5921 Brookside Dr SE · Smyrna, GA 30126

$309,000

3 bd · 2.0 ba · 1,736 sqft · SingleFamily public records · 175 Days on market

Built 1989 10,454 sqft lot Est $337k · 8% under

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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 +12.7/30.0
• ARV discount +11.2/15.0
• DSCR +3.8/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

No HOA. This well-maintained 3-bedroom, 2-bath home offers over 1,700 square feet, providing the space, condition, and long-term upside today's buyers are looking for. The driveway is on the steeper side-not uncommon for the community-but fully navigable and adds to the home's elevated setting and privacy. Inside, you'll find a bright, functional layout featuring a spacious family room with fireplace, a dedicated dining area, and a kitchen with quartz countertops, ample cabinetry, and direct access to the backyard. Step outside to a semi-private, tree-lined backyard featuring a large poured patio and raised deck-offering usable outdoor space and room to personalize. The primary suite includes a recently updated walk-in shower and generous closet space, while two additional bedrooms offer flexibility for guests, office, or additional living needs. Situated in Johnston's Crossing, this home delivers a solid combination of size, condition, and location-priced to invite the smart buyer. Conveniently located with quick access to I-285, offering an easy commute to downtown Atlanta and Hartsfield-Jackson Atlanta International Airport. Just minutes from Truist Park and The Battery Atlanta, with nearby parks, trails, and a growing mix of dining and retail. Close to the Silver Comet Trail, this location continues to see strong development-making it a smart choice for buyers focused on convenience and future equity growth.

Key facts

• Private backyard
• Large lot
• Mature trees

Tags

• PRIVATE BACKYARD
• NEWLY REMODELED WALK-IN SHOWER
• LARGE LOT
• MATURE TREES
• EASY ACCESS TO MAJOR HIGHWAYS

Property features AI

Finance

• HOA & community: Community features include park, dog park, playground, restaurant, sidewalks, street lights, and proximity to schools and shopping

Exterior

• Parking: Attached garage with 2 garage spaces; Garage faces front; Garage door opener; Driveway parking; Open parking available
• Utilities: Public water; Public sewer; Electric service with 110V and 220V (220V in garage); Cable available; Natural gas available
• Home design: Two-level home; Updated/remodeled condition
• Construction: Vinyl and wood siding; Shingle roof; Concrete perimeter and pillar/post/pier foundation; Built with garages noted as other structures
• Exterior features: Private yard; Lighting; Rain gutters; Covered deck and front porch; Back yard fencing with chain link and wood; Garage(s) structure present

Interior

• Kitchen: White cabinets; Stone countertops; Dishwasher; Disposal
• Bedrooms: Three upstairs bedrooms; Bedroom features noted as 'Other'
• Flooring: Luxury vinyl; Laminate; Tile; Carpet
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with double vanity and shower (no tub)
• Heating & cooling: Central heating; Heat pump; Natural gas heating; Central air conditioning; Ceiling fans; Electric cooling components
• Interior features: Vaulted ceilings; Disappearing attic stairs; Decorative fireplace in family room; Shutters on windows; No common walls
• Laundry & utility: Laundry located in kitchen and lower level; Electric dryer hookup; Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $309k.

