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Lesson 3 of 10

Cobb County: Marietta & Kennesaw

Established suburbs with excellent schools and strong flipper demand.

$420K
Median Price
$185
Avg $/Sqft
22 days
Days on Market
68%
Rec MAO %

Why Cobb County?

Northwest of Atlanta, Cobb County offers top-rated schools, established neighborhoods, and strong appreciation. This is a flipper-dominant market with buyers willing to pay premium for move-in ready homes.

Key Cities & ZIPs

Marietta (30060, 30062, 30064, 30066, 30067)

FLIPPER

Historic downtown, diverse neighborhoods, wide price range.

Median

$385K

$/Sqft

$175

Target ARV

$350-450K

Kennesaw (30144, 30152)

FAMILY FLIP

Growing suburb near KSU, family-friendly, strong demand.

Median

$410K

$/Sqft

$180

Target ARV

$375-475K

Smyrna (30080, 30082)

HYBRID

Closer to Atlanta, mixed flipper/landlord, Battery Atlanta nearby.

Median

$395K

$/Sqft

$200

Target ARV

$350-425K

Your Cobb County Buyer

Primary: Flippers (70%)

  • • Looking for $350-500K ARV deals
  • • Want cosmetic rehabs ($30-60K)
  • • Need 65-70% MAO to work
  • • Quick closers, want speed

Secondary: Landlords (30%)

  • • Targeting lower price points
  • • $250-350K range preferred
  • • Accept lower margins for schools
  • • Long-term hold strategy

Cobb County Watch-Outs

  • Termites: Common in older homes. Always check for damage and get WDO report.
  • Crawlspace Issues: Older Marietta homes have crawlspaces - check for moisture and wood rot.
  • School Districts Matter: East Cobb schools drive prices. West Cobb is cheaper but slower to sell.
  • Higher Competition: Expect multiple offers on good deals. Move fast.

Key Takeaway

Cobb County = flipper territory. Use 68% MAO, target $350-450K ARV, and focus on cosmetic rehabs near good schools. Watch for termites and crawlspace issues.

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