2554 Gordon Cir · Smyrna, GA 30080

$244,900

2 bd · 1.5 ba · 1,614 sqft · SingleFamily public records · 17 Days on market

Built 1953 6,716 sqft lot Est $424k · 42% under ↓ 23% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +13.3/30.0
• DSCR +4.0/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• 1% rule +3.5/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits with this renovated bungalow located in the established Rose Garden Hills community. Being sold as-is, this property features numerous updates, including newer flooring, updated countertops, appliances, renovated bathrooms, and improvements to major systems, including electrical, plumbing, and roof replacement. Conveniently located less than three miles from Truist Park, The Battery Atlanta, and Dobbins Air Reserve Base, this property offers easy access to shopping, dining, entertainment, parks, trails, and major highways. Property is being sold as-is with no seller disclosures. Buyers are encouraged to conduct all due diligence and inspections prior to submitting an offer. Buyer name on contract must match the party closing. Please call 404.732.3538 for code entry. Schedule your showing today.

Key facts

• 6,716 sq ft lot
• 2 parking spots
• Built 1953

Property features AI

Exterior

• Parking: Driveway parking; 2 total parking spaces; Open parking available
• Utilities: Public water; Public sewer; Electric service with 220 volts; Electricity and natural gas available
• Home design: Single-story home
• Construction: Brick and HardiPlank exterior; Shingle roof; Block and brick/mortar foundation; Property listed as fixer
• Exterior features: Deck

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Refrigerator
• Bedrooms: Master suite on the main level; 3 bedrooms on the main level
• Flooring: Luxury vinyl flooring
• Bathrooms: 2 full bathrooms; Master bath with double vanity and shower (no tub)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: 9-ft ceilings on main level; Double-pane windows; No common walls
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $2 ($24/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 $209k (14.8% below list).
• Recommended offer: $209k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Smyrna Elementary School (math 25% / reading 31%, grade F, #673 of 1,228 statewide, top 55%, 904 students, 54% FRL); Campbell Middle School (math 20% / reading 30%, grade F, #291 of 470 statewide, top 64%, 1,222 students, 55% FRL); Campbell High School (math 20% / reading 16%, grade F, #258 of 424 statewide, top 62%, 2,928 students, 48% FRL).
• Zoned-school proficiency averages 24% at this address vs 42% district-wide (-18 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 (+1.4%/yr); 409 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $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

• It's been on market 17 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 22% 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 $208,533 (14.8% below list)

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 6.30%
• Cash-on-cash: 0.03%
• DSCR: 1.00
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $424,482
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2614 Spring Dr	0.52mi	3/1.0 (+1)	1,536 (-5%)	0mo	$315,000	$205	60
1979 Turpin Rd SE	0.22mi	3/2.0 (+1)	1,432 (-11%)	4mo	$377,000	$263	60
2613 Davenport St SE	0.29mi	3/2.0 (+1)	1,407 (-13%)	2mo	$310,000	$220	57
2465 Spring Dr SE	0.57mi	3/2.0 (+1)	1,542 (-4%)	4mo	$419,400	$272	55
2016 Spring Rd SE	0.49mi	3/2.5 (+1)	1,497 (-7%)	7mo	$380,000	$254	50
1693 Donna Lynn Dr	0.56mi	3/2.0 (+1)	1,724 (+7%)	8mo	$492,000	$285	49
1719 Spring St SE	0.58mi	3/2.0 (+1)	1,514 (-6%)	8mo	$525,000	$347	49
2299 Brenda Dr SE	0.60mi	3/1.5 (+1)	1,535 (-5%)	12mo	$370,000	$241	49
2801 Priestcliff Dr	0.61mi	3/2.5 (+1)	1,819 (+13%)	5mo	$415,000	$228	37
2640 Spring Dr SE	0.53mi	3/3.0 (+1)	1,850 (+15%)	4mo	$415,000	$224	36
2350 Brenda Dr SE	0.67mi	3/2.0 (+1)	1,377 (-15%)	12mo	$390,000	$283	27
1865 Lochlomand Ln SE	0.75mi	3/2.0 (+1)	1,375 (-15%)	14mo	$455,000	$331	22

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 · 1.44% rent growth · sell at horizon

5-year hold

• IRR: -18.0%
• Equity multiple: 0.38×
• Total profit: $-42,779
• Equity at exit: $36,515

10-year hold

• IRR: -13.4%
• Equity multiple: 0.27×
• Total profit: $-49,896
• Equity at exit: $21,174

Cash invested: $68,572 (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 30080

