1.41	43d	1	0.85mi
604 Twin Brooks Way SE Marietta, GA	3.0	2.0	1750	$2,350	$1.34	43d	1	0.87mi
932 Exposition Pte Marietta, GA	3.0	2.5	1824	$2,600	$1.43	43d	1	0.91mi
108 Augusta Dr SE Marietta, GA	3.0	2.0	1451	$1,925	$1.33	24d	1	0.93mi
2120 Meadowbrook Ln SE Marietta, GA	4.0	1.5	1660	$2,275	$1.37	43d	1	0.96mi
1113 Powers Ferry Pl SE Marietta, GA	3.0	1.0–2.5	1109	$2,149	$1.94	1d	39	0.99mi
578 Oakland Dr SE Marietta, GA	3.0	2.0	1438	$2,000	$1.39	43d	1	1.03mi
3500 Windcliff Dr SE Marietta, GA	1.0–2.0	1.0–2.0	829	$1,552	$1.87	1d	61	1.05mi
481 Virginia Pl SE Marietta, GA	2.0	1.0	1300	$1,650	$1.27	43d	1	1.06mi
586 Saint James Walk SE Marietta, GA	2.0	2.5	1700	$5,500	$3.24	1d	1	1.09mi
441 Big John Trl SE Marietta, GA	4.0	2.0	1827	$2,500	$1.37	43d	1	1.16mi
2560 Delk Rd SE Marietta, GA	1.0–4.0	1.0–2.0	1297	$1,592	$1.23	1d	14	1.19mi
2106 Palmyra Dr SE Marietta, GA	2.0	2.0	1320	$1,650	$1.25	19d	1	1.21mi
1914 Powers Ferry Trce SE Marietta, GA	2.0	2.0	1312	$1,700	$1.30	3d	1	1.25mi
1716 Terrell Mill Rd SE Marietta, GA	1.0–3.0	1.0–2.0	1209	$1,955	$1.62	1d	11	1.26mi
2035 Powers Ferry Trce SE Marietta, GA	2.0	2.0	1312	$2,000	$1.52	43d	1	1.27mi
901 Ivy Green Ln SE Marietta, GA	2.0	2.0	1286	$1,650	$1.28	43d	1	1.30mi
705 Powers Ferry Rd Marietta, GA	3.0	1.0–2.0	925	$1,872	$2.02	12d	14	1.31mi
2575 Delk Rd SE Marietta, GA	1.0–3.0	1.0–2.0	1255	$2,230	$1.78	3d	24	1.31mi
596 Lullingstone Dr SE Marietta, GA	3.0	2.5	1862	$2,570	$1.38	17d	1	1.35mi
203 Ivy Green Ln SE Marietta, GA	2.0	2.0	1286	$1,700	$1.32	24d	1	1.36mi
204 Ivy Green Ln SE Marietta, GA	2.0	2.0	1745	$1,900	$1.09	24d	1	1.36mi
106 Ivy Green Ln SE Unit 106 Marietta, GA	2.0	2.0	1750	$2,550	$1.46	43d	1	1.39mi
2650 Bentley Rd SE Marietta, GA	2.0–3.0	1.5–2.5	1600	$2,150	$1.34	1d	18	1.40mi
2696 Greentree Dr SE Marietta, GA	2.0	1.5	1372	$2,000	$1.46	10d	1	1.41mi
2703 Delk Rd SE Marietta, GA	1.0–2.0	1.0–2.0	1077	$1,681	$1.56	1d	14	1.42mi
1648 Raleigh Cir SE Marietta, GA	2.0	2.0	1166	$1,700	$1.46	17d	1	1.49mi
651 Inglis Dr SE Marietta, GA	3.0	2.0	1392	$2,695	$1.94	43d	1	1.50mi

HOA detail condo

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

Listing history 26 events

1. 2026-06-18
   days on market $185,000 Active 97 DOM
2. 2026-06-17
   days on market $185,000 Active 96 DOM
3. 2026-06-16
   days on market $185,000 Active 95 DOM
4. 2026-06-15
   days on market $185,000 Active 94 DOM
5. 2026-06-13
   days on market $185,000 Active 92 DOM
6. 2026-06-13
   days on market $185,000 Active 91 DOM
7. 2026-06-09
   days on market $185,000 Active 88 DOM
8. 2026-06-08
   days on market $185,000 Active 87 DOM
9. 2026-06-07
   days on market $185,000 Active 86 DOM
10. 2026-06-04
    days on market $185,000 Active 83 DOM
11. 2026-06-03
    days on market $185,000 Active 82 DOM
12. 2026-06-02
    days on market $185,000 Active 81 DOM
13. 2026-06-01
    days on market $185,000 Active 80 DOM
14. 2026-05-31
    days on market $185,000 Active 79 DOM
15. 2026-05-05
    price $185,000 500-char remark

    Show marketing remark (500 chars)

    Welcome to this very spacious and well maintained condo. Fully upgraded kitchen with granite top and stainless steel appliances. Relax or grill in your fenced-in back porch. This home is minutes from the Braves Stadium and Marietta Square. Conveniently located and with easy access to 1-75, shopping, dining, parks and schools. The Community has a swimming pool, tennis facilities, and a playground. HOA is responsible for Water, Sewer, Gas, Trash Service, Exterior maintenance and pest control

16. 2026-04-15
    price $195,000 500-char remark

    Show marketing remark (500 chars)

