2381 Woodland Dr NW · Kennesaw, GA 30152

$210,000

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 17 Days on market

Built 1955 7,200 sqft lot $224/sqft · 29% below area Est $294k · 29% under

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Why this score? — see what drove the C+ 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 +20.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.2/10.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits in this classic 3 bedroom, 1 bathroom ranch offering endless potential for investors, renovators, or buyers ready to make a home their own. Situated on a generously sized lot with a private backyard surrounded by mature trees, this property provides plenty of space for outdoor living, gardening, or future improvements. Inside, you'll find hardwood floors, a functional single level layout, and a spacious kitchen with abundant cabinet and counter space. The covered carport and extended driveway offer convenient parking, while the additional storage area provides even more flexibility. Whether you're looking for your next investment property, a renovation project, or an affordable home with room to make it your own, this property is full of possibilities. Conveniently located near shopping, dining, and major routes like Cobb Pkwy, I-575, & I-75, this is a fantastic chance to unlock the potential of a solid home in an established neighborhood.

Key facts

• Private backyard
• Covered carport
• Spacious kitchen

Tags

• PRIVATE BACKYARD
• MATURE TREES
• HARDWOOD FLOORS
• SPACIOUS KITCHEN
• ABUNDANT CABINET SPACE
• COVERED CARPORT

Property features AI

Finance

• HOA & community: Community located near schools and shopping

Exterior

• Parking: Carport (1 space); Driveway parking; Open parking available
• Utilities: Public water; Public sewer; Electric service available; Natural gas available; Cable available; Phone service available; Underground utilities
• Home design: One-level home; Brick and other construction materials; Composition roof; Resale property
• Construction: Brick exterior; Composition roof; Resale condition
• Exterior features: Back yard fence; Patio; Lighting; Private yard

Interior

• Kitchen: White cabinets and additional cabinets; Kitchen open to the family room
• Bedrooms: Three main-level bedrooms; Bedrooms with unspecified 'Other' feature
• Flooring: Hardwood floors
• Bathrooms: One full bathroom (main level); Master bath: none
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High-speed internet available; Open-concept dining area; View from kitchen to family room; Private entrance
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $207k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.6% in Kennesaw — 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 78/100 on livability (#19 in GA, #2,588 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-, crime B+; Watch: commute 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: Hayes Elementary School (math 34% / reading 34%, grade F, #554 of 1,228 statewide, top 46%, 841 students, 51% FRL); Pine Mountain Middle School (math 27% / reading 43%, grade F, #191 of 470 statewide, top 41%, 576 students, 46% FRL); Kennesaw Mountain High School (math 29% / reading 41%, grade F, #84 of 424 statewide, top 20%, 1,809 students, 30% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: Rents rising (+1.8%/yr); 293 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $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 17 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 18y 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 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,850 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — 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. 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.
4. 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.
5. 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: 1.02% ✓
• Cap rate: 7.85%
• Cash-on-cash: 5.57%
• DSCR: 1.25
• GRM: 8.1

CMA / ARV

• ARV (median comp): $294,005
• List price: $210,000
• Delta: -28.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2381 Woodland Dr NW	0.00mi	3/1.0	936 (0%)	0mo	$200,000	$214	100
2371 Woodland Dr NW	0.02mi	3/1.0	936 (0%)	1mo	$295,000	$315	98
2407 Woodland Dr	0.05mi	3/1.0	972 (+4%)	1mo	$270,000	$278	91
2345 Melody Ln NW	0.15mi	3/1.5	1,025 (+10%)	4mo	$275,000	$268	71
1898 Live Oak Dr	0.17mi	3/1.0	1,072 (+14%)	1mo	$245,000	$229	67
1896 Live Oak Dr NW	0.18mi	3/1.5	1,056 (+13%)	10mo	$230,000	$218	60
2435 Melody Ln NW	0.16mi	3/1.5	1,050 (+12%)	13mo	$270,000	$257	59
1506 Sycamore Dr NW	0.25mi	3/2.0	1,056 (+13%)	14mo	$320,000	$303	52
3000 Kennesaw Dr NW	0.31mi	3/2.0	1,056 (+13%)	10mo	$285,000	$270	52
2489 Woodland Dr NW	0.18mi	4/2.0 (+1)	1,075 (+15%)	8mo	$310,000	$288	51
2751 Highland Rdg NW	0.55mi	2/2.0 (-1)	1,027 (+10%)	0mo	$280,000	$273	49
6070 Pine Mountain Ct NW	0.46mi	3/1.5	1,056 (+13%)	10mo	$280,000	$265	47