• Rents YoY: 1.4%
• Active inventory: 409
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,085 high
• Mortgage (P&I): −$1,284
• Tax from tax record: −$259 /mo · $3,109/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $2

Break-even live

Break-even rent $2,083

Max offer price $244,900

Occupancy floor 95%

Sensitivity live

Price	-10% $141	-5% $71	+0% $2	+5% $-67	+10% $-137
Rent	-10% $-163	-5% $-80	+0% $2	+5% $84	+10% $167
Rate	-1.0pp $125	-0.5pp $64	base $2	+0.5pp $-61	+1.0pp $-126

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: $61,225
• Closing costs: $7,347
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2181 Gordon Cir SE Smyrna, GA	3.0	1.0	1250	$2,100	$1.68	45d	1	0.13mi
2596 Bates St SE Smyrna, GA	3.0	2.0	1320	$2,695	$2.04	25d	1	0.13mi
1836 Roswell St SE Unit 12406 Smyrna, GA	2.0	2.0	1354	$1,861	$1.37	0d	1	0.17mi
2200 Woodlands Dr SE Smyrna, GA	1.0–2.0	1.0–2.0	890	$2,009	$2.26	0d	60	0.23mi
53 Doranne Ct SE #53 Smyrna, GA	2.0	2.0	1250	$1,750	$1.40	21d	1	0.34mi
1858 Shenandoah Valley Ln SE Smyrna, GA	2.0	2.5	1220	$3,850	$3.16	45d	1	0.37mi
1539 Springleaf Ct SE Unit 1539 Smyrna, GA	2.0	2.5	1386	$1,925	$1.39	45d	1	0.39mi
1836 Cumberland Valley Pl SE Smyrna, GA	2.0	1.5	1152	$1,650	$1.43	45d	1	0.40mi
1819 Cumberland Valley Pl SE Smyrna, GA	2.0	2.5	1152	$1,550	$1.35	45d	1	0.41mi
1695 Wynndowne Trl SE Smyrna, GA	2.0	2.5	1054	$3,300	$3.13	45d	1	0.41mi
1822 Cumberland Valley Pl SE Smyrna, GA	2.0	1.5	1250	$1,700	$1.36	45d	1	0.41mi
27 Matawan Cir SE Smyrna, GA	2.0	2.0	1404	$1,995	$1.42	18d	1	0.41mi
27 Matawan Cir SE Smyrna, GA	2.0	2.0	1404	$2,100	$1.50	4d	1	0.41mi
1820 Cumberland Valley Pl SE Smyrna, GA	2.0	2.5	1152	$3,750	$3.26	45d	1	0.41mi
1425 Springleaf Cir SE Smyrna, GA	2.0	2.5	1120	$1,690	$1.51	6d	1	0.42mi
1424 Springleaf Cir SE Smyrna, GA	2.0	2.5	1120	$1,550	$1.38	16d	1	0.43mi
1802 Cumberland Valley Pl SE Smyrna, GA	3.0	3.5	1451	$4,650	$3.20	0d	1	0.44mi
1668 Wynndowne Trl SE Smyrna, GA	2.0	2.5	1054	$1,400	$1.33	6d	1	0.45mi
1677 Wynndowne Trl SE Smyrna, GA	2.0	2.5	1054	$1,950	$1.85	25d	1	0.45mi
1675 Wynndowne Trl SE Smyrna, GA	2.0	2.0	1070	$1,800	$1.68	11d	1	0.45mi
2085 Lake Park Dr SE Smyrna, GA	1.0–2.0	1.0–2.0	965	$2,340	$2.42	0d	118	0.49mi
2170 Beech Valley Dr SE Smyrna, GA	3.0	2.0	1270	$2,550	$2.01	14d	1	0.50mi
2170 Beech Valley Dr SE Smyrna, GA	3.0	2.0	1270	$2,550	$2.01	0d	1	0.50mi
2815 Priestcliff Dr SE Smyrna, GA	3.0	2.5	2038	$2,800	$1.37	45d	1	0.54mi
44 Rumson Ct SE Smyrna, GA	2.0	2.0	1282	$1,800	$1.40	19d	1	0.55mi
206 Spring Heights Ln #206 Smyrna, GA	2.0	2.5	1510	$2,250	$1.49	14d	1	0.57mi
510 Spring Heights Ln Smyrna, GA	2.0	2.0	1278	$1,900	$1.49	14d	1	0.58mi
2465 Spring Dr SE Smyrna, GA	3.0	2.0	1600	$3,500	$2.19	45d	1	0.60mi
411 Spring Heights Ln SE #4 Smyrna, GA	2.0	2.0	1187	$2,000	$1.68	6d	1	0.60mi
410 Spring Heights Ln #410 Smyrna, GA	2.0	2.0	1278	$2,250	$1.76	45d	1	0.60mi
2919 Lexington Trace Dr SE Smyrna, GA	2.0	2.5	1292	$2,250	$1.74	45d	1	0.60mi
510 Spring Heights Ln SE #5 Smyrna, GA	2.0	2.0	1278	$1,900	$1.49	25d	1	0.61mi
2121 Windy Hill Rd Marietta, GA	1.0–2.0	1.0–1.5	965	$1,527	$1.58	0d	41	0.68mi
2871 Spring Villa Ln #2871 Smyrna, GA	3.0	3.0	1500	$2,100	$1.40	45d	1	0.70mi
1907 Countryside Pl SE Smyrna, GA	2.0	1.0	1097	$1,595	$1.45	22d	1	0.75mi
2815 Carolyn Dr SE Smyrna, GA	3.0	2.0	1429	$2,500	$1.75	45d	1	0.75mi
1973 Brightleaf Way #147 Marietta, GA	3.0	2.0	2137	$2,595	$1.21	45d	1	0.83mi
2200 Goodwood Blvd SE Smyrna, GA	2.0	2.0	1984	$2,650	$1.34	5d	1	0.83mi
2198 Goodwood Blvd SE Smyrna, GA	3.0	2.5	1494	$2,695	$1.80	18d	1	0.84mi
2198 Goodwood Blvd SE Smyrna, GA	3.0	2.5	1494	$2,695	$1.80	0d	1	0.84mi

