1303 Cottonwood Ct NW · Kennesaw, GA 30152

$229,000

3 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 61 Days on market

Built 1972 0.29 ac lot $173/sqft · 28% below area Est $316k · 28% 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 +23.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +4.7/10.0
• 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

This three-bedroom, one-bathroom ranch home in Kennesaw offers a wonderful opportunity for buyers looking to add their own personal touch and build equity. Featuring classic hardwood flooring and double-pane windows, the home provides a solid foundation with lasting value. The kitchen comes equipped with a refrigerator, oven, and dishwasher, while ceiling fans throughout add to the home's comfort. Outside, you'll find a spacious backyard enclosed with a chain-link fence, along with a large back deck that's perfect for relaxing or entertaining. A garage and ample driveway parking provide convenience for homeowners and guests alike. With great bones and plenty of potential for updates and customization, this property is an ideal option for investors or homeowners ready to create their dream space! - LEAVE SELLER INFO BLANK ON OFFERS (WE WILL COMPLETE THIS INFO OURSELVES) -LISTING AGENT IS ALSO OWNER -HOUSE DOES NOT MEET THE FHA 91 DAY FLIP RULE UNITL JULY 9TH, 2026 -NO SELLER FINANCING OR SUBJECT TO OFFERS -PREFERRED CLOSING ATTORNEY SHERMAN AND PHALEN (ASK ABOUT DISCOUNTED TITLE FEES)

Key facts

• Hardwood flooring
• Large back deck
• Spacious backyard

Tags

• HARDWOOD FLOORING
• DOUBLE-PANE WINDOWS
• SPACIOUS BACKYARD
• LARGE BACK DECK
• GARAGE
• AMPLE DRIVEWAY PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/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 $223k (2.7% below list).
• Recommended offer: $215k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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.
• Market conditions: Rents rising (+1.8%/yr); 293 active listings in the ZIP; 24 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 $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 61 days — a 6% lower offer ($215k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; list at $229k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $215,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 8.52%
• Cash-on-cash: 7.97%
• DSCR: 1.35
• GRM: 8.6

CMA / ARV

• ARV (median comp): $316,301
• List price: $229,000
• Delta: -27.60%
• 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
2372 Woodland Dr NW	0.30mi	3/1.0	1,335 (+1%)	9mo	$280,000	$210	76
4070 Woodland Dr NW	0.18mi	3/2.0	1,256 (-5%)	8mo	$335,000	$267	72
6060 Steel Wood Dr NW	0.37mi	3/2.0	1,298 (-2%)	6mo	$310,000	$239	71
6040 Stone Wood Dr NW	0.23mi	3/2.0	1,248 (-6%)	10mo	$335,000	$268	68
8080 Sumit Creek Dr	0.13mi	3/2.0	1,498 (+14%)	4mo	$300,000	$200	64
7025 Stone Wood Dr NW	0.27mi	3/2.0	1,236 (-6%)	11mo	$332,500	$269	63
2545 Ridgecrest Dr NW	0.58mi	3/2.0	1,248 (-6%)	3mo	$325,000	$260	57
2444 Woodland Dr NW	0.24mi	3/2.0	1,125 (-15%)	5mo	$355,000	$316	56
3990 Pine Mountain Rd NW	0.34mi	3/3.0	1,488 (+13%)	1mo	$365,000	$245	54
2441 Kennesaw Due West Rd NW	0.45mi	4/2.0 (+1)	1,407 (+7%)	6mo	$312,500	$222	54
3050 Woodland Dr NW	0.19mi	3/2.0	1,512 (+14%)	12mo	$374,840	$248	53
2531 Ridgecrest Dr NW	0.49mi	4/2.0 (+1)	1,368 (+4%)	12mo	$335,000	$245	52

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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-12,692
• Equity at exit: $34,145

10-year hold

• IRR: 3.0%
• Equity multiple: 1.20×
• Total profit: $13,003
• Equity at exit: $19,800