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 · 1.83% rent growth · sell at horizon

5-year hold

• IRR: -9.0%
• Equity multiple: 0.67×
• Total profit: $-19,136
• Equity at exit: $31,312

10-year hold

• IRR: -1.1%
• Equity multiple: 0.93×
• Total profit: $-4,241
• Equity at exit: $18,157

Cash invested: $58,800 (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 30152

• Rents YoY: 1.8%
• Active inventory: 293
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,148 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$235 /mo · $2,821/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $273

Break-even live

Break-even rent $1,802

Max offer price $210,000

Occupancy floor 82%

Sensitivity live

Price	-10% $392	-5% $332	+0% $273	+5% $213	+10% $154
Rent	-10% $103	-5% $188	+0% $273	+5% $358	+10% $443
Rate	-1.0pp $379	-0.5pp $326	base $273	+0.5pp $218	+1.0pp $163

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2406 Pine Dr NW Kennesaw, GA	3.0	2.0	1056	$2,000	$1.89	25d	1	0.14mi
2480 Woodland Dr NW Kennesaw, GA	3.0	2.0	988	$1,500	$1.52	23d	1	0.15mi
2649 Laurel Ln NW Kennesaw, GA	2.0	2.0	1000	$1,935	$1.94	44d	1	0.56mi
2802 Pine Valley Way NW Kennesaw, GA	2.0	2.0	1003	$1,950	$1.94	21d	1	0.66mi
2825 S Main St NW Kennesaw, GA	1.0–2.0	1.0–2.0	941	$3,186	$3.39	0d	13	0.68mi
2891 Lewis St NW Kennesaw, GA	1.0–3.0	1.0–3.0	1254	$2,656	$2.12	3d	12	0.81mi
2880 Cobb Pkwy NW Kennesaw, GA	2.0–3.0	1.0–2.0	992	$1,599	$1.61	13d	1	0.89mi
2652 S Main St NW Kennesaw, GA	1.0–3.0	1.0–2.0	1039	$2,922	$2.81	0d	11	0.92mi
2250 Ellison Lakes Dr NW Kennesaw, GA	1.0–2.0	1.0–2.0	949	$1,551	$1.63	0d	7	0.93mi
1545 N Whitemarsh RD Kennesaw, GA	1.0–3.0	1.0–3.5	1370	$3,771	$2.75	0d	51	1.27mi
1650 N Roberts Rd NW Kennesaw, GA	1.0–3.0	1.0–2.0	1158	$2,529	$2.18	2d	29	1.32mi
1925 Old 41 Hwy NW Kennesaw, GA	1.0–3.0	1.0–2.5	1279	$2,926	$2.29	0d	39	1.44mi
2052 Jebs Ct NW Kennesaw, GA	2.0	2.0	888	$1,695	$1.91	25d	1	1.45mi
2052 Jebs Ct NW Kennesaw, GA	2.0	2.0	888	$1,695	$1.91	44d	1	1.45mi

Listing history 21 events

1. 2026-05-12
   listed $210,000 New 976-char remark

   Show marketing remark (976 chars)

   Opportunity awaits in this classic 3 bedroom, 1 bathroom ranch offering endless potential for investors, renovators, or buyers ready to make a home their own. Situated on a generously sized lot with a private backyard surrounded by mature trees, this property provides plenty of space for outdoor living, gardening, or future improvements. Inside, you'll find hardwood floors, a functional single level layout, and a spacious kitchen with abundant cabinet and counter space. The covered carport and extended driveway offer convenient parking, while the additional storage area provides even more flexibility. Whether you're looking for your next investment property, a renovation project, or an affordable home with room to make it your own, this property is full of possibilities. Conveniently located near shopping, dining, and major routes like Cobb Pkwy, I-575, & I-75, this is a fantastic chance to unlock the potential of a solid home in an established neighborhood.