Deal economics

• At list price, monthly cash flow is $-33 ($-394/yr) — negative.
• To cash-flow at today's rent, offer at most $303k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (17.1% below list).
• Recommended offer: $256k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Clay-Harmony Leland Elementary School (math 20% / reading 25%, grade F, #803 of 1,228 statewide, top 66%, 939 students, 67% FRL); Lindley Middle School (math 15% / reading 22%, grade F, #372 of 470 statewide, top 80%, 1,096 students, 82% FRL); Pebblebrook High School (math 23% / reading 30%, grade F, #171 of 424 statewide, top 41%, 2,511 students, 70% FRL) — zoned schools average 73% FRL vs 39% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 42% district-wide (-20 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 (+3.7%/yr); 405 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).
• This rent runs 30% of the median local income ($102k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 175 days — a 12% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 3 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 $80k; list at $309k implies a 289% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $256,138 (17.1% 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 175 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.83% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.46%
• DSCR: 0.98
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $336,784
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5921 Brookside Dr SE	0.00mi	3/2.5	1,736 (0%)	1mo	$305,000	$176	97
1470 Riverline Ct SE	0.26mi	3/2.5	1,963 (+13%)	4mo	$327,500	$167	60
5929 Brookside Dr SE	0.05mi	3/2.5	1,572 (-9%)	24mo	$289,000	$184	60
5999 Brookside Ln SE	0.16mi	3/2.0	1,500 (-14%)	12mo	$306,500	$204	60
5922 Graywood Cir	0.58mi	3/3.0	1,712 (-1%)	14mo	$355,000	$207	55
1503 Colt Ridge Ln SE	0.40mi	4/2.0 (+1)	1,582 (-9%)	11mo	$346,000	$219	52
5881 Brookside Dr SE	0.26mi	3/2.0	1,480 (-15%)	14mo	$287,000	$194	51
5998 Graywood Cir SE	0.57mi	4/2.5 (+1)	1,944 (+12%)	14mo	$360,000	$185	34

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 · 3.66% rent growth · sell at horizon

5-year hold

• IRR: -16.3%
• Equity multiple: 0.42×
• Total profit: $-50,460
• Equity at exit: $46,073

10-year hold

• IRR: -7.0%
• Equity multiple: 0.54×
• Total profit: $-39,552
• Equity at exit: $26,717

Cash invested: $86,520 (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 30126

• Rents YoY: 3.7%
• Active inventory: 405
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,561 high
• Mortgage (P&I): −$1,620
• Tax from tax record: −$307 /mo · $3,686/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $-33

Break-even live

Break-even rent $2,603

Max offer price $303,201

Occupancy floor 96%

Sensitivity live

Price	-10% $142	-5% $55	+0% $-33	+5% $-120	+10% $-208
Rent	-10% $-235	-5% $-134	+0% $-33	+5% $68	+10% $170
Rate	-1.0pp $123	-0.5pp $46	base $-33	+0.5pp $-113	+1.0pp $-194

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: $77,250
• Closing costs: $9,270
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1595 Ridgebrook Downs Mableton, GA	3.0	3.5	1970	$2,995	$1.52	26d	1	0.17mi
1640 Coasta Way Mableton, GA	3.0	3.5	2146	$2,850	$1.33	0d	1	0.18mi
6504 Brooklake Ct Mableton, GA	3.0	2.5	1843	$2,900	$1.57	19d	1	0.20mi
6504 Brooklake Ct Mableton, GA	3.0	2.5	1846	$2,900	$1.57	14d	1	0.20mi
6022 Mayfield Way SE Mableton, GA	3.0	3.0	2090	$2,700	$1.29	45d	1	0.21mi
6472 Brookside Blvd Unit 1 Mableton, GA	3.0	2.5	2064	$2,700	$1.31	45d	1	0.22mi
1675 Coasta Way Mableton, GA	3.0	3.0	1900	$2,865	$1.51	7d	1	0.23mi
5883 Brookside Dr SE Mableton, GA	2.0	1.5	1559	$1,950	$1.25	45d	1	0.23mi
6023 Colt Ridge Trl SE Mableton, GA	3.0	3.0	1716	$2,210	$1.29	26d	1	0.32mi
6235 Carriage Gate Ln SE #3 Mableton, GA	3.0	2.0	1430	$1,560	$1.09	0d	1	0.39mi
5929 Rosie Ln SE Mableton, GA	4.0	2.5	2027	$2,450	$1.21	7d	1	0.43mi
6003 Escher Ln SE Mableton, GA	4.0	2.5	2193	$2,426	$1.11	26d	1	0.48mi
6255 Riverview Rd SE Mableton, GA	1.0–3.0	1.0–2.0	1033	$2,364	$2.29	0d	23	0.67mi
6025 River View Rd SE Mableton, GA	1.0–2.0	1.0–2.0	925	$2,225	$2.41	0d	17	0.69mi
764 Wexford Cove Way Mableton, GA	4.0	3.5	2243	$2,939	$1.31	45d	1	1.19mi
6271 Mountain Ct SE Mableton, GA	3.0	2.0	1649	$2,200	$1.33	19d	1	1.39mi

