1689 Wynndowne Trl · Smyrna, GA 30080

$210,000

2 bd · 2.0 ba · 1,070 sqft · Townhouse public records · 15 Days on market

Built 1983 4,225 sqft lot $196/sqft · 24% below area Est $275k · 24% under $72/mo HOA · 4% of rent

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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 +15.6/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +4.4/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW ROOF! Prime location and endless potential! This charming 2-bedroom, 2-bathroom end-unit townhouse is a fantastic opportunity for both investors and buyers seeking comfort and convenience in a sought-after community. Thoughtfully designed for both comfort and privacy, this home features a unique layout with each bedroom on its own floor, complete with its own ensuite bathroom - an ideal setup for roommates, guests, or rental potential. The side-entry front door and end-unit placement provide added privacy along with a lovely side yard. A convenient 2-car parking pad is located directly in front of the home. Enjoy low-maintenance living with low monthly HOA dues and no rental restrictions, making this property an excellent option for investors or owner-occupants alike. Unbeatable location! Just a 5-minute walk to neighborhood favorites like Ruby's Sourdough Pizza and Ruby's Coffee & Cream, and less than a mile to Smyrna Market Village. You'll also love the quick access to Truist Park and The Battery Atlanta, plus easy commuting to Atlanta via nearby interstates. Whether you're looking for a smart investment or a move-in-ready home in a fantastic location, this townhouse offers value, convenience, and lifestyle all in one!

Key facts

• 2 car parking pad
• Unique layout
• Side yard

Tags

• NEW ROOF
• PRIME LOCATION
• UNIQUE LAYOUT
• SIDE YARD
• 2 CAR PARKING PAD
• LOW MAINTENANCE LIVING

Property features AI

Finance

• Other: Paved city street frontage; Directions: From I-75 take Windy Hill Exit, go west on Windy Hill, left on Roswell Rd, left on Matthews St, left on Wynndowne Trail
• HOA & community: Community of 76 units; Homeowners association with a $72 monthly fee; HOA covers trash and grounds maintenance; Community near shopping, public transport, schools, and has street lights

Exterior

• Parking: Two total parking spaces
• Utilities: Public water; Public sewer; Electric service with 110V and 220V; Cable available; Natural gas available; Phone available; Underground utilities; Sewer available; Water available
• Home design: Two levels; Fee simple ownership
• Construction: Cedar, frame, and wood siding construction; Composition shingle roof; Slab foundation; Resale property; Satellite dish
• Exterior features: Patio; Other exterior features

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Range hood; Refrigerator; Stain-finish cabinets; Solid surface counters; Laminate counters; Open-concept dining area
• Bedrooms: One main-level bedroom; One upper-level bedroom; Roommate floor plan
• Flooring: Laminate; Wood; Tile
• Bathrooms: Two full bathrooms; One main-level bathroom; One upper-level full bathroom; Master bath with tub/shower combo
• Heating & cooling: Central heating; Central air
• Interior features: Entrance foyer; Vaulted ceilings; High-speed internet; One wood-burning fireplace with raised hearth located in the family room; End unit with one common wall and no one above; Attic
• Laundry & utility: Laundry in hall with laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $210k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/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 $198k (5.9% below list).
• Recommended offer: $198k (5.9% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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 22d 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 $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 15 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 10y 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 $81k; list at $210k implies a 159% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $197,578 (5.9% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.94% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.77%
• DSCR: 1.08
• GRM: 8.9

