4478 S Springwood Dr SW · Mableton, GA 30082

$319,900

3 bd · 2.0 ba · 2,096 sqft · SingleFamily public records · 3 Days on market

Built 1985 0.34 ac lot Est $386k · 17% 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).

• ARV discount +15.0/15.0
• Cash flow +10.7/30.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +3.3/5.0
• DSCR +3.1/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely refreshed and move-in ready, this 3-bedroom, 3-bath home offers stylish updates and flexible living space throughout. Fresh interior paint, new light fixtures, new carpet, and new LVP flooring create a bright, modern feel. The updated kitchen features new quartz countertops, updated cabinets, a new range, vent hood, and dishwasher, blending style and functionality. Bathrooms have been tastefully refreshed, while major upgrades including a new roof and new electrical panel provide added peace of mind. The spacious layout offers comfortable living and entertaining areas, and the large backyard provides plenty of room to relax, play, or gather outdoors.

Key facts

• Large backyard
• Updated kitchen
• New electrical panel

Tags

• UPDATED KITCHEN
• NEW QUARTZ COUNTERTOPS
• NEW ROOF
• NEW ELECTRICAL PANEL
• LARGE BACKYARD

Property features AI

Exterior

• Parking: Garage (1 garage space, 1 total parking space)
• Utilities: Public water; Public sewer; Electricity available; Water available; Sewer available
• Home design: Two levels; Resale property; Block foundation
• Construction: Stucco and vinyl siding; Composition roof
• Exterior features: Deck; Exterior lighting; Rain gutters

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Gas range; Range hood
• Bedrooms: Master bedroom on the main level; Three main-level bedrooms; One lower-level bedroom
• Flooring: Carpet; Luxury vinyl
• Bathrooms: Three full bathrooms; Two full bathrooms on the main level; One full bathroom on the lower level; Master bath with tub/shower combo
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Entrance foyer; Walk-in closet(s); One fireplace in the living room; Finished basement with finished bathroom; No common walls
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-149 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $294k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (24.0% below list).
• Recommended offer: $243k (24.0% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.0% in Mableton — 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 70/100 on livability (#94 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-, crime B+; Watch: amenities F, commute D-.
• 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: Floyd Middle School (math 17% / reading 24%, grade F, #345 of 470 statewide, top 74%, 845 students, 80% FRL); South Cobb High School (math 21% / reading 20%, grade F, #231 of 424 statewide, top 54%, 2,127 students, 67% FRL) — zoned schools average 74% FRL vs 39% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 42% district-wide (-22 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 (+3.1%/yr); 213 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,625 units permitted in Cobb County in 2024 (389 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 18y ago 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 $221k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $243,169 (24.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 0.76% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.00%
• DSCR: 0.91
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $385,664
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4487 S Springwood Dr SW	0.08mi	4/2.5 (+1)	2,227 (+6%)	6mo	$439,000	$197	73
620 Gregory Manor Dr SW	0.26mi	4/2.5 (+1)	2,131 (+2%)	6mo	$341,000	$160	73
570 Carlouetta Rd SW	0.38mi	3/2.0	2,180 (+4%)	4mo	$402,500	$185	72
4201 Hicks Rd	0.43mi	3/2.0	2,109 (+1%)	10mo	$245,000	$116	71
4192 Alaina Cir	0.47mi	3/2.0	2,159 (+3%)	10mo	$346,000	$160	64
4301 Cades Cove Dr	0.57mi	3/2.0	2,214 (+6%)	1mo	$362,000	$164	63
681 Manor Ridge Dr SW	0.22mi	4/3.0 (+1)	1,825 (-13%)	3mo	$400,000	$219	57
4615 Oakland Ter SW	0.34mi	3/3.0	2,397 (+14%)	2mo	$440,000	$184	55
895 Tyrell Dr	0.41mi	3/2.0	2,372 (+13%)	6mo	$190,000	$80	54
4475 Gann Xing	0.39mi	4/3.0 (+1)	1,803 (-14%)	3mo	$439,000	$243	47
721 Shannon Green Cir SW	0.75mi	4/3.0 (+1)	2,276 (+9%)	2mo	$415,000	$182	40
4781 Langford Ct SW	0.64mi	4/2.5 (+1)	2,291 (+9%)	9mo	$450,000	$196	40

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 · 3.12% rent growth · sell at horizon