Listing history 12 events

1. 2026-05-02
   status Pending
2. 2026-04-29
   status Under Contract 1439-char remark

   Show marketing remark (1439 chars)

   No HOA. This well-maintained 3-bedroom, 2-bath home offers over 1,700 square feet, providing the space, condition, and long-term upside today's buyers are looking for. The driveway is on the steeper side-not uncommon for the community-but fully navigable and adds to the home's elevated setting and privacy. Inside, you'll find a bright, functional layout featuring a spacious family room with fireplace, a dedicated dining area, and a kitchen with quartz countertops, ample cabinetry, and direct access to the backyard. Step outside to a semi-private, tree-lined backyard featuring a large poured patio and raised deck-offering usable outdoor space and room to personalize. The primary suite includes a recently updated walk-in shower and generous closet space, while two additional bedrooms offer flexibility for guests, office, or additional living needs. Situated in Johnston's Crossing, this home delivers a solid combination of size, condition, and location-priced to invite the smart buyer. Conveniently located with quick access to I-285, offering an easy commute to downtown Atlanta and Hartsfield-Jackson Atlanta International Airport. Just minutes from Truist Park and The Battery Atlanta, with nearby parks, trails, and a growing mix of dining and retail. Close to the Silver Comet Trail, this location continues to see strong development-making it a smart choice for buyers focused on convenience and future equity growth.

3. 2026-04-29
   historical Active Under Contract

   Show marketing remark (1439 chars)

   No HOA. This well-maintained 3-bedroom, 2-bath home offers over 1,700 square feet, providing the space, condition, and long-term upside today's buyers are looking for. The driveway is on the steeper side-not uncommon for the community-but fully navigable and adds to the home's elevated setting and privacy. Inside, you'll find a bright, functional layout featuring a spacious family room with fireplace, a dedicated dining area, and a kitchen with quartz countertops, ample cabinetry, and direct access to the backyard. Step outside to a semi-private, tree-lined backyard featuring a large poured patio and raised deck-offering usable outdoor space and room to personalize. The primary suite includes a recently updated walk-in shower and generous closet space, while two additional bedrooms offer flexibility for guests, office, or additional living needs. Situated in Johnston's Crossing, this home delivers a solid combination of size, condition, and location-priced to invite the smart buyer. Conveniently located with quick access to I-285, offering an easy commute to downtown Atlanta and Hartsfield-Jackson Atlanta International Airport. Just minutes from Truist Park and The Battery Atlanta, with nearby parks, trails, and a growing mix of dining and retail. Close to the Silver Comet Trail, this location continues to see strong development-making it a smart choice for buyers focused on convenience and future equity growth.

4. 2026-04-09
   price $309,000 1439-char remark

   Show marketing remark (1439 chars)

   No HOA. This well-maintained 3-bedroom, 2-bath home offers over 1,700 square feet, providing the space, condition, and long-term upside today's buyers are looking for. The driveway is on the steeper side-not uncommon for the community-but fully navigable and adds to the home's elevated setting and privacy. Inside, you'll find a bright, functional layout featuring a spacious family room with fireplace, a dedicated dining area, and a kitchen with quartz countertops, ample cabinetry, and direct access to the backyard. Step outside to a semi-private, tree-lined backyard featuring a large poured patio and raised deck-offering usable outdoor space and room to personalize. The primary suite includes a recently updated walk-in shower and generous closet space, while two additional bedrooms offer flexibility for guests, office, or additional living needs. Situated in Johnston's Crossing, this home delivers a solid combination of size, condition, and location-priced to invite the smart buyer. Conveniently located with quick access to I-285, offering an easy commute to downtown Atlanta and Hartsfield-Jackson Atlanta International Airport. Just minutes from Truist Park and The Battery Atlanta, with nearby parks, trails, and a growing mix of dining and retail. Close to the Silver Comet Trail, this location continues to see strong development-making it a smart choice for buyers focused on convenience and future equity growth.

