319 Smokerise Cir SE · Marietta, GA 30067

$220,000

2 bd · 2.0 ba · 1,166 sqft · Condo public records · 3 Days on market

Built 1980

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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 +6.7/30.0
• Livability +4.2/5.0
• Schools +3.8/10.0
• Rent growth +3.5/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent Opportunity close to shopping, Suntrust Park, I-75, 285 and restaurants! Recently renovated with new flooring and fresh paint throughout. Updated kitchen with new granite countertops, new stainless-steel appliances and newly painted cabinets. Open floorplan with views through kitchen, dining and living areas. Sunroom overlooks grounds and short walk to swimming pool and tennis courts. Roommate floorplan with spacious bedrooms and bathrooms. Move-in ready!

Key facts

• Sunroom
• Updated kitchen
• 2 parking spots

Tags

• UPDATED KITCHEN
• SUNROOM
• CHIMNEY TRACE COMMUNITY
• CONVENIENT ACCESS TO I-75
• CONVENIENT ACCESS TO I-285

Property features AI

Finance

• Other: Located in Chimney Trace (unit noted as Lot 319 Unit 3); Downstairs condo at the back of the building (per directions); Asphalt road access; County: Cobb, GA; Community contains one unit
• HOA & community: Homeowners association — association fees cover grounds and structure maintenance, reserve fund, pool, and water; Community amenities include pool, nearby schools, shopping, trails/greenway, and street lights

Exterior

• Parking: Parking lot with 2 parking spaces
• Utilities: Public water; Public sewer; 110-volt electric service; Cable available; Electricity available; Natural gas available; Phone available
• Home design: Condominium; One level; Slab foundation
• Construction: Cedar exterior; Shingle roof; Resale property
• Exterior features: Courtyard; Enclosed glass porch/sun room

Interior

• Kitchen: Stone countertops; Dishwasher; Range hood; Refrigerator
• Bedrooms: 2 main-level bedrooms; Roommate floor plan
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Master bath with tub/shower combo; 2 main-level bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One fireplace in the living room; 2+ common walls (townhome/attached unit); Other interior features
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $220k.

Deal economics

• At list price, monthly cash flow is $-350 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (4.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (19.0% below list).
• Recommended offer: $178k (19.0% below list) — sets the bar for 1% rule.
• Cap rate 4.4% 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.
• Zoned schools: Brumby Elementary School (math 9% / reading 11%, grade F, #1,076 of 1,228 statewide, top 89%, 973 students, 70% 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 56% FRL vs 39% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 42% district-wide (-20 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); 238 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 7y 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 $149k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $178,098 (19.0% 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. 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 4.38%
• Cash-on-cash: -6.82%
• DSCR: 0.70
• GRM: 10.3

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: -26.8%
• Equity multiple: 0.09×
• Total profit: $-56,127
• Equity at exit: $32,803

10-year hold

• IRR: -20.7%
• Equity multiple: -0.14×
• Total profit: $-70,005
• Equity at exit: $19,022

Cash invested: $61,600 (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 30067

• Rents YoY: 3.9%
• Active inventory: 238
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,781 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$220 /mo · $2,636/yr
• Insurance: −$92
• HOA est. from 2 same-building comps: −$292
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $-350

Break-even live

Break-even rent $2,224

Max offer price $158,161

Occupancy floor —

Sensitivity live

Price	-10% $-226	-5% $-288	+0% $-350	+5% $-412	+10% $-475
Rent	-10% $-491	-5% $-420	+0% $-350	+5% $-280	+10% $-209
Rate	-1.0pp $-239	-0.5pp $-294	base $-350	+0.5pp $-407	+1.0pp $-465

