5177 White Blvd SW · Mableton, GA 30126

$144,900

3 bd · 1.0 ba · 1,169 sqft · SingleFamily public records · 56 Days on market

Built 1957 8,624 sqft lot $124/sqft · 46% below area Est $267k · 46% under

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Why this score? — see what drove the B+ 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).

• Cash flow +29.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for a ranch home in Clay Manor subdivision! Spacious living room with plenty of natural lighting! Large kitchen with stained cabinets! Den or bonus room off kitchen could also be used as a dining room and includes brick fireplace! Three spacious bedrooms and a full bathroom! Sliding doors off den lead to driveway with patio space! Fenced backyard! Don't miss out!

Key facts

• Ranch home
• Brick fireplace
• Large kitchen

Tags

• RANCH HOME
• CLAY MANOR SUBDIVISION
• LARGE KITCHEN
• BRICK FIREPLACE
• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $509 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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: schools F, 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.
• Market conditions: Rents rising (+3.7%/yr); 398 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.7% rent growth), your $41k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y 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 $110k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,553 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.37% ✓
• Cap rate: 10.50%
• Cash-on-cash: 15.04%
• DSCR: 1.67
• GRM: 6.1

CMA / ARV

• ARV (median comp): $266,872
• List price: $144,900
• Delta: -45.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5177 White Blvd SW	0.00mi	3/1.0	1,169 (0%)	0mo	$138,600	$119	100
1091 Luther Dr SW	0.35mi	3/1.0	1,125 (-4%)	11mo	$225,000	$200	68
1180 Deborah Dr SW	0.44mi	3/2.0	1,248 (+7%)	5mo	$304,000	$244	60
1093 Grace St SW	0.40mi	3/1.0	1,075 (-8%)	10mo	$215,000	$200	59
640 Monticello Dr SW	0.49mi	3/1.5	1,075 (-8%)	4mo	$275,000	$256	58
4973 White Blvd	0.41mi	3/2.0	1,032 (-12%)	1mo	$268,000	$260	57
4925 Sugar Valley Rd SW	0.42mi	3/1.5	1,050 (-10%)	8mo	$271,000	$258	55
968 Woodward Cir SW	0.57mi	3/1.5	1,050 (-10%)	2mo	$245,000	$233	53
1180 Center St SW	0.53mi	3/1.0	1,000 (-14%)	1mo	$224,500	$225	51
4905 Sweet Valley Rd SW	0.46mi	3/2.0	1,050 (-10%)	11mo	$325,000	$310	49
581 Maran Ln	0.58mi	3/2.0	1,000 (-14%)	2mo	$250,000	$250	44
510 Pineland Rd SW	0.72mi	3/2.0	1,251 (+7%)	11mo	$285,000	$228	42

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 · 3.66% rent growth · sell at horizon

5-year hold

• IRR: 6.5%
• Equity multiple: 1.25×
• Total profit: $10,298
• Equity at exit: $21,605

10-year hold

• IRR: 16.4%
• Equity multiple: 2.39×
• Total profit: $56,446
• Equity at exit: $12,528

Cash invested: $40,572 (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 30126

• Rents YoY: 3.7%
• Active inventory: 398
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,983 high
• Mortgage (P&I): −$760
• Tax from tax record: −$238 /mo · $2,851/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $509

Break-even live

Break-even rent $1,339

Max offer price $144,900

Occupancy floor 69%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5205 Silhouette Ln SW Mableton, GA	3.0	2.0	1200	$1,825	$1.52	44d	1	0.10mi
785 Joseph Club Dr SW Mableton, GA	2.0	2.5	1200	$1,800	$1.50	10d	1	0.30mi
875 Joseph Club Dr SW Mableton, GA	3.0	2.5	1332	$1,890	$1.42	44d	1	0.37mi
770 Nickajack Rd SW Mableton, GA	1.0–3.0	1.0–2.0	939	$2,275	$2.42	1d	14	0.44mi
5362 Montezuma Dr SW Mableton, GA	3.0	2.0	1286	$1,995	$1.55	22d	1	0.49mi
580 Pineland Cir SW Mableton, GA	3.0	2.0	1373	$2,100	$1.53	24d	1	0.60mi
1138 Gerald Pl SW Unit B Mableton, GA	2.0	1.0	1318	$1,495	$1.13	5d	1	0.69mi
1204 Veterans Memorial Hwy SW Mableton, GA	1.0–2.0	1.0	960	$1,266	$1.32	22d	2	0.89mi
362 Pine Valley Rd SW Mableton, GA	3.0	1.0	1458	$2,161	$1.48	5d	1	1.01mi
586 Ridge Ave SW Mableton, GA	3.0	2.0	1340	$1,925	$1.44	24d	1	1.05mi
5750 Old Gordon Rd Mableton, GA	2.0	1.5	1165	$3,200	$2.75	44d	1	1.14mi
4578 Oakland Ter SW Mableton, GA	3.0	2.0	1425	$1,800	$1.26	19d	1	1.15mi
3509 Cardinal Dr SW Mableton, GA	3.0	2.5	1421	$1,829	$1.29	44d	1	1.16mi
5575 Burrus Rd Austell, GA	3.0	2.0	1301	$1,500	$1.15	13d	1	1.18mi
811 Old Powder Springs Rd SW Mableton, GA	2.0	1.0	1100	$3,400	$3.09	44d	1	1.25mi
56 Charlotte Dr SW Mableton, GA	3.0	1.5	1100	$1,800	$1.64	44d	1	1.45mi
1707 Virginia Cir SW Mableton, GA	3.0	2.0	1235	$1,835	$1.49	24d	1	1.46mi

