Updated 2026 · Based on median market data for Marietta, GA
Home values in Marietta, GA have appreciated at 3.5% per year. This is roughly in line with or slightly above the national average, providing steady equity building without the volatility of boom markets.
If Marietta continues appreciating at 3.5% annually, the current median of $345,000 would reach approximately $409,752 in 5 years — an equity gain of $64,752 on a property purchased at the median. With a 20% down payment of $69,000, that represents a 94% return on invested equity from appreciation alone. Combined with 5 years of NOI totaling approximately $60,028, the projected total return is $124,780 — a 181% cumulative return on the initial investment.
Marietta's population growth of 1.5% is moderate and positive, supporting steady but not explosive demand for housing. Markets with this growth profile tend to appreciate consistently without the boom-bust cycles of hyper-growth metros. Higher-than-average local incomes ($62,400) support continued price growth as more residents can afford to bid up properties.
Smart investors evaluate both cash flow AND appreciation. In Marietta, the 3.48% cap rate provides modest ongoing cash flow, while 3.5% annual appreciation adds an equity component. Conservative underwriting is essential. Focus on deals where the cash flow stands on its own, and treat any appreciation as a bonus.