    Welcome to this very spacious and well maintained condo. Fully upgraded kitchen with granite top and stainless steel appliances. Relax or grill in your fenced-in back porch. This home is minutes from the Braves Stadium and Marietta Square. Conveniently located and with easy access to 1-75, shopping, dining, parks and schools. The Community has a swimming pool, tennis facilities, and a playground. HOA is responsible for Water, Sewer, Gas, Trash Service, Exterior maintenance and pest control

17. 2026-04-06
    price $199,900 500-char remark

    Show marketing remark (500 chars)

    Welcome to this very spacious and well maintained condo. Fully upgraded kitchen with granite top and stainless steel appliances. Relax or grill in your fenced-in back porch. This home is minutes from the Braves Stadium and Marietta Square. Conveniently located and with easy access to 1-75, shopping, dining, parks and schools. The Community has a swimming pool, tennis facilities, and a playground. HOA is responsible for Water, Sewer, Gas, Trash Service, Exterior maintenance and pest control

18. 2026-03-13
    listed $220,000 Active 500-char remark

    Show marketing remark (500 chars)

    Welcome to this very spacious and well maintained condo. Fully upgraded kitchen with granite top and stainless steel appliances. Relax or grill in your fenced-in back porch. This home is minutes from the Braves Stadium and Marietta Square. Conveniently located and with easy access to 1-75, shopping, dining, parks and schools. The Community has a swimming pool, tennis facilities, and a playground. HOA is responsible for Water, Sewer, Gas, Trash Service, Exterior maintenance and pest control

19. 2026-03-13
    historical $220,000 500-char remark

    Show marketing remark (500 chars)

    Welcome to this very spacious and well maintained condo. Fully upgraded kitchen with granite top and stainless steel appliances. Relax or grill in your fenced-in back porch. This home is minutes from the Braves Stadium and Marietta Square. Conveniently located and with easy access to 1-75, shopping, dining, parks and schools. The Community has a swimming pool, tennis facilities, and a playground. HOA is responsible for Water, Sewer, Gas, Trash Service, Exterior maintenance and pest control

20. 2010-08-12
    historical 260-char remark

    Show marketing remark (260 chars)

    Move in Ready! All New Carpet, Has Gas Range and Dishwasher. Low HOA of $295 which includes gas. Largest floor plan w/3 bedrooms. Private patio. Beautiful views of woods and creek. Full attic storage. Minutes to I-75 and transit. Convenient to Life University.

21. 2010-08-11
    soldstatus $70,000
22. 2010-08-05
    soldstatus $70,000 Sold 260-char remark

    Show marketing remark (260 chars)

    Move in Ready! All New Carpet, Has Gas Range and Dishwasher. Low HOA of $295 which includes gas. Largest floor plan w/3 bedrooms. Private patio. Beautiful views of woods and creek. Full attic storage. Minutes to I-75 and transit. Convenient to Life University.

23. 2010-06-28
    status Pending 260-char remark

    Show marketing remark (260 chars)

    Move in Ready! All New Carpet, Has Gas Range and Dishwasher. Low HOA of $295 which includes gas. Largest floor plan w/3 bedrooms. Private patio. Beautiful views of woods and creek. Full attic storage. Minutes to I-75 and transit. Convenient to Life University.

24. 2010-06-24
    historical Contingent - Due Diligence 260-char remark

    Show marketing remark (260 chars)

    Move in Ready! All New Carpet, Has Gas Range and Dishwasher. Low HOA of $295 which includes gas. Largest floor plan w/3 bedrooms. Private patio. Beautiful views of woods and creek. Full attic storage. Minutes to I-75 and transit. Convenient to Life University.

25. 2010-01-29
    price $86,900 Reduced
26. 2010-01-28
    price $86,900 260-char remark

    Show marketing remark (260 chars)

    Move in Ready! All New Carpet, Has Gas Range and Dishwasher. Low HOA of $295 which includes gas. Largest floor plan w/3 bedrooms. Private patio. Beautiful views of woods and creek. Full attic storage. Minutes to I-75 and transit. Convenient to Life University.

ⓘ 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: $1,682 · $140/mo
• Projected year-2 tax: $1,702 · $142/mo
• Expected delta: +$20/yr (+$2/mo · 1.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 12% 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 17% 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: $23,184
• − Mortgage interest: −$10,363
• − Property taxes: −$1,682
• − Insurance: −$925
• − Repairs & maintenance: −$1,855
• − Management: −$1,855
• − HOA: −$5,400
• − Depreciation: −$5,382
• Taxable loss: −$4,277
• Est. tax savings @ 24.0%: +$1,027
• After-tax cash flow: $-307/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

+112.9% since first listed

12 events — show timeline

• 2026-05-05 Price Changed $185,000 FMLS
• 2026-04-15 Price Changed $195,000 FMLS
• 2026-04-06 Price Changed $199,900 FMLS
• 2026-03-13 Listed $220,000 FMLS
• 2026-03-13 Coming Soon $220,000 FMLS
• 2010-08-12 Listing Removed — FMLS
• 2010-08-11 Sold (Public Records) $70,000 Public Records
• 2010-08-05 Sold (MLS) $70,000 FMLS
• 2010-06-28 Pending — FMLS
• 2010-06-24 Contingent — FMLS
• 2010-01-29 Price Changed $86,900 GAMLS
• 2010-01-28 Price Changed $86,900 FMLS

Property tax history

+3.0%/yr

Latest (2025): $1,682 · -0.1% YoY. Source: county tax records.