CMA / ARV

• ARV (median comp): $274,790
• List price: $210,000
• Delta: -19.94%
• 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
1700 Wynndowne Trl #1700	0.07mi	2/2.5	1,054 (-2%)	3mo	$200,000	$190	90
1700 Wynndowne Trl SE #1700	0.08mi	2/2.5	1,054 (-2%)	3mo	$200,000	$190	89
1449 Springleaf Cir SE	0.13mi	2/2.5	1,132 (+6%)	2mo	$220,000	$194	80
1477 Springleaf Cir SE	0.15mi	2/1.5	1,132 (+6%)	9mo	$239,000	$211	74
1468 Springleaf Cir SE	0.12mi	2/2.5	1,120 (+5%)	13mo	$259,000	$231	74
1524 Springleaf Cir SE	0.10mi	2/2.5	1,120 (+5%)	14mo	$255,000	$228	74
1777 Timber Valley Way SE	0.29mi	2/1.5	1,152 (+8%)	10mo	$225,000	$195	63
1411 Springleaf Cir SE	0.14mi	2/2.5	1,220 (+14%)	10mo	$277,900	$228	60
1406 Springleaf Cir SE	0.12mi	2/2.5	1,220 (+14%)	12mo	$241,500	$198	59
1417 Springleaf Cir SE	0.13mi	3/2.5 (+1)	1,220 (+14%)	6mo	$256,000	$210	59
502 Spring Heights Ln SE	0.43mi	2/2.0	1,187 (+11%)	10mo	$289,000	$243	53
702 Spring Heights Ln SE #7	0.46mi	2/2.0	1,187 (+11%)	14mo	$305,000	$257	49

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: -15.3%
• Equity multiple: 0.46×
• Total profit: $-31,511
• Equity at exit: $31,312

10-year hold

• IRR: -9.6%
• Equity multiple: 0.45×
• Total profit: $-32,288
• 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 30080

• Rents YoY: 1.4%
• Active inventory: 409
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,976 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$213 /mo · $2,560/yr
• Insurance: −$88
• HOA: −$72
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $87

Break-even live

Break-even rent $1,866

Max offer price $210,000

Occupancy floor 91%

Sensitivity live

Price	-10% $206	-5% $146	+0% $87	+5% $27	+10% $-32
Rent	-10% $-69	-5% $9	+0% $87	+5% $165	+10% $243
Rate	-1.0pp $193	-0.5pp $140	base $87	+0.5pp $32	+1.0pp $-23