Cash invested: $64,120 (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 30152

• Rents YoY: 1.8%
• Active inventory: 293
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,229 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$39 /mo · $464/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $426

Break-even live

Break-even rent $1,690

Max offer price $229,000

Occupancy floor 76%

Sensitivity live

Price	-10% $556	-5% $491	+0% $426	+5% $99	+10% $20
Rent	-10% $250	-5% $338	+0% $426	+5% $514	+10% $602
Rate	-1.0pp $541	-0.5pp $484	base $426	+0.5pp $367	+1.0pp $306

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2480 Woodland Dr NW Kennesaw, GA	3.0	2.0	988	$1,500	$1.52	23d	1	0.21mi
6080 Stone Wood Dr NW Kennesaw, GA	3.0	2.0	1419	$2,150	$1.52	4d	1	0.24mi
2406 Pine Dr NW Kennesaw, GA	3.0	2.0	1056	$2,000	$1.89	25d	1	0.35mi
6045 Steel Wood Dr NW Kennesaw, GA	3.0	2.0	1784	$2,186	$1.23	0d	1	0.42mi
2649 Laurel Ln NW Kennesaw, GA	2.0	2.0	1000	$1,935	$1.94	44d	1	0.67mi
2802 Pine Valley Way NW Kennesaw, GA	2.0	2.0	1003	$1,950	$1.94	21d	1	0.74mi
2250 Ellison Lakes Dr NW Kennesaw, GA	1.0–2.0	1.0–2.0	949	$1,551	$1.63	0d	7	0.93mi
2825 S Main St NW Kennesaw, GA	1.0–2.0	1.0–2.0	941	$3,186	$3.39	0d	13	0.94mi
2880 Cobb Pkwy NW Kennesaw, GA	2.0–3.0	1.0–2.0	992	$1,599	$1.61	13d	1	0.95mi
2651 Saint Charles Ln NW Kennesaw, GA	2.0	2.0	1164	$1,990	$1.71	44d	1	1.03mi
2891 Lewis St NW Kennesaw, GA	1.0–3.0	1.0–3.0	1254	$2,656	$2.12	3d	12	1.06mi
2059 Lakeshore Overlook Dr NW Kennesaw, GA	3.0	2.5	1696	$2,450	$1.44	5d	1	1.07mi
1964 Lakeshore Overlook Cir NW Kennesaw, GA	3.0	2.5	1702	$2,500	$1.47	19d	1	1.10mi
2044 Lakeshore Overlook Dr NW Kennesaw, GA	2.0	3.0	1696	$2,230	$1.31	0d	1	1.10mi
2031 Lakeshore Overlook Dr NW Kennesaw, GA	3.0	2.5	1702	$2,195	$1.29	44d	1	1.11mi
1672 Johnston Trl NW Kennesaw, GA	3.0	2.0	1662	$2,000	$1.20	21d	1	1.13mi
2652 S Main St NW Kennesaw, GA	1.0–3.0	1.0–2.0	1039	$2,922	$2.81	0d	11	1.17mi
1060 Hillsborough Chase NW Kennesaw, GA	2.0	2.5	1742	$1,700	$0.98	13d	1	1.20mi
2623 Hedgeway Cir Kennesaw, GA	3.0	3.5	1748	$2,850	$1.63	44d	1	1.21mi
2100 Ellison Lakes Dr NW Kennesaw, GA	2.0–3.0	2.0	1292	$1,641	$1.27	0d	8	1.25mi
2735 Country Creek Way NW Kennesaw, GA	3.0	2.0	1286	$2,320	$1.80	23d	1	1.35mi
1650 N Roberts Rd NW Kennesaw, GA	1.0–3.0	1.0–2.0	1158	$2,529	$2.18	2d	29	1.42mi
1925 Old 41 Hwy NW Kennesaw, GA	1.0–3.0	1.0–2.5	1279	$2,926	$2.29	0d	39	1.44mi
1545 N Whitemarsh RD Kennesaw, GA	1.0–3.0	1.0–3.5	1370	$3,771	$2.75	0d	51	1.45mi