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1486 Terrell Mill Rd SE Marietta, GA	1.0–2.0	1.0–2.0	1060	$2,561	$2.41	2d	29	0.36mi
1404 Wynnes Ridge Cir SE Marietta, GA	2.0	2.0	1200	$1,800	$1.50	44d	1	0.38mi
2909 Ironwood Rd Marietta, GA	2.0	2.0	1209	$1,450	$1.20	44d	1	0.40mi
806 Wynnes Ridge Cir SE Marietta, GA	2.0	2.0	1475	$1,975	$1.34	5d	1	0.46mi
2850 Delk Rd SE Marietta, GA	1.0–3.0	1.0–2.5	1380	$2,070	$1.50	2d	60	0.49mi
615 Wynnes Ridge Cir SE Marietta, GA	2.0	1.0	1179	$1,600	$1.36	44d	1	0.50mi
1535 Terrell Mill Pl SE Unit I Marietta, GA	1.0	1.0	901	$1,550	$1.72	44d	1	0.51mi
1049 Powers Ferry Rd SE Marietta, GA	1.0–2.0	1.0–2.0	1200	$1,794	$1.50	3d	11	0.53mi
504 Wynnes Ridge Cir SE Marietta, GA	2.0	1.0	1179	$1,800	$1.53	4d	1	0.54mi
1495 Bentley Ln SE Marietta, GA	2.0	2.5	1280	$1,700	$1.33	10d	1	0.58mi
3400 Winterset Pkwy SE Marietta, GA	1.0–3.0	1.0–2.0	1094	$1,514	$1.38	3d	18	0.64mi
1672 Ironwood Rd Marietta, GA	2.0	2.5	1293	$1,995	$1.54	44d	1	0.67mi
1818 Wood Hollow Ct SE Marietta, GA	1.0–3.0	1.0–2.0	1100	$1,946	$1.77	1d	24	0.70mi
1550 Terrell Mill Rd SE Marietta, GA	2.0	1.0–2.0	925	$1,527	$1.65	2d	48	0.71mi
2703 Delk Rd SE Marietta, GA	1.0–2.0	1.0–2.0	1077	$1,681	$1.56	1d	14	0.72mi
1648 Raleigh Cir SE Marietta, GA	2.0	2.0	1166	$1,700	$1.46	18d	1	0.73mi
2650 Bentley Rd SE Marietta, GA	2.0–3.0	1.5–2.5	1600	$1,440	$0.90	2d	18	0.76mi
2646 Briarwood Dr SE Marietta, GA	3.0	2.0	1391	$1,935	$1.39	3d	1	0.82mi
2638 Briarwood Dr SE Marietta, GA	2.0	1.5	1372	$1,695	$1.24	19d	1	0.84mi
2575 Delk Rd SE Marietta, GA	1.0–3.0	1.0–2.0	1255	$1,768	$1.41	3d	24	0.86mi
1960 Spectrum Cir SE Marietta, GA	1.0–3.0	1.0–3.5	1672	$3,810	$2.28	1d	9	0.86mi
2001 Kimberly Village Ln Marietta, GA	1.0–2.0	1.0	870	$1,350	$1.55	3d	5	0.88mi
2696 Greentree Dr SE Marietta, GA	2.0	1.5	1372	$2,000	$1.46	10d	1	0.91mi
203 Ivy Green Ln SE Marietta, GA	2.0	2.0	1286	$1,700	$1.32	25d	1	0.93mi
901 Ivy Green Ln SE Marietta, GA	2.0	2.0	1286	$1,650	$1.28	44d	1	0.93mi
2560 Delk Rd SE Marietta, GA	1.0–4.0	1.0–2.0	1297	$1,325	$1.02	1d	14	0.95mi
899 Powers Ferry Rd SE Marietta, GA	1.0–3.0	1.0–2.0	1150	$1,609	$1.40	1d	21	0.97mi
1927 Powers Ferry Rd SE Atlanta, GA	1.0–2.0	1.0–2.0	1019	$3,957	$3.88	3d	28	0.97mi
2825 Windy Hill Rd SE Marietta, GA	1.0–3.0	1.0–2.0	1075	$1,911	$1.78	1d	32	1.02mi
1945 Powers Ferry Rd SE Atlanta, GA	2.0	1.0–2.0	903	$2,579	$2.86	2d	18	1.04mi
1250 Parkwood Cir SE #300 Atlanta, GA	2.0	2.0	1375	$2,000	$1.45	44d	1	1.13mi
3300 Windy Ridge Pkwy SE #1003 Atlanta, GA	1.0	1.0	770	$2,100	$2.73	22d	1	1.15mi
1113 Powers Ferry Pl SE Marietta, GA	3.0	1.0–2.5	1109	$1,762	$1.59	1d	39	1.16mi
2245 Interstate North Pkwy W Atlanta, GA	1.0	1.0	755	$1,643	$2.18	25d	1	1.22mi
2245 Interstate North Pkwy W Atlanta, GA	1.0	1.0	764	$1,713	$2.24	44d	1	1.22mi
2245 Interstate North Pkwy W Atlanta, GA	2.0	2.0	1085	$2,174	$2.00	13d	1	1.22mi
2035 Powers Ferry Trce SE Marietta, GA	2.0	2.0	1312	$2,000	$1.52	44d	1	1.25mi
2245 Northside Pkwy Atlanta, GA	1.0–2.0	1.0–2.0	839	$2,082	$2.48	3d	21	1.25mi
1914 Powers Ferry Trce SE Marietta, GA	2.0	2.0	1312	$1,700	$1.30	4d	1	1.29mi
3500 Windcliff Dr SE Marietta, GA	1.0–2.0	1.0–2.0	829	$1,552	$1.87	2d	61	1.30mi

