1198 Ashborough Ter SE Unit J · Marietta, GA 30067

$179,000

3 bd · 1.5 ba · 1,314 sqft · Condo public records · 121 Days on market

Built 1973 $136/sqft · at area comps Est $188k · at est. $450/mo HOA · 24% 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 +10.1/30.0
• ARV discount +9.7/15.0
• 1% rule +5.6/10.0
• 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

Fantastic opportunity for both homeowners and investors alike. With a functional layout and renovation opportunity, this home is ideally positioned in a high-demand area just minutes from Life University and Kennesaw State University. The first level features a spacious living and dining room, half bath and kitchen with a beautiful private patio/yard space, fully fenced, perfect for relaxing or entertaining. Upstairs are three well appointed bedrooms and a full bath. The community offers plenty of visitor parking along with two assigned parking spaces for each unit, adding everyday convenience for residents and guests. The HOA provides exceptional value, covering water, sewer, gas, exterior maintenance, termite insurance, trash pickup, access to a swimming pool, clubhouse, playground, and dog park - leaving electricity as your only utility expense. Whether you're looking to expand your investment portfolio or settle into a low-maintenance home in a prime location, this property checks all the boxes.

Key facts

• Fully fenced
• Functional layout
• $450 HOA

Tags

• FUNCTIONAL LAYOUT
• RENOVATION OPPORTUNITY
• PRIVATE PATIO YARD SPACE
• FULLY FENCED
• COMMUNITY VISITOR PARKING
• ASSIGNED PARKING SPACES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $179k.

Deal economics

• At list price, monthly cash flow is $-104 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (10.3% below list).
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.6% 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.
• Zoned schools: Powers Ferry Elementary School (math 22% / reading 22%, grade F, #810 of 1,228 statewide, top 69%, 413 students, 79% 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 58% FRL vs 39% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 42% district-wide (-16 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); 243 active listings in the ZIP; 40 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 $5k 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 121 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $46k; list at $179k implies a 289% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,520 (12.0% 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. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.06% ✓
• Cap rate: 5.59%
• Cash-on-cash: -2.49%
• DSCR: 0.89
• GRM: 7.9

CMA / ARV

• ARV (median comp): $188,261
• List price: $179,000
• Delta: -4.92%
• 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: -18.9%
• Equity multiple: 0.33×
• Total profit: $-33,639
• Equity at exit: $26,689

10-year hold

• IRR: -9.0%
• Equity multiple: 0.41×
• Total profit: $-29,499
• Equity at exit: $15,477

Cash invested: $50,120 (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: 243
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,893 high
• Mortgage (P&I): −$939
• Tax from tax record: −$137 /mo · $1,641/yr
• Insurance: −$75
• HOA: −$450
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $-104

Break-even live

Break-even rent $2,025

Max offer price $160,600

Occupancy floor —

Sensitivity live

Price	-10% $-3	-5% $-53	+0% $-104	+5% $-155	+10% $-205
Rent	-10% $-254	-5% $-179	+0% $-104	+5% $-29	+10% $45
Rate	-1.0pp $-14	-0.5pp $-59	base $-104	+0.5pp $-151	+1.0pp $-198