5. 2026-04-09
   price $309,000

   Show marketing remark (1439 chars)

   No HOA. This well-maintained 3-bedroom, 2-bath home offers over 1,700 square feet, providing the space, condition, and long-term upside today's buyers are looking for. The driveway is on the steeper side-not uncommon for the community-but fully navigable and adds to the home's elevated setting and privacy. Inside, you'll find a bright, functional layout featuring a spacious family room with fireplace, a dedicated dining area, and a kitchen with quartz countertops, ample cabinetry, and direct access to the backyard. Step outside to a semi-private, tree-lined backyard featuring a large poured patio and raised deck-offering usable outdoor space and room to personalize. The primary suite includes a recently updated walk-in shower and generous closet space, while two additional bedrooms offer flexibility for guests, office, or additional living needs. Situated in Johnston's Crossing, this home delivers a solid combination of size, condition, and location-priced to invite the smart buyer. Conveniently located with quick access to I-285, offering an easy commute to downtown Atlanta and Hartsfield-Jackson Atlanta International Airport. Just minutes from Truist Park and The Battery Atlanta, with nearby parks, trails, and a growing mix of dining and retail. Close to the Silver Comet Trail, this location continues to see strong development-making it a smart choice for buyers focused on convenience and future equity growth.

6. 2026-02-26
   status Active
7. 2026-02-26
   historical Active Under Contract
8. 2026-02-19
   price $310,000 1439-char remark

   Show marketing remark (1439 chars)

   No HOA. This well-maintained 3-bedroom, 2-bath home offers over 1,700 square feet, providing the space, condition, and long-term upside today's buyers are looking for. The driveway is on the steeper side-not uncommon for the community-but fully navigable and adds to the home's elevated setting and privacy. Inside, you'll find a bright, functional layout featuring a spacious family room with fireplace, a dedicated dining area, and a kitchen with quartz countertops, ample cabinetry, and direct access to the backyard. Step outside to a semi-private, tree-lined backyard featuring a large poured patio and raised deck-offering usable outdoor space and room to personalize. The primary suite includes a recently updated walk-in shower and generous closet space, while two additional bedrooms offer flexibility for guests, office, or additional living needs. Situated in Johnston's Crossing, this home delivers a solid combination of size, condition, and location-priced to invite the smart buyer. Conveniently located with quick access to I-285, offering an easy commute to downtown Atlanta and Hartsfield-Jackson Atlanta International Airport. Just minutes from Truist Park and The Battery Atlanta, with nearby parks, trails, and a growing mix of dining and retail. Close to the Silver Comet Trail, this location continues to see strong development-making it a smart choice for buyers focused on convenience and future equity growth.

9. 2026-02-19
   price $310,000

   Show marketing remark (1439 chars)

   No HOA. This well-maintained 3-bedroom, 2-bath home offers over 1,700 square feet, providing the space, condition, and long-term upside today's buyers are looking for. The driveway is on the steeper side-not uncommon for the community-but fully navigable and adds to the home's elevated setting and privacy. Inside, you'll find a bright, functional layout featuring a spacious family room with fireplace, a dedicated dining area, and a kitchen with quartz countertops, ample cabinetry, and direct access to the backyard. Step outside to a semi-private, tree-lined backyard featuring a large poured patio and raised deck-offering usable outdoor space and room to personalize. The primary suite includes a recently updated walk-in shower and generous closet space, while two additional bedrooms offer flexibility for guests, office, or additional living needs. Situated in Johnston's Crossing, this home delivers a solid combination of size, condition, and location-priced to invite the smart buyer. Conveniently located with quick access to I-285, offering an easy commute to downtown Atlanta and Hartsfield-Jackson Atlanta International Airport. Just minutes from Truist Park and The Battery Atlanta, with nearby parks, trails, and a growing mix of dining and retail. Close to the Silver Comet Trail, this location continues to see strong development-making it a smart choice for buyers focused on convenience and future equity growth.

