Same Neighborhood. Same Home Style. Three Very Different Outcomes.
- Tom Andre, Assoc. Broker, REALTOR®
- 4 days ago
- 4 min read
A Case Study from Seven Springs Subdivision - East Cobb, Marietta, Georgia
Three split-level ranches. One neighborhood. All former rentals. All listed within months of each other. Only one sold above asking — in six days, with multiple offers.
That one was mine.
Here's what happened, and what it means if you're thinking about selling a rental property in or around East Cobb.
The Three Listings at a Glance
1264 Seven Springs Cir | 1038 Seven Springs Cir | 4030 Addie Lane | |
Agent | Tom Andre, Atlanta Communities | Sung Hee Liz Chong, Keller Williams | Pamela OConnorSmith, Redfin |
Sq Ft | 2,191 | 2,162 | 2,046 |
Bed / Bath | 4 / 2 | 4 / 2.5 | 4 / 2.5 |
Year Built | 1973 | 1984 | 1967 |
Style | Split-Level Ranch | Split-Level | Split-Level |
Original List Price | $500,000 | $549,000 | $525,000 |
Final Sale Price | $515,000 | $495,000 | $500,000 (pending till 5/8) |
Sale-to-Original List | 103% | 90% | 95% |
Days on Market | 6 | 376 (combined 2 listing periods.) | 181 (combined 2 listing periods) |
Listing Periods | 1 | 2 | 2 |
Data sourced from FMLS as of April 30, 2026.
What Made the Difference?
All three homes share the same builder and the same bones - 1960s–80s split-level construction, brick exteriors, 4 bedrooms, 2-car garages, and the same Walton High School district. All three were former rentals. On paper, these are very comparable properties.
But the outcomes couldn't be more different.
1264 Seven Springs Circle - 6 Days, Multiple Offers, $15K Over Asking
This was my listing. The property was estate-owned by a Trust and had been a long-term rental. Before it ever hit the MLS, we invested in the updates that matter to today's buyers: new white oak-style luxury vinyl plank flooring on every level (no carpet anywhere), fresh interior and exterior paint, updated lighting and outlets throughout, refreshed bathroom vanities, and a thorough HVAC service with full duct cleaning. The roof and windows had already been replaced in 2023. We not only supplied prospective buyer's with Seller's Property Disclosure, but we also supplied receipts and warranty info on both regular maintenance and capital improvements like the windows and roof.
The result? Listed March 4, 2026. Under contract March 10th with multiple offers. Closed April 2 at $515,000 with Seller Paid Closing Costs of $7k (so, $508k) - After inspections the seller provided an additional $3k towards repairs ($505k). Total days on market: 6
1038 Seven Springs Circle - 227 Days, Multiple Price Cuts, $54K Under Original Ask
This home first hit the market in July 2024 at $549,000. That listing expired after 149 days. It was relisted in May 2025 at $539,000, then reduced to $519,000, then again to $499,900 before finally going under contract in December 2025. It closed January 30, 2026 at $495,000 - with $10,000 in seller-paid concessions on top. So, net to seller is $485,000. Total combined days on market: 376 (227 days was the most recent listing period, prior to that it was another 149 days.)
That's $54,000 below the original asking price, plus an estimated $30,000 in lost rental income while the property sat vacant and chased the market downward.
4030 Addie Lane - 181 Days, Two Listing Attempts, Still Pending
First listed in October 2025 at $525,000, this property was reduced to $500,000 in January 2026 and then expired. It was re-listed February 3, 2026 and finally went pending on April 6, 2026 - 181 total days on market across both listing periods. A projected close of May 8, 2026 and we won't know the final closing price as of yet, but you can subtract an estimated $15,000 in forfeited rental income during those six months on market. Total combined days on market (if it closes 5/8): 189
"The market is the most expensive place to learn
what is wrong with your listing."
- Tom Andre
The Real Cost of Getting It Wrong
It's tempting to look at these three properties and focus on the sale prices alone. But the full picture is more revealing.
The owners of 1038 Seven Springs and 4030 Addie Lane didn't just sell for less - they also gave up months of rental income while their homes sat on the market. At roughly $2,500/month in rent (conservative for a 4-bedroom in Walton's district), each owner forfeited an estimated $30,000 in income they would have collected had the home sold quickly.
Add the price reductions and concessions, and each seller left $50,000 to $90,000 on the table compared to what a well-prepared, correctly-priced listing achieved just down the street.
The Takeaway for Rental Property Owners
If you own a rental in East Cobb and you're considering selling, this case study tells a clear story:
Preparation matters. Buyers in this market can see the difference between a home that was "rental-ready" and one that was made "market-ready." Strategic updates — flooring, paint, lighting, and presentation - don't just justify your price. They create competition among buyers.
Pricing matters. Overpricing a former rental and hoping the market catches up is an expensive gamble. The data from Seven Springs shows it doesn't work - it costs you in price reductions and in lost rental income while you wait.
Your Team Matters. The right strategy on the front end - preparation, pricing, promotion, and placement of target marketing - is the difference between six days with multiple offers and six months of chasing the market.
Tom Andre, Associate Broker, REALTOR® is a Licensed Broker with Atlanta Communities, specializing in East Cobb residential sales since 2009. He was a former resident of Seven Springs for 23-years and spent 27-years total in East Cobb. For a confidential consultation about your property, call 678-472-1934 or email him at Tom@ConsultingAndre.com
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