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1677 Wynndowne Trl SE Smyrna, GA	2.0	2.5	1054	$1,950	$1.85	26d	1	0.03mi
1675 Wynndowne Trl SE Smyrna, GA	2.0	2.0	1070	$1,800	$1.68	12d	1	0.03mi
1539 Springleaf Ct SE Unit 1539 Smyrna, GA	2.0	2.5	1386	$1,925	$1.39	45d	1	0.03mi
1695 Wynndowne Trl SE Smyrna, GA	2.0	2.5	1054	$3,300	$3.13	45d	1	0.04mi
1668 Wynndowne Trl SE Smyrna, GA	2.0	2.5	1054	$1,400	$1.33	7d	1	0.06mi
1424 Springleaf Cir SE Smyrna, GA	2.0	2.5	1120	$1,550	$1.38	17d	1	0.08mi
1425 Springleaf Cir SE Smyrna, GA	2.0	2.5	1120	$1,690	$1.51	7d	1	0.10mi
2596 Bates St SE Smyrna, GA	3.0	2.0	1320	$2,695	$2.04	26d	1	0.30mi
2400 Post Village Dr SE Smyrna, GA	1.0	1.0	750	$1,052	$1.40	4d	5	0.30mi
1858 Shenandoah Valley Ln SE Smyrna, GA	2.0	2.5	1220	$3,850	$3.16	45d	1	0.32mi
1836 Cumberland Valley Pl SE Smyrna, GA	2.0	1.5	1152	$1,650	$1.43	45d	1	0.35mi
1822 Cumberland Valley Pl SE Smyrna, GA	2.0	1.5	1250	$1,700	$1.36	45d	1	0.37mi
1820 Cumberland Valley Pl SE Smyrna, GA	2.0	2.5	1152	$3,750	$3.26	45d	1	0.37mi
2871 Spring Villa Ln #2871 Smyrna, GA	3.0	3.0	1500	$2,100	$1.40	45d	1	0.37mi
2919 Lexington Trace Dr SE Smyrna, GA	2.0	2.5	1292	$2,250	$1.74	45d	1	0.38mi
1802 Cumberland Valley Pl SE Smyrna, GA	3.0	3.5	1451	$4,650	$3.20	0d	1	0.39mi
1819 Cumberland Valley Pl SE Smyrna, GA	2.0	2.5	1152	$1,550	$1.35	45d	1	0.39mi
1836 Roswell St SE Unit 12406 Smyrna, GA	2.0	2.0	1354	$1,861	$1.37	1d	1	0.39mi
1836 Roswell St SE Unit 1416 Smyrna, GA	1.0	1.0	806	$1,472	$1.83	1d	1	0.39mi
510 Spring Heights Ln Smyrna, GA	2.0	2.0	1278	$1,900	$1.49	14d	1	0.40mi
411 Spring Heights Ln SE #4 Smyrna, GA	2.0	2.0	1187	$2,000	$1.68	7d	1	0.41mi
410 Spring Heights Ln #410 Smyrna, GA	2.0	2.0	1278	$2,250	$1.76	45d	1	0.44mi
510 Spring Heights Ln SE #5 Smyrna, GA	2.0	2.0	1278	$1,900	$1.49	26d	1	0.45mi
2181 Gordon Cir SE Smyrna, GA	3.0	1.0	1250	$2,100	$1.68	45d	1	0.46mi
4030 Hawthorne Cir Unit 2 Smyrna, GA	3.0	1.5	900	$1,400	$1.56	14d	1	0.50mi
1898 Spring Rd SE Smyrna, GA	1.0	1.0	700	$1,399	$2.00	17d	3	0.52mi
1240 Mimosa Cir Smyrna, GA	3.0	2.0	1125	$1,999	$1.78	45d	1	0.58mi
1455 Spring Rd SE Unit 433 Smyrna, GA	1.0	1.0	727	$1,634	$2.25	45d	1	0.62mi
1455 Spring Rd SE Unit 231 Smyrna, GA	2.0	2.0	1111	$2,115	$1.90	45d	1	0.62mi
1455 Spring Rd SE Smyrna, GA	3.0	2.0	1409	$2,495	$1.77	45d	1	0.62mi
2200 Woodlands Dr SE Smyrna, GA	1.0–2.0	1.0–2.0	890	$2,009	$2.26	0d	60	0.65mi
53 Doranne Ct SE #53 Smyrna, GA	2.0	2.0	1250	$1,750	$1.40	21d	1	0.74mi
27 Matawan Cir SE Smyrna, GA	2.0	2.0	1404	$2,100	$1.50	4d	1	0.75mi
27 Matawan Cir SE Smyrna, GA	2.0	2.0	1404	$1,995	$1.42	18d	1	0.75mi
2170 Beech Valley Dr SE Smyrna, GA	3.0	2.0	1270	$2,550	$2.01	14d	1	0.79mi
2170 Beech Valley Dr SE Smyrna, GA	3.0	2.0	1270	$2,550	$2.01	1d	1	0.79mi
1907 Countryside Pl SE Smyrna, GA	2.0	1.0	1097	$1,595	$1.45	22d	1	0.86mi
44 Rumson Ct SE Smyrna, GA	2.0	2.0	1282	$1,800	$1.40	19d	1	0.87mi
2085 Lake Park Dr SE Smyrna, GA	1.0–2.0	1.0–2.0	965	$2,340	$2.42	0d	118	0.89mi
2198 Goodwood Blvd SE Smyrna, GA	3.0	2.5	1494	$2,695	$1.80	18d	1	0.93mi