10. 2025-10-27
    listed $315,000 Active

    Show marketing remark (1439 chars)

    No HOA. This well-maintained 3-bedroom, 2-bath home offers over 1,700 square feet, providing the space, condition, and long-term upside today's buyers are looking for. The driveway is on the steeper side-not uncommon for the community-but fully navigable and adds to the home's elevated setting and privacy. Inside, you'll find a bright, functional layout featuring a spacious family room with fireplace, a dedicated dining area, and a kitchen with quartz countertops, ample cabinetry, and direct access to the backyard. Step outside to a semi-private, tree-lined backyard featuring a large poured patio and raised deck-offering usable outdoor space and room to personalize. The primary suite includes a recently updated walk-in shower and generous closet space, while two additional bedrooms offer flexibility for guests, office, or additional living needs. Situated in Johnston's Crossing, this home delivers a solid combination of size, condition, and location-priced to invite the smart buyer. Conveniently located with quick access to I-285, offering an easy commute to downtown Atlanta and Hartsfield-Jackson Atlanta International Airport. Just minutes from Truist Park and The Battery Atlanta, with nearby parks, trails, and a growing mix of dining and retail. Close to the Silver Comet Trail, this location continues to see strong development-making it a smart choice for buyers focused on convenience and future equity growth.

11. 2025-10-27
    listed $315,000 New 1439-char remark

    Show marketing remark (1439 chars)

    No HOA. This well-maintained 3-bedroom, 2-bath home offers over 1,700 square feet, providing the space, condition, and long-term upside today's buyers are looking for. The driveway is on the steeper side-not uncommon for the community-but fully navigable and adds to the home's elevated setting and privacy. Inside, you'll find a bright, functional layout featuring a spacious family room with fireplace, a dedicated dining area, and a kitchen with quartz countertops, ample cabinetry, and direct access to the backyard. Step outside to a semi-private, tree-lined backyard featuring a large poured patio and raised deck-offering usable outdoor space and room to personalize. The primary suite includes a recently updated walk-in shower and generous closet space, while two additional bedrooms offer flexibility for guests, office, or additional living needs. Situated in Johnston's Crossing, this home delivers a solid combination of size, condition, and location-priced to invite the smart buyer. Conveniently located with quick access to I-285, offering an easy commute to downtown Atlanta and Hartsfield-Jackson Atlanta International Airport. Just minutes from Truist Park and The Battery Atlanta, with nearby parks, trails, and a growing mix of dining and retail. Close to the Silver Comet Trail, this location continues to see strong development-making it a smart choice for buyers focused on convenience and future equity growth.

12. 1995-09-06
    soldstatus $79,500

ⓘ 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: $3,686 · $307/mo
• Projected year-2 tax: $3,686 · $307/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 6/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,737
• − Mortgage interest: −$17,309
• − Property taxes: −$3,686
• − Insurance: −$1,545
• − Repairs & maintenance: −$2,459
• − Management: −$2,459
• − Depreciation: −$8,989
• Taxable loss: −$5,710
• Est. tax savings @ 24.0%: +$1,370
• After-tax cash flow: $976/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): 41,829
• Household income: $101,891
• Rent vs Own: 21.9% rent · 78.1% own
• Severe rent burden: 1046.0

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 0.69)
• Race & ethnicity: Black 42% White 30% Hispanic / Latino 20% Two or more races 8% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 11% Cuban 1%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 16% · Canada, China
• Languages at home: 77% English-only · Spanish 17% Other Indo-European 3% French/Haitian/Cajun 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: ▼ -239.35%
• Current HPI: 230.378
• Rent YoY: ▲ 3.66%
• 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

+288.7% since first listed

12 events — show timeline

• 2026-05-02 Pending — FMLS
• 2026-04-29 Pending — GAMLS
• 2026-04-29 Contingent — FMLS
• 2026-04-09 Price Changed $309,000 GAMLS
• 2026-04-09 Price Changed $309,000 FMLS
• 2026-02-26 Relisted — FMLS
• 2026-02-26 Contingent — FMLS
• 2026-02-19 Price Changed $310,000 GAMLS
• 2026-02-19 Price Changed $310,000 FMLS
• 2025-10-27 Listed $315,000 GAMLS
• 2025-10-27 Listed $315,000 FMLS
• 1995-09-06 Sold (Public Records) $79,500 Public Records

Property tax history

+7.5%/yr

Latest (2025): $3,686 · -0.1% YoY. Source: county tax records.