5-year hold

• IRR: -19.5%
• Equity multiple: 0.32×
• Total profit: $-61,102
• Equity at exit: $47,698

10-year hold

• IRR: -12.1%
• Equity multiple: 0.28×
• Total profit: $-64,442
• Equity at exit: $27,659

Cash invested: $89,572 (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 30082

• Rents YoY: 3.1%
• Active inventory: 213
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,432 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$259 /mo · $3,113/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $-149

Break-even live

Break-even rent $2,621

Max offer price $293,527

Occupancy floor —

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4292 Gregory Ln SW Smyrna, GA	4.0	3.0	2230	$3,625	$1.63	43d	1	0.20mi
620 Gregory Manor Dr SW Smyrna, GA	3.0	2.5	2429	$2,425	$1.00	21d	1	0.23mi
4578 Oakland Ter SW Mableton, GA	3.0	2.0	1425	$1,800	$1.26	18d	1	0.28mi
4196 Alaina Cir Austell, GA	3.0	2.0	1560	$2,375	$1.52	5d	1	0.43mi
1056 Whistle Dr Austell, GA	3.0	2.0	2254	$2,255	$1.00	43d	1	0.60mi
493 Benson Hurst Dr SW Mableton, GA	4.0	2.5	2250	$2,450	$1.09	18d	1	0.65mi
1073 Wisteria Dr SW Mableton, GA	2.0	1.0	1964	$1,295	$0.66	24d	1	0.66mi
4250 Tin Hare Ln SW Mableton, GA	3.0	2.5	2030	$2,800	$1.38	24d	1	0.67mi
4667 Glore Rd SW Mableton, GA	4.0	2.0	1857	$5,800	$3.12	43d	1	0.81mi
3979 Covey Flush Ct SW Smyrna, GA	3.0	3.5	2491	$2,300	$0.92	21d	1	0.82mi
3966 Covey Flush Ct SW #20 Smyrna, GA	3.0	2.0	1620	$1,750	$1.08	15d	1	0.86mi
485 Valley Creek Rd SW Mableton, GA	4.0	2.0	1950	$2,179	$1.12	21d	1	1.00mi
362 Pine Valley Rd SW Mableton, GA	3.0	1.0	1458	$2,161	$1.48	5d	1	1.08mi
1348 Yates Ave Austell, GA	3.0	2.0	1708	$1,656	$0.97	5d	1	1.17mi
82 Geraldine Dr SE Smyrna, GA	3.0	2.0	1572	$2,450	$1.56	5d	1	1.20mi
1314 Guilderoy Ln Austell, GA	2.0	2.5	1675	$1,999	$1.19	16d	1	1.31mi
1314 Guilderoy Ct #5 Austell, GA	2.0	2.5	1672	$2,199	$1.32	43d	1	1.32mi
3890 Floyd Rd Unit B1 Austell, GA	2.0	2.5	1461	$2,801	$1.92	43d	1	1.46mi
3642 Nature Walk Trl SW Unit A11 Marietta, GA	3.0	2.0	1822	$2,190	$1.20	43d	1	1.47mi
1101 Tuscany Cir SW Marietta, GA	3.0	3.0	2066	$2,229	$1.08	2d	1	1.50mi

Listing history 10 events

1. 2026-05-14
   status Under Contract 669-char remark

   Show marketing remark (669 chars)

   Completely refreshed and move-in ready, this 3-bedroom, 3-bath home offers stylish updates and flexible living space throughout. Fresh interior paint, new light fixtures, new carpet, and new LVP flooring create a bright, modern feel. The updated kitchen features new quartz countertops, updated cabinets, a new range, vent hood, and dishwasher, blending style and functionality. Bathrooms have been tastefully refreshed, while major upgrades including a new roof and new electrical panel provide added peace of mind. The spacious layout offers comfortable living and entertaining areas, and the large backyard provides plenty of room to relax, play, or gather outdoors.

2. 2026-05-14
   status Pending

   Show marketing remark (669 chars)

   Completely refreshed and move-in ready, this 3-bedroom, 3-bath home offers stylish updates and flexible living space throughout. Fresh interior paint, new light fixtures, new carpet, and new LVP flooring create a bright, modern feel. The updated kitchen features new quartz countertops, updated cabinets, a new range, vent hood, and dishwasher, blending style and functionality. Bathrooms have been tastefully refreshed, while major upgrades including a new roof and new electrical panel provide added peace of mind. The spacious layout offers comfortable living and entertaining areas, and the large backyard provides plenty of room to relax, play, or gather outdoors.