Listing history 12 events

1. 2026-06-21
   days on market $244,900 Active 17 DOM
2. 2026-06-18
   days on market $244,900 Active 14 DOM
3. 2026-06-17
   days on market $244,900 Active 13 DOM
4. 2026-06-16
   days on market $244,900 Active 12 DOM
5. 2026-06-15
   days on market $244,900 Active 11 DOM
6. 2026-06-13
   days on market $244,900 Active 9 DOM
7. 2026-06-13
   days on market $244,900 Active 8 DOM
8. 2026-06-09
   days on market $244,900 Active 5 DOM
9. 2026-06-08
   remarks 699-char remark
10. 2026-06-08
    days on market $244,900 Active 4 DOM
11. 2026-06-07
    days on market $244,900 Active 3 DOM
12. 2026-06-04
    listed $244,900 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: $3,109 · $259/mo
• Projected year-2 tax: $3,109 · $259/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% 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: $25,024
• − Mortgage interest: −$13,718
• − Property taxes: −$3,109
• − Insurance: −$1,224
• − Repairs & maintenance: −$2,002
• − Management: −$2,002
• − Depreciation: −$7,124
• Taxable loss: −$4,156
• Est. tax savings @ 24.0%: +$997
• After-tax cash flow: $1,021/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

• Census place: Smyrna, GA
• County: Cobb County · 777,758 people
• City population: 80,612
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 53,316
• Household income: $91,957
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 3023.0

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 0.71)
• Race & ethnicity: White 38% Black 33% Hispanic / Latino 14% Two or more races 9% Asian 8%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 16% · Canada, China, Jamaica
• Languages at home: 78% English-only · Spanish 12% Other Indo-European 4% 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: ▼ -311.51%
• Current HPI: 249.7217
• Rent YoY: ▲ 1.44%
• 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

-23.5% since first listed

18 events — show timeline

• 2026-06-04 Listed $244,900 FMLS
• 2026-06-04 Coming Soon $244,900 FMLS
• 2026-06-02 Listed $244,900 GAMLS
• 2025-06-20 Listing Removed — GAMLS
• 2025-06-20 Listing Removed — FMLS
• 2025-05-30 Price Changed $409,000 GAMLS
• 2025-05-30 Price Changed $409,000 FMLS
• 2025-04-24 Listed $419,900 GAMLS
• 2025-04-18 Listed $419,900 FMLS
• 2024-02-26 Sold (Public Records) $272,500 Public Records
• 2023-05-05 Sold (MLS) $255,000 GAMLS
• 2023-05-05 Sold (MLS) $255,000 FMLS
• 2023-03-22 Pending — FMLS
• 2023-03-20 Contingent — FMLS
• 2023-03-08 Pending — FMLS
• 2023-03-08 Pending — GAMLS
• 2023-02-22 Listed $320,000 GAMLS
• 2023-02-22 Listed $320,000 FMLS

Property tax history

+4.9%/yr

Latest (2025): $3,109 · +0.0% YoY. Source: county tax records.