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Marietta, GA DSCR LoansAppreciation Market

DSCR Loans in Marietta, GA

Finance investment properties in Marietta with a DSCR loan. Qualify based on rental income, not tax returns. Median rent at $1,800/mo with +3.2% annual growth.

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$1,800/mo
Median Rent
$400K
Median Home Price
+3.2%
Rent Growth (YoY)
60K
Metro Population

Market data updated 2026-01-30

Marietta Market Snapshot

Why Invest in Marietta?

  • Located in booming Cobb County with proximity to Atlanta job market
  • Lockheed Martin and Dobbins Air Reserve Base anchor local employment
  • Historic downtown square and quality schools attract family renters

Key Economic Drivers

Aerospace & DefenseHealthcareTechnologyEducation
Median Rent
$1,800/mo
Rent Growth
+3.2%

Property Types We Finance

Single FamilyTownhomes2-4 Units

Popular Investment Areas

East CobbWest CobbMarietta SquareKennesaw

Metro Population

60K

Marietta metro area — a strong tenant pool for rental property investors.

DSCR Analysis

Example DSCR Calculation for Marietta, GA

Here's how a typical DSCR loan works using Marietta's actual market data.

Loan Structure

Purchase Price$400,000
Down Payment (20%)$80,000
Loan Amount$320,000
Interest Rate7.5%

Monthly Costs (PITIA)

Principal & Interest$2,237
Property Tax (0.92% rate)$307
Insurance$233
Total PITIA$2,777

DSCR Result

Monthly Rent
$1,800
÷
Monthly PITIA
$2,777
=
DSCR Ratio
0.65

Based on Marietta's median home price of $400,000 and median rent of $1,800/month, a typical DSCR investment produces a challenging DSCR ratio. Investors may need a larger down payment (25-30%) to improve the ratio, or should target properties priced below the median. With a 20% down payment of $80,000, the monthly PITIA (principal, interest, taxes, insurance) comes to $2,777. The local property tax rate of 0.92% and annual insurance cost of $2,800 are factored into this calculation.

Estimated Cap Rate
3.1%
Marietta's estimated cap rate is 3.12%, indicating a appreciation-focused market where price growth drives returns.
Market Comparison

Marietta vs. Georgia Average

How Marietta's rental market compares to the Georgia statewide average.

Median Rent
$1,800/mo
= 0% at state avg
Median Home Price
$400K
↑ 25% above state avg

Marietta's median rent of $1,800/month is in line with the Georgia state average. Home prices at $400,000 are 25% above the state average of $320,000.

Investment Strategy

Marietta Investment Strategy: Appreciation

Marietta represents a smaller-market appreciation strategy where local fundamentals like aerospace & defense and healthcare drive steady value gains. With $1,800/mo rents and $400K prices yielding a 5.40% ratio, investors benefit from both cash flow and modest appreciation. Target East Cobb for premium tenants or West Cobb for better cap rates.

DSCR Ratio
0.65
Cap Rate
3.1%
Vacancy Rate
7.2%
Tax Rate
0.92%
FAQ

DSCR Loan Questions for Marietta

What's the typical DSCR requirement for Marietta investment properties?
The DSCR is calculated by dividing monthly rental income by PITIA (Principal, Interest, Taxes, Insurance, Association fees). In Marietta, with a 0.92% tax rate adding roughly $307/month to expenses, investors should target properties where rents exceed total monthly costs by at least 10-25%.
Is 20% down enough for a DSCR loan on a Marietta property?
Total cash needed for a Marietta investment property includes down payment (typically 20-25%), closing costs (2-4%), and reserves (6 months PITIA). For a median-priced property at $400K, plan for approximately $112,000 total cash to close and maintain required reserves.
What are the best neighborhoods for investment in Marietta?
Investor-friendly areas in Marietta include East Cobb, West Cobb, Marietta Square, Kennesaw. The permissive STR regulations make short-term rentals viable in most areas.
Are Airbnb properties eligible for DSCR loans in Marietta?
Yes, DSCR loans can finance Marietta Airbnb properties. Key requirements: valid STR permit/license, 20-25% down, proof of rental projections, and typically 9-12 months reserves. Consider whether STR or long-term rental better suits your investment goals.
What should I budget for property taxes in Marietta, GA?
Property tax rates in Marietta, Georgia average approximately 0.92% of assessed value. For a property at the median price of $400K, this translates to roughly $307/month in property taxes, which is factored into DSCR calculations.
What's driving rental demand in Marietta?
Marietta's vacancy rate of 7.2% is above national averages. Factor this into cash flow projections; strong property management is essential.
What appreciation rate can I expect in Marietta?
Marietta's historical appreciation has outpaced state and national averages, driven by Aerospace & Defense and Healthcare employment growth. While past performance doesn't guarantee future returns, Marietta's located in booming cobb county with proximity to atlanta job market suggests continued upward pressure on values. DSCR investors should focus on total return (appreciation + income) rather than cash flow alone.

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