3. 2026-05-11
   listed $319,900 New 669-char remark

   Show marketing remark (669 chars)

   Completely refreshed and move-in ready, this 3-bedroom, 3-bath home offers stylish updates and flexible living space throughout. Fresh interior paint, new light fixtures, new carpet, and new LVP flooring create a bright, modern feel. The updated kitchen features new quartz countertops, updated cabinets, a new range, vent hood, and dishwasher, blending style and functionality. Bathrooms have been tastefully refreshed, while major upgrades including a new roof and new electrical panel provide added peace of mind. The spacious layout offers comfortable living and entertaining areas, and the large backyard provides plenty of room to relax, play, or gather outdoors.

4. 2026-05-11
   listed $319,900 Active

   Show marketing remark (669 chars)

   Completely refreshed and move-in ready, this 3-bedroom, 3-bath home offers stylish updates and flexible living space throughout. Fresh interior paint, new light fixtures, new carpet, and new LVP flooring create a bright, modern feel. The updated kitchen features new quartz countertops, updated cabinets, a new range, vent hood, and dishwasher, blending style and functionality. Bathrooms have been tastefully refreshed, while major upgrades including a new roof and new electrical panel provide added peace of mind. The spacious layout offers comfortable living and entertaining areas, and the large backyard provides plenty of room to relax, play, or gather outdoors.

5. 2026-01-28
   soldstatus $221,000
6. 2008-07-30
   soldstatus $95,000 170-char remark

   Show marketing remark (170 chars)

   GREAT INVESTMENT OPPORTUNITY! SEE OWNER NAME FOR LB INFO. FULL BASEMENT; NICE FRONT PORCH; BIG YARD; REAR DECK; FIREPLACE; 1 MILE FROM SILVER COMET TRAIL. GREAT LOCATION.

7. 2008-06-24
   listed $99,900 170-char remark

   Show marketing remark (170 chars)

   GREAT INVESTMENT OPPORTUNITY! SEE OWNER NAME FOR LB INFO. FULL BASEMENT; NICE FRONT PORCH; BIG YARD; REAR DECK; FIREPLACE; 1 MILE FROM SILVER COMET TRAIL. GREAT LOCATION.

8. 2000-02-09
   soldstatus $115,000
9. 1988-08-04
   soldstatus $76,000
10. 1984-09-04
    soldstatus $69,900

ⓘ 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: $3,113 · $259/mo
• Projected year-2 tax: $3,113 · $259/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 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,180
• − Mortgage interest: −$17,919
• − Property taxes: −$3,113
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,334
• − Management: −$2,334
• − Depreciation: −$9,306
• Taxable loss: −$7,427
• Est. tax savings @ 24.0%: +$1,782
• After-tax cash flow: $-9/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 — Mableton

• Score: 70/100
• State rank: #94
• US rank: #7534

Category grades

Amenities F Commute D- Cost of living A- Crime B+ Employment B- Housing A+ Health & safety C User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mableton, GA
• County: Cobb County · 777,758 people
• City population: 41,829
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 27,296
• Household income: $120,372
• Rent vs Own: 24.7% rent · 75.3% own
• Severe rent burden: 692.0

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 0.67)
• Race & ethnicity: White 49% Black 26% Hispanic / Latino 13% Two or more races 12% Asian 6%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 2% Serbian 2% Slovak 2%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 81% English-only · Spanish 13% Other Indo-European 2% Other Asian/Pacific 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: ▼ -254.68%
• Current HPI: 251.7565
• Rent YoY: ▲ 3.12%
• 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

+357.7% since first listed

10 events — show timeline

• 2026-05-14 Pending — GAMLS
• 2026-05-14 Pending — FMLS
• 2026-05-11 Listed $319,900 FMLS
• 2026-05-11 Listed $319,900 GAMLS
• 2026-01-28 Sold (Public Records) $221,000 Public Records
• 2008-07-30 Sold (MLS) $95,000 FMLS
• 2008-06-24 Listed $99,900 FMLS
• 2000-02-09 Sold (Public Records) $115,000 Public Records
• 1988-08-04 Sold (Public Records) $76,000 Public Records
• 1984-09-04 Sold (Public Records) $69,900 Public Records

Property tax history

+3.2%/yr

Latest (2025): $3,113 · -0.1% YoY. Source: county tax records.