2. 2026-05-12
   listed $210,000 Active 976-char remark

   Show marketing remark (976 chars)

   Opportunity awaits in this classic 3 bedroom, 1 bathroom ranch offering endless potential for investors, renovators, or buyers ready to make a home their own. Situated on a generously sized lot with a private backyard surrounded by mature trees, this property provides plenty of space for outdoor living, gardening, or future improvements. Inside, you'll find hardwood floors, a functional single level layout, and a spacious kitchen with abundant cabinet and counter space. The covered carport and extended driveway offer convenient parking, while the additional storage area provides even more flexibility. Whether you're looking for your next investment property, a renovation project, or an affordable home with room to make it your own, this property is full of possibilities. Conveniently located near shopping, dining, and major routes like Cobb Pkwy, I-575, & I-75, this is a fantastic chance to unlock the potential of a solid home in an established neighborhood.

3. 2024-10-10
   historical $1,600
4. 2024-10-01
   listed $1,600
5. 2015-09-05
   price $71,500

   Show marketing remark (321 chars)

   The LEAST EXPENSIVE house in all of Kennesaw Mountain High School District MEANS GREATEST OPPORTUNITY FOR YOU! Absolutely awesome investment property OR for the homeowner looking for a good, well established, convenient neighborhood near KSU, shopping and restaurants. Home needs TLC. This will go quickly so view today.

6. 2015-08-20
   status Under Contract

   Show marketing remark (321 chars)

   The LEAST EXPENSIVE house in all of Kennesaw Mountain High School District MEANS GREATEST OPPORTUNITY FOR YOU! Absolutely awesome investment property OR for the homeowner looking for a good, well established, convenient neighborhood near KSU, shopping and restaurants. Home needs TLC. This will go quickly so view today.

7. 2015-08-17
   price $71,500
8. 2015-04-21
   soldstatus $71,500
9. 2015-04-14
   soldstatus $71,500 Sold

   Show marketing remark (321 chars)

   The LEAST EXPENSIVE house in all of Kennesaw Mountain High School District MEANS GREATEST OPPORTUNITY FOR YOU! Absolutely awesome investment property OR for the homeowner looking for a good, well established, convenient neighborhood near KSU, shopping and restaurants. Home needs TLC. This will go quickly so view today.

10. 2015-04-14
    price $75,000

    Show marketing remark (321 chars)

    The LEAST EXPENSIVE house in all of Kennesaw Mountain High School District MEANS GREATEST OPPORTUNITY FOR YOU! Absolutely awesome investment property OR for the homeowner looking for a good, well established, convenient neighborhood near KSU, shopping and restaurants. Home needs TLC. This will go quickly so view today.

11. 2015-04-14
    soldstatus $71,500 Sold

    Show marketing remark (321 chars)

    The LEAST EXPENSIVE house in all of Kennesaw Mountain High School District MEANS GREATEST OPPORTUNITY FOR YOU! Absolutely awesome investment property OR for the homeowner looking for a good, well established, convenient neighborhood near KSU, shopping and restaurants. Home needs TLC. This will go quickly so view today.

12. 2015-03-23
    price $75,000

    Show marketing remark (321 chars)

    The LEAST EXPENSIVE house in all of Kennesaw Mountain High School District MEANS GREATEST OPPORTUNITY FOR YOU! Absolutely awesome investment property OR for the homeowner looking for a good, well established, convenient neighborhood near KSU, shopping and restaurants. Home needs TLC. This will go quickly so view today.

