51 Overbrook Dr SE · Smyrna, GA 30082

$370,000

4 bd · 3.0 ba · 1,350 sqft · SingleFamily public records · 3 Days on market

Built 1963 7,819 sqft lot Est $312k · 19% over

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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).

• Cash flow +7.0/30.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• DSCR +1.2/10.0
• 1% rule +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Newly renovated Ranch in the city of Smyrna. Freshly painted, ceiling fans in all bedrooms with remote control. One in a lifetime opportunity for first time home buyer looking for quite place to reside. Four-sided bricks and well maintained. It offers hardwood floors with large family/living room. The kitchen has an island suitable for breakfast. The property offers spacious and level private backyard with county approved outbuilding, built as an office, with restroom. Deck in the back for entertainment and relaxation. Vacant and ready for new owner. Spacious front yard and backyard, suitable for children, pets and private entertainment of friends. * * * BLIND OFFERS will not be entertain

Key facts

• Private backyard
• Ceiling fans
• Hardwood floors

Tags

• CEILING FANS
• HARDWOOD FLOORS
• ISLAND SUITABLE FOR BREAKFAST
• PRIVATE BACKYARD
• COUNTY APPROVED OUTBUILDING
• DECK FOR ENTERTAINMENT

Property features AI

Finance

• HOA & community: Near schools; Near shopping; Sidewalks

Exterior

• Parking: 4 total parking spaces; Drive-under main level; Driveway with level access; Open parking available; Kitchen-level access
• Utilities: Public water; Public sewer; 110V and 220V electric service; Cable available; Natural gas available; Underground utilities
• Home design: One-level (single-story) home; Brick and HardiPlank exterior (brick 4 sides); Composition shingle roof; Block and slab foundation
• Construction: Brick and HardiPlank construction; Composition/shingle roof; Block and slab foundation
• Exterior features: Private backyard; Back yard chain-link fencing; Deck and rear porch; Outbuilding/other secondary structure

Interior

• Kitchen: White cabinets; Eat-in kitchen; Microwave; Refrigerator; Trash compactor
• Bedrooms: 4 main-level bedrooms; Split bedroom plan
• Flooring: Hardwood floors
• Bathrooms: 3 full bathrooms; Master bath with tub/shower combo; All 3 bathrooms on the main level
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Crown molding; High 9-ft ceilings on the main level; Double-pane windows; No shared/common walls; 1 fireplace with gas starter and glass doors in the family room
• Laundry & utility: Main-level laundry room; Laundry located in hall; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $370k.

Deal economics

• At list price, monthly cash flow is $-547 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (26.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (39.0% below list).
• Recommended offer: $226k (39.0% below list) — sets the bar for 1% rule.
• Cap rate 4.5% 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: Norton Park Elementary School (math 15% / reading 16%, grade F, #973 of 1,228 statewide, top 80%, 673 students, 80% FRL); Griffin Middle School (math 15% / reading 28%, grade F, #339 of 470 statewide, top 72%, 994 students, 52% FRL); Campbell High School (math 20% / reading 16%, grade F, #258 of 424 statewide, top 62%, 2,928 students, 48% FRL) — zoned schools average 60% FRL vs 39% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 18% at this address vs 42% district-wide (-24 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 (+3.1%/yr); 219 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $3k of loan paydown is wiped out by about $11k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask is 118% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $77k; list at $370k implies a 383% gain — meaningful room to come down on a strong offer.

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 $225,616 (39.0% 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 1963 — 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. 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?
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: 0.61% ✗
• Cap rate: 4.52%
• Cash-on-cash: -6.34%
• DSCR: 0.72
• GRM: 13.7

CMA / ARV

• ARV (on-the-fly): $311,850
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
85 Smyrna Powder Springs Rd SE	0.19mi	3/2.0 (-1)	1,459 (+8%)	4mo	$330,000	$226	65
349 Diane Dr SE	0.57mi	3/2.5 (-1)	1,345 (-0%)	1mo	$222,500	$165	65
259 Diane Dr SE	0.47mi	3/2.0 (-1)	1,328 (-2%)	7mo	$372,000	$280	61
446 Windy Hill Rd SE	0.63mi	3/1.5 (-1)	1,377 (+2%)	3mo	$300,000	$218	54
2804 Hall Dr SE	0.61mi	3/2.0 (-1)	1,320 (-2%)	11mo	$354,000	$268	49
256 Robbie Ln SW	0.62mi	3/2.5 (-1)	1,210 (-10%)	4mo	$225,000	$186	43
2923 Hall Dr SE	0.52mi	3/2.0 (-1)	1,200 (-11%)	8mo	$298,900	$249	41
3092 Biggern Ave SE	0.64mi	3/2.0 (-1)	1,169 (-13%)	1mo	$350,000	$299	38
296 Rockin Hill Dr SW	0.55mi	3/1.5 (-1)	1,150 (-15%)	1mo	$305,000	$265	38
87 Church Rd	0.64mi	3/2.0 (-1)	1,503 (+11%)	7mo	$300,000	$200	36
2379 Wynona Dr	0.67mi	3/1.0 (-1)	1,503 (+11%)	2mo	$239,000	$159	35
2467 Rocking Hill Ln	0.70mi	3/1.5 (-1)	1,188 (-12%)	3mo	$275,000	$231	34

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 · 3.12% rent growth · sell at horizon

5-year hold

• IRR: -27.2%
• Equity multiple: 0.09×
• Total profit: $-94,655
• Equity at exit: $55,168

10-year hold

• IRR: -24.8%
• Equity multiple: -0.22×
• Total profit: $-126,626
• Equity at exit: $31,991

Cash invested: $103,600 (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 30082