HOA detail condo

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

Listing history 4 events

1. 2026-06-18
   days on market $220,000 Active 3 DOM
2. 2026-06-17
   days on market $220,000 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   listed $220,000 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: $2,636 · $220/mo
• Projected year-2 tax: $2,636 · $220/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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 19% 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: $21,372
• − Mortgage interest: −$12,323
• − Property taxes: −$2,636
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,710
• − Management: −$1,710
• − HOA: −$3,504
• − Depreciation: −$6,400
• Taxable loss: −$8,011
• Est. tax savings @ 24.0%: +$1,923
• After-tax cash flow: $-2,278/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

+322.3% since first listed

26 events — show timeline

• 2026-06-14 Listed $220,000 FMLS
• 2019-09-18 Sold (Public Records) $149,000 Public Records
• 2019-09-17 Sold (MLS) $149,000 GAMLS
• 2019-09-17 Sold (MLS) $149,000 FMLS
• 2019-08-20 Pending — GAMLS
• 2019-08-20 Pending — FMLS
• 2019-06-03 Listing Removed — GAMLS
• 2019-06-03 Listed $150,000 GAMLS
• 2019-06-03 Listing Removed — FMLS
• 2019-06-03 Listed $150,000 FMLS
• 2019-05-14 Relisted — GAMLS
• 2019-05-14 Relisted — FMLS
• 2019-05-09 Pending — GAMLS
• 2019-05-09 Pending — FMLS
• 2019-05-02 Price Changed $155,000 GAMLS
• 2019-05-01 Price Changed $155,000 FMLS
• 2019-03-22 Listed $159,900 GAMLS
• 2019-03-22 Listed $159,900 FMLS
• 2019-03-05 Sold (Public Records) $106,500 Public Records
• 2007-10-05 Sold (Public Records) $105,500 Public Records
• 2003-12-04 Sold (Public Records) $94,500 Public Records
• 1995-08-09 Sold (Public Records) $39,500 Public Records
• 1995-07-10 Sold (Public Records) $46,500 Public Records
• 1994-01-24 Sold (Public Records) $52,000 Public Records
• 1990-09-10 Sold (Public Records) $45,000 Public Records
• 1980-11-14 Sold (Public Records) $52,100 Public Records

Property tax history

+9.0%/yr

Latest (2025): $2,636 · -0.1% YoY. Source: county tax records.