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1981 Hidden Glen Dr SE Marietta, GA	1.0–4.0	1.0–2.0	1080	$1,454	$1.35	0d	33	0.19mi
750 Franklin Gtwy SE Marietta, GA	1.0–3.0	1.0–2.0	1012	$1,949	$1.92	3d	14	0.39mi
860 Franklin Gtwy SE Marietta, GA	1.0–3.0	1.0–2.0	1025	$1,850	$1.80	3d	14	0.55mi
991 Wylie Rd SE Marietta, GA	1.0–3.0	1.0–2.0	938	$1,753	$1.87	0d	33	0.58mi
730 Franklin Gtwy SE Marietta, GA	1.0–2.0	1.0–2.0	1160	$1,756	$1.51	17d	16	0.61mi
720 Franklin Gtwy SE Marietta, GA	1.0–3.0	1.0–2.0	1137	$2,297	$2.02	0d	15	0.71mi
730 Franklin Rd Unit A05 Marietta, GA	2.0	2.0	1228	$1,425	$1.16	13d	1	0.72mi
707 Franklin Gtwy SE Marietta, GA	1.0–3.0	1.0–2.5	1150	$2,226	$1.94	3d	24	0.82mi
1808 Augusta Dr SE Marietta, GA	2.0	1.0	1097	$1,545	$1.41	0d	1	0.87mi
1603 Augusta Dr SE Marietta, GA	4.0	2.0	1350	$850	$0.63	45d	1	0.88mi
1113 Powers Ferry Pl SE Marietta, GA	3.0	1.0–2.5	1109	$2,149	$1.94	0d	38	0.88mi
3500 Windcliff Dr SE Marietta, GA	1.0–2.0	1.0–2.0	829	$1,553	$1.87	0d	58	0.92mi
1716 Twin Brooks Dr SE Marietta, GA	2.0	2.5	1280	$1,670	$1.30	24d	1	0.94mi
703 Twin Brooks Ct SE Marietta, GA	2.0	2.5	1280	$1,799	$1.41	45d	1	0.94mi
604 Twin Brooks Way SE Marietta, GA	3.0	2.0	1750	$2,350	$1.34	45d	1	0.97mi
2120 Meadowbrook Ln SE Marietta, GA	4.0	1.5	1660	$2,275	$1.37	45d	1	1.02mi
932 Exposition Pte Marietta, GA	3.0	2.5	1824	$2,600	$1.43	45d	1	1.03mi
578 Oakland Dr SE Marietta, GA	3.0	2.0	1438	$2,000	$1.39	45d	1	1.05mi
108 Augusta Dr SE Marietta, GA	3.0	2.0	1451	$1,925	$1.33	26d	1	1.05mi
2560 Delk Rd SE Marietta, GA	1.0–4.0	1.0–2.0	1297	$1,592	$1.23	0d	13	1.06mi
586 Saint James Walk SE Marietta, GA	2.0	2.5	1700	$5,500	$3.24	0d	1	1.07mi
481 Virginia Pl SE Marietta, GA	2.0	1.0	1300	$1,650	$1.27	45d	1	1.12mi
1716 Terrell Mill Rd SE Marietta, GA	1.0–3.0	1.0–2.0	1209	$1,955	$1.62	0d	9	1.13mi
2106 Palmyra Dr SE Marietta, GA	2.0	2.0	1320	$1,650	$1.25	21d	1	1.13mi
1717 Waterfall Village Dr SE Marietta, GA	1.0–2.0	1.0	900	$1,450	$1.61	0d	7	1.14mi
1914 Powers Ferry Trce SE Marietta, GA	2.0	2.0	1312	$1,700	$1.30	5d	1	1.18mi
2035 Powers Ferry Trce SE Marietta, GA	2.0	2.0	1312	$2,000	$1.52	45d	1	1.19mi
901 Ivy Green Ln SE Marietta, GA	2.0	2.0	1286	$1,650	$1.28	45d	1	1.19mi
2575 Delk Rd SE Marietta, GA	1.0–3.0	1.0–2.0	1255	$2,230	$1.78	0d	26	1.20mi
441 Big John Trl SE Marietta, GA	4.0	2.0	1827	$2,500	$1.37	45d	1	1.21mi
203 Ivy Green Ln SE Marietta, GA	2.0	2.0	1286	$1,700	$1.32	26d	1	1.26mi
204 Ivy Green Ln SE Marietta, GA	2.0	2.0	1745	$1,900	$1.09	26d	1	1.26mi
705 Powers Ferry Rd Marietta, GA	3.0	1.0–2.0	925	$1,872	$2.02	0d	14	1.26mi
2650 Bentley Rd SE Marietta, GA	2.0–3.0	1.5–2.5	1600	$2,130	$1.33	0d	18	1.27mi
106 Ivy Green Ln SE Unit 106 Marietta, GA	2.0	2.0	1750	$2,550	$1.46	45d	1	1.28mi
596 Lullingstone Dr SE Marietta, GA	3.0	2.5	1862	$2,570	$1.38	19d	1	1.29mi
2703 Delk Rd SE Marietta, GA	1.0–2.0	1.0–2.0	1077	$1,689	$1.57	0d	12	1.30mi
2696 Greentree Dr SE Marietta, GA	2.0	1.5	1372	$2,000	$1.46	12d	1	1.30mi
1648 Raleigh Cir SE Marietta, GA	2.0	2.0	1166	$1,700	$1.46	19d	1	1.36mi
651 Inglis Dr SE Marietta, GA	3.0	2.0	1392	$2,695	$1.94	45d	1	1.44mi