Listing history 23 events

1. 2026-06-21
   days on market $229,000 Active 61 DOM
2. 2026-06-18
   days on market $229,000 Active 58 DOM
3. 2026-06-17
   price $229,000 Active 57 DOM
4. 2026-06-17
   days on market $234,000 Active 57 DOM
5. 2026-06-16
   days on market $234,000 Active 56 DOM
6. 2026-06-15
   days on market $234,000 Active 55 DOM
7. 2026-06-13
   days on market $234,000 Active 53 DOM
8. 2026-06-13
   days on market $234,000 Active 52 DOM
9. 2026-06-09
   days on market $234,000 Active 49 DOM
10. 2026-06-08
    days on market $234,000 Active 48 DOM
11. 2026-06-07
    days on market $234,000 Active 47 DOM
12. 2026-06-04
    days on market $234,000 Active 44 DOM
13. 2026-06-03
    days on market $234,000 Active 43 DOM
14. 2026-06-02
    pricedays on market $234,000 Active 42 DOM
15. 2026-06-01
    days on market $239,000 Active 41 DOM
16. 2026-05-31
    days on market $239,000 Active 40 DOM
17. 2026-05-11
    price $239,000 1100-char remark

    Show marketing remark (1118 chars)

    This three-bedroom, one-bathroom ranch home in Kennesaw offers a wonderful opportunity for buyers looking to add their own personal touch and build equity. Featuring classic hardwood flooring and double-pane windows, the home provides a solid foundation with lasting value. The kitchen comes equipped with a refrigerator, oven, and dishwasher, while ceiling fans throughout add to the home’s comfort. Outside, you’ll find a spacious backyard enclosed with a chain-link fence, along with a large back deck that’s perfect for relaxing or entertaining. A garage and ample driveway parking provide convenience for homeowners and guests alike. With great bones and plenty of potential for updates and customization, this property is an ideal option for investors or homeowners ready to create their dream space! - LEAVE SELLER INFO BLANK ON OFFERS (WE WILL COMPLETE THIS INFO OURSELVES) -LISTING AGENT IS ALSO OWNER -HOUSE DOES NOT MEET THE FHA 91 DAY FLIP RULE UNITL JULY 9TH, 2026 -NO SELLER FINANCING OR SUBJECT TO OFFERS -PREFERRED CLOSING ATTORNEY SHERMAN AND PHALEN (ASK ABOUT DISCOUNTED TITLE FEES)

18. 2026-05-11
    price $239,000 1118-char remark

    Show marketing remark (1118 chars)

    This three-bedroom, one-bathroom ranch home in Kennesaw offers a wonderful opportunity for buyers looking to add their own personal touch and build equity. Featuring classic hardwood flooring and double-pane windows, the home provides a solid foundation with lasting value. The kitchen comes equipped with a refrigerator, oven, and dishwasher, while ceiling fans throughout add to the home’s comfort. Outside, you’ll find a spacious backyard enclosed with a chain-link fence, along with a large back deck that’s perfect for relaxing or entertaining. A garage and ample driveway parking provide convenience for homeowners and guests alike. With great bones and plenty of potential for updates and customization, this property is an ideal option for investors or homeowners ready to create their dream space! - LEAVE SELLER INFO BLANK ON OFFERS (WE WILL COMPLETE THIS INFO OURSELVES) -LISTING AGENT IS ALSO OWNER -HOUSE DOES NOT MEET THE FHA 91 DAY FLIP RULE UNITL JULY 9TH, 2026 -NO SELLER FINANCING OR SUBJECT TO OFFERS -PREFERRED CLOSING ATTORNEY SHERMAN AND PHALEN (ASK ABOUT DISCOUNTED TITLE FEES)