HOA detail

• Monthly dues: $72 · $864/yr

Listing history 33 events

1. 2026-06-21
   days on market $210,000 Active 15 DOM
2. 2026-06-18
   days on market $210,000 Active 12 DOM
3. 2026-06-17
   days on market $210,000 Active 11 DOM
4. 2026-06-16
   days on market $210,000 Active 10 DOM
5. 2026-06-15
   days on market $210,000 Active 9 DOM
6. 2026-06-13
   days on market $210,000 Active 7 DOM
7. 2026-06-13
   days on market $210,000 Active 6 DOM
8. 2026-06-09
   days on market $210,000 Active 3 DOM
9. 2026-06-08
   days on market $210,000 Active 2 DOM
10. 2026-06-07
    pricedays on marketlisting id $210,000 Active 1 DOM
11. 2026-06-04
    days on market $220,000 Active 73 DOM
12. 2026-06-03
    days on market $220,000 Active 72 DOM
13. 2026-06-02
    days on market $220,000 Active 71 DOM
14. 2026-06-01
    days on market $220,000 Active 70 DOM
15. 2026-05-31
    days on market $220,000 Active 69 DOM
16. 2026-05-19
    status Active 1258-char remark
17. 2026-05-09
    status Pending 1258-char remark
18. 2026-05-08
    historical Active Under Contract 1258-char remark
19. 2026-05-04
    status Back On Market 1240-char remark
20. 2026-05-04
    status Active 1258-char remark
21. 2026-04-28
    status Under Contract 1240-char remark
22. 2026-04-28
    historical Active Under Contract 1258-char remark
23. 2026-04-09
    price $220,000 1240-char remark
24. 2026-04-09
    price $220,000 1258-char remark
25. 2026-03-10
    listed $239,000 Active 1258-char remark
26. 2026-03-10
    listed $239,000 New 1240-char remark
27. 2016-11-14
    soldstatus $81,000
28. 2016-10-28
    soldstatus $81,000 Sold
29. 2016-10-28
    soldstatus $81,000 Sold
30. 2016-08-05
    status Under Contract
31. 2016-08-05
    historical Pending
32. 2016-07-26
    listed $81,000 New
33. 2016-07-26
    listed $81,000 Active

ⓘ 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: $2,560 · $213/mo
• Projected year-2 tax: $2,560 · $213/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: $23,709
• − Mortgage interest: −$11,763
• − Property taxes: −$2,560
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,897
• − Management: −$1,897
• − HOA: −$864
• − Depreciation: −$6,109
• Taxable loss: −$2,430
• Est. tax savings @ 24.0%: +$583
• After-tax cash flow: $1,625/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): 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

+159.3% since first listed

22 events — show timeline

• 2026-06-06 Listed $210,000 FMLS
• 2026-06-06 Listed $210,000 GAMLS
• 2026-06-05 Listing Removed — FMLS
• 2026-06-05 Listing Removed — GAMLS
• 2026-05-19 Relisted — FMLS
• 2026-05-09 Pending — FMLS
• 2026-05-08 Contingent — FMLS
• 2026-05-04 Relisted — GAMLS
• 2026-05-04 Relisted — FMLS
• 2026-04-28 Pending — GAMLS
• 2026-04-28 Contingent — FMLS
• 2026-04-09 Price Changed $220,000 GAMLS
• 2026-04-09 Price Changed $220,000 FMLS
• 2026-03-10 Listed $239,000 FMLS
• 2026-03-10 Listed $239,000 GAMLS
• 2016-11-14 Sold (Public Records) $81,000 Public Records
• 2016-10-28 Sold (MLS) $81,000 GAMLS
• 2016-10-28 Sold (MLS) $81,000 FMLS
• 2016-08-05 Pending — GAMLS
• 2016-08-05 Contingent — FMLS
• 2016-07-26 Listed $81,000 GAMLS
• 2016-07-26 Listed $81,000 FMLS

Property tax history

+5.7%/yr

Latest (2025): $2,560 · -0.1% YoY. Source: county tax records.