HOA detail condo

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

Listing history 18 events

1. 2026-06-21
   days on market $179,000 Active 121 DOM
2. 2026-06-18
   days on market $179,000 Active 118 DOM
3. 2026-06-17
   days on market $179,000 Active 117 DOM
4. 2026-06-16
   days on market $179,000 Active 116 DOM
5. 2026-06-15
   days on market $179,000 Active 115 DOM
6. 2026-06-13
   days on market $179,000 Active 113 DOM
7. 2026-06-13
   days on market $179,000 Active 112 DOM
8. 2026-06-09
   days on market $179,000 Active 109 DOM
9. 2026-06-08
   days on market $179,000 Active 108 DOM
10. 2026-06-07
    days on market $179,000 Active 107 DOM
11. 2026-06-04
    days on market $179,000 Active 104 DOM
12. 2026-06-03
    days on market $179,000 Active 103 DOM
13. 2026-06-02
    days on market $179,000 Active 102 DOM
14. 2026-06-01
    days on market $179,000 Active 101 DOM
15. 2026-05-31
    days on market $179,000 Active 100 DOM
16. 2026-02-20
    listed $179,000 New 1017-char remark

    Show marketing remark (1029 chars)

    Fantastic opportunity for both homeowners and investors alike. With a functional layout and renovation opportunity, this home is ideally positioned in a high-demand area just minutes from Life University and Kennesaw State University. The first level features a spacious living and dining room, half bath and kitchen with a beautiful private patio/yard space, fully fenced, perfect for relaxing or entertaining. Upstairs are three well appointed bedrooms and a full bath. The community offers plenty of visitor parking along with two assigned parking spaces for each unit, adding everyday convenience for residents and guests. The HOA provides exceptional value, covering water, sewer, gas, exterior maintenance, termite insurance, trash pickup, access to a swimming pool, clubhouse, playground, and dog park — leaving electricity as your only utility expense. Whether you’re looking to expand your investment portfolio or settle into a low-maintenance home in a prime location, this property checks all the boxes.

17. 2026-02-20
    listed $179,000 Active 1029-char remark

    Show marketing remark (1029 chars)

    Fantastic opportunity for both homeowners and investors alike. With a functional layout and renovation opportunity, this home is ideally positioned in a high-demand area just minutes from Life University and Kennesaw State University. The first level features a spacious living and dining room, half bath and kitchen with a beautiful private patio/yard space, fully fenced, perfect for relaxing or entertaining. Upstairs are three well appointed bedrooms and a full bath. The community offers plenty of visitor parking along with two assigned parking spaces for each unit, adding everyday convenience for residents and guests. The HOA provides exceptional value, covering water, sewer, gas, exterior maintenance, termite insurance, trash pickup, access to a swimming pool, clubhouse, playground, and dog park — leaving electricity as your only utility expense. Whether you’re looking to expand your investment portfolio or settle into a low-maintenance home in a prime location, this property checks all the boxes.

18. 1992-11-09
    soldstatus $46,000

ⓘ 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: $1,641 · $137/mo
• Projected year-2 tax: $1,647 · $137/mo
• Expected delta: +$6/yr ($0/mo · 0.4%)

ⓘ 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 6/10 Major 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $22,722
• − Mortgage interest: −$10,027
• − Property taxes: −$1,641
• − Insurance: −$895
• − Repairs & maintenance: −$1,818
• − Management: −$1,818
• − HOA: −$5,400
• − Depreciation: −$5,207
• Taxable loss: −$4,084
• Est. tax savings @ 24.0%: +$980
• After-tax cash flow: $-270/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

+289.1% since first listed

3 events — show timeline

• 2026-02-20 Listed $179,000 FMLS
• 2026-02-20 Listed $179,000 GAMLS
• 1992-11-09 Sold (Public Records) $46,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,641 · -0.1% YoY. Source: county tax records.