19. 2026-04-21
    listed $249,000 New 1100-char remark

    Show marketing remark (1118 chars)

    This three-bedroom, one-bathroom ranch home in Kennesaw offers a wonderful opportunity for buyers looking to add their own personal touch and build equity. Featuring classic hardwood flooring and double-pane windows, the home provides a solid foundation with lasting value. The kitchen comes equipped with a refrigerator, oven, and dishwasher, while ceiling fans throughout add to the home’s comfort. Outside, you’ll find a spacious backyard enclosed with a chain-link fence, along with a large back deck that’s perfect for relaxing or entertaining. A garage and ample driveway parking provide convenience for homeowners and guests alike. With great bones and plenty of potential for updates and customization, this property is an ideal option for investors or homeowners ready to create their dream space! - LEAVE SELLER INFO BLANK ON OFFERS (WE WILL COMPLETE THIS INFO OURSELVES) -LISTING AGENT IS ALSO OWNER -HOUSE DOES NOT MEET THE FHA 91 DAY FLIP RULE UNITL JULY 9TH, 2026 -NO SELLER FINANCING OR SUBJECT TO OFFERS -PREFERRED CLOSING ATTORNEY SHERMAN AND PHALEN (ASK ABOUT DISCOUNTED TITLE FEES)

20. 2026-04-21
    listed $249,000 Active 1118-char remark

    Show marketing remark (1118 chars)

    This three-bedroom, one-bathroom ranch home in Kennesaw offers a wonderful opportunity for buyers looking to add their own personal touch and build equity. Featuring classic hardwood flooring and double-pane windows, the home provides a solid foundation with lasting value. The kitchen comes equipped with a refrigerator, oven, and dishwasher, while ceiling fans throughout add to the home’s comfort. Outside, you’ll find a spacious backyard enclosed with a chain-link fence, along with a large back deck that’s perfect for relaxing or entertaining. A garage and ample driveway parking provide convenience for homeowners and guests alike. With great bones and plenty of potential for updates and customization, this property is an ideal option for investors or homeowners ready to create their dream space! - LEAVE SELLER INFO BLANK ON OFFERS (WE WILL COMPLETE THIS INFO OURSELVES) -LISTING AGENT IS ALSO OWNER -HOUSE DOES NOT MEET THE FHA 91 DAY FLIP RULE UNITL JULY 9TH, 2026 -NO SELLER FINANCING OR SUBJECT TO OFFERS -PREFERRED CLOSING ATTORNEY SHERMAN AND PHALEN (ASK ABOUT DISCOUNTED TITLE FEES)

21. 2026-04-10
    soldstatus $130,000
22. 1997-03-24
    soldstatus $65,000
23. 1990-10-05
    soldstatus $52,500

ⓘ 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: $464 · $39/mo
• Projected year-2 tax: $2,107 · $176/mo
• Expected delta: +$1,643/yr (+$137/mo · 354.4%)

ⓘ 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 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: $26,748
• − Mortgage interest: −$12,828
• − Property taxes: −$464
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,140
• − Management: −$2,140
• − Depreciation: −$6,662
• Taxable income: $1,370
• Est. tax owed @ 24.0%: −$329
• After-tax cash flow: $4,782/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

+355.2% since first listed

7 events — show timeline

• 2026-05-11 Price Changed $239,000 GAMLS
• 2026-05-11 Price Changed $239,000 FMLS
• 2026-04-21 Listed $249,000 FMLS
• 2026-04-21 Listed $249,000 GAMLS
• 2026-04-10 Sold (Public Records) $130,000 Public Records
• 1997-03-24 Sold (Public Records) $65,000 Public Records
• 1990-10-05 Sold (Public Records) $52,500 Public Records

Property tax history

-2.2%/yr

Latest (2025): $464 · -0.5% YoY. Source: county tax records.