13. 2015-03-23
    historical

    Show marketing remark (321 chars)

    The LEAST EXPENSIVE house in all of Kennesaw Mountain High School District MEANS GREATEST OPPORTUNITY FOR YOU! Absolutely awesome investment property OR for the homeowner looking for a good, well established, convenient neighborhood near KSU, shopping and restaurants. Home needs TLC. This will go quickly so view today.

14. 2015-03-20
    historical
15. 2015-03-03
    listed $75,000 New

    Show marketing remark (321 chars)

    The LEAST EXPENSIVE house in all of Kennesaw Mountain High School District MEANS GREATEST OPPORTUNITY FOR YOU! Absolutely awesome investment property OR for the homeowner looking for a good, well established, convenient neighborhood near KSU, shopping and restaurants. Home needs TLC. This will go quickly so view today.

16. 2015-02-28
    listed $75,000 Active
17. 2009-02-27
    soldstatus $60,000
18. 2008-12-01
    listed $60,000
19. 1994-08-02
    soldstatus $42,500
20. 1985-07-15
    soldstatus $52,600
21. 1985-04-15
    soldstatus $42,000

ⓘ 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: $2,821 · $235/mo
• Projected year-2 tax: $2,821 · $235/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 ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $25,772
• − Mortgage interest: −$11,763
• − Property taxes: −$2,821
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,062
• − Management: −$2,062
• − Depreciation: −$6,109
• Taxable loss: −$95
• Est. tax savings @ 24.0%: +$23
• After-tax cash flow: $3,297/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 — Kennesaw

• Score: 78/100
• State rank: #19
• US rank: #2588

Category grades

Amenities B- Commute F Cost of living B+ Crime B+ Employment A- Housing A+ Health & safety B+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kennesaw, GA
• County: Cobb County · 777,758 people
• City population: 104,638
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 44,977
• Household income: $126,578
• Rent vs Own: 21.0% rent · 79.0% own
• Severe rent burden: 590.0

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 0.57)
• Race & ethnicity: White 61% Black 18% Hispanic / Latino 11% Two or more races 10% Asian 6%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Romanian 3% Slovak 2% Italian 2%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 85% English-only · Spanish 7% Other Indo-European 4% Vietnamese 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: ▼ -219.78%
• Current HPI: 246.3158
• Rent YoY: ▲ 1.83%
• 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

+376.2% since first listed

29 events — show timeline

• 2026-06-09 Sold (MLS) $200,000 GAMLS
• 2026-06-09 Sold (MLS) $200,000 FMLS
• 2026-05-29 Pending — GAMLS
• 2026-05-29 Pending — FMLS
• 2026-05-22 Relisted — GAMLS
• 2026-05-22 Relisted — FMLS
• 2026-05-19 Pending — GAMLS
• 2026-05-19 Contingent — FMLS
• 2026-05-12 Listed $210,000 GAMLS
• 2026-05-12 Listed $210,000 FMLS
• 2024-10-10 Rental Removed $1,600 FMLS
• 2024-10-01 Listed for Rent $1,600 FMLS
• 2015-09-05 Price Changed $71,500 GAMLS
• 2015-08-20 Pending — GAMLS
• 2015-08-17 Price Changed $71,500 FMLS
• 2015-04-21 Sold (Public Records) $71,500 Public Records
• 2015-04-14 Sold (MLS) $71,500 GAMLS
• 2015-04-14 Price Changed $75,000 FMLS
• 2015-04-14 Sold (MLS) $71,500 FMLS
• 2015-03-23 Price Changed $75,000 GAMLS
• 2015-03-23 Listing Removed — GAMLS
• 2015-03-20 Listing Removed — FMLS
• 2015-03-03 Listed $75,000 GAMLS
• 2015-02-28 Listed $75,000 FMLS
• 2009-02-27 Sold (MLS) $60,000 FMLS
• 2008-12-01 Listed $60,000 FMLS
• 1994-08-02 Sold (Public Records) $42,500 Public Records
• 1985-07-15 Sold (Public Records) $52,600 Public Records
• 1985-04-15 Sold (Public Records) $42,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $2,821 · -0.1% YoY. Source: county tax records.