• Rents YoY: 3.1%
• Active inventory: 219
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $2,256 high
• Mortgage (P&I): −$1,940
• Tax from tax record: −$235 /mo · $2,824/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $-547

Break-even live

Break-even rent $2,949

Max offer price $273,294

Occupancy floor —

Sensitivity live

Price	-10% $-338	-5% $-443	+0% $-547	+5% $-652	+10% $-757
Rent	-10% $-726	-5% $-637	+0% $-547	+5% $-458	+10% $-369
Rate	-1.0pp $-361	-0.5pp $-453	base $-547	+0.5pp $-643	+1.0pp $-741

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: $92,500
• Closing costs: $11,100
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
160 Timber Creek Ln SW Marietta, GA	4.0	2.5	1732	$1,895	$1.09	19d	1	0.31mi
2870 Personality Pkwy SW Marietta, GA	2.0–3.0	1.5–2.5	1150	$1,595	$1.39	3d	16	0.40mi
331 Smyrna Powder Springs Rd SE Smyrna, GA	3.0	2.0	1431	$2,200	$1.54	21d	1	0.54mi
2780 Hall Dr SE Smyrna, GA	4.0	2.0	1216	$2,395	$1.97	17d	1	0.60mi
250 Robbie Ln SW Marietta, GA	3.0	2.5	1288	$2,116	$1.64	44d	1	0.61mi
311 Wiley Ct SW Marietta, GA	3.0	2.0	1304	$2,285	$1.75	6d	1	0.65mi
3104 Biggern Ave SE Smyrna, GA	3.0	2.0	1156	$2,100	$1.82	13d	1	0.67mi
2751 Hammondton Rd SE Marietta, GA	2.0–3.0	1.5–2.5	1272	$1,885	$1.48	2d	19	0.69mi
2333 Sandtown Rd SW Marietta, GA	4.0	2.0	1800	$1,899	$1.05	23d	1	0.72mi
161 Larose Cir SE Marietta, GA	3.0	2.0	1200	$1,845	$1.54	25d	1	0.73mi
2665 Favor Rd SW Marietta, GA	1.0–4.0	1.0–2.5	1150	$1,945	$1.69	0d	17	0.74mi
171 Evening Star Dr SE Marietta, GA	4.0	1.0	1022	$1,294	$1.27	21d	1	0.90mi
2935 Old Concord Rd SE Smyrna, GA	1.0–4.0	1.0–2.0	1102	$2,086	$1.89	44d	5	0.91mi
444 Smyrna Powder Springs Rd SW Marietta, GA	4.0	2.0	1844	$5,400	$2.93	0d	1	0.92mi
1901 Old Concord Rd SE Smyrna, GA	2.0–3.0	1.0–2.0	1145	$1,880	$1.64	0d	29	1.07mi
134 Summer Crest Pl SW Marietta, GA	3.0	2.5	1412	$2,055	$1.46	0d	1	1.18mi
2174 Trailwood Dr SE Smyrna, GA	3.0	1.0	1207	$1,800	$1.49	0d	1	1.26mi
798 Bank St SE Smyrna, GA	4.0	2.0	1535	$2,650	$1.73	44d	1	1.27mi
3058 Favor Pines Ct SW Marietta, GA	3.0	2.0	1776	$2,195	$1.24	25d	1	1.28mi
1937 Casey Dr SE Marietta, GA	3.0	2.0	1080	$2,050	$1.90	19d	1	1.31mi
300 Hurt Rd SE Smyrna, GA	2.0–4.0	2.0	1309	$1,725	$1.32	0d	8	1.42mi
921 Walnut Cir SW Marietta, GA	3.0	2.0	1492	$1,055	$0.71	3d	1	1.43mi
2050 Austell Rd SW Marietta, GA	1.0–4.0	1.0–2.0	1172	$2,178	$1.86	0d	30	1.45mi
695 Kennesaw Dr SE Smyrna, GA	3.0	2.0	1686	$3,000	$1.78	44d	1	1.47mi

Listing history 3 events

1. 2026-06-21
   pricedays on market $370,000 Active 3 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $170,000 Active 1 DOM

ⓘ 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: $2,824 · $235/mo
• Projected year-2 tax: $3,404 · $284/mo
• Expected delta: +$580/yr (+$48/mo · 20.6%)

ⓘ 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 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: $27,074
• − Mortgage interest: −$20,726
• − Property taxes: −$2,824
• − Insurance: −$1,850
• − Repairs & maintenance: −$2,166
• − Management: −$2,166
• − Depreciation: −$10,764
• Taxable loss: −$13,421
• Est. tax savings @ 24.0%: +$3,221
• After-tax cash flow: $-3,348/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): 27,296
• Household income: $120,372
• Rent vs Own: 24.7% rent · 75.3% own
• Severe rent burden: 692.0

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 0.67)
• Race & ethnicity: White 49% Black 26% Hispanic / Latino 13% Two or more races 12% Asian 6%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 2% Serbian 2% Slovak 2%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 81% English-only · Spanish 13% Other Indo-European 2% Other Asian/Pacific 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: ▼ -254.68%
• Current HPI: 251.7565
• Rent YoY: ▲ 3.12%
• 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

+456.4% since first listed

7 events — show timeline

• 2026-06-18 Price Changed $370,000 FMLS
• 2026-06-16 Listed $170,000 FMLS
• 2026-03-31 Listing Removed — GAMLS
• 2025-11-14 Price Changed $380,000 GAMLS
• 2025-10-06 Listed $385,000 GAMLS
• 1994-06-07 Sold (Public Records) $76,600 Public Records
• 1988-06-03 Sold (Public Records) $66,500 Public Records

Property tax history

+7.1%/yr

Latest (2025): $2,824 · -0.1% YoY. Source: county tax records.