Listing history 16 events

1. 2026-04-26
   status Active 383-char remark

   Show marketing remark (383 chars)

   Great opportunity for a ranch home in Clay Manor subdivision! Spacious living room with plenty of natural lighting! Large kitchen with stained cabinets! Den or bonus room off kitchen could also be used as a dining room and includes brick fireplace! Three spacious bedrooms and a full bathroom! Sliding doors off den lead to driveway with patio space! Fenced backyard! Don't miss out!

2. 2026-04-26
   status Back On Market 383-char remark

   Show marketing remark (383 chars)

   Great opportunity for a ranch home in Clay Manor subdivision! Spacious living room with plenty of natural lighting! Large kitchen with stained cabinets! Den or bonus room off kitchen could also be used as a dining room and includes brick fireplace! Three spacious bedrooms and a full bathroom! Sliding doors off den lead to driveway with patio space! Fenced backyard! Don't miss out!

3. 2026-03-13
   status Under Contract 383-char remark

   Show marketing remark (383 chars)

   Great opportunity for a ranch home in Clay Manor subdivision! Spacious living room with plenty of natural lighting! Large kitchen with stained cabinets! Den or bonus room off kitchen could also be used as a dining room and includes brick fireplace! Three spacious bedrooms and a full bathroom! Sliding doors off den lead to driveway with patio space! Fenced backyard! Don't miss out!

4. 2026-03-13
   status Pending 383-char remark

   Show marketing remark (383 chars)

   Great opportunity for a ranch home in Clay Manor subdivision! Spacious living room with plenty of natural lighting! Large kitchen with stained cabinets! Den or bonus room off kitchen could also be used as a dining room and includes brick fireplace! Three spacious bedrooms and a full bathroom! Sliding doors off den lead to driveway with patio space! Fenced backyard! Don't miss out!

5. 2026-02-10
   listed $144,900 New 383-char remark

   Show marketing remark (383 chars)

   Great opportunity for a ranch home in Clay Manor subdivision! Spacious living room with plenty of natural lighting! Large kitchen with stained cabinets! Den or bonus room off kitchen could also be used as a dining room and includes brick fireplace! Three spacious bedrooms and a full bathroom! Sliding doors off den lead to driveway with patio space! Fenced backyard! Don't miss out!

6. 2026-02-10
   listed $144,900 Active 383-char remark

   Show marketing remark (383 chars)

   Great opportunity for a ranch home in Clay Manor subdivision! Spacious living room with plenty of natural lighting! Large kitchen with stained cabinets! Den or bonus room off kitchen could also be used as a dining room and includes brick fireplace! Three spacious bedrooms and a full bathroom! Sliding doors off den lead to driveway with patio space! Fenced backyard! Don't miss out!

7. 2024-07-02
   status Active
8. 2024-07-02
   historical
9. 2024-06-01
   status Pending
10. 2024-05-30
    listed $184,578 Active
11. 2007-03-30
    soldstatus $110,000
12. 2007-02-27
    soldstatus $110,000
13. 2006-11-11
    listed $109,900
14. 2006-11-10
    soldstatus $80,400
15. 1984-04-01
    soldstatus $26,000
16. 1977-04-01
    soldstatus $26,000

ⓘ 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: $2,851 · $238/mo
• Projected year-2 tax: $2,851 · $238/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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $23,792
• − Mortgage interest: −$8,117
• − Property taxes: −$2,851
• − Insurance: −$724
• − Repairs & maintenance: −$1,903
• − Management: −$1,903
• − Depreciation: −$4,215
• Taxable income: $4,078
• Est. tax owed @ 24.0%: −$979
• After-tax cash flow: $5,123/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): 41,829
• Household income: $101,891
• Rent vs Own: 21.9% rent · 78.1% own
• Severe rent burden: 1046.0

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 0.69)
• Race & ethnicity: Black 42% White 30% Hispanic / Latino 20% Two or more races 8% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 11% Cuban 1%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 16% · Canada, China
• Languages at home: 77% English-only · Spanish 17% Other Indo-European 3% French/Haitian/Cajun 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: ▼ -239.35%
• Current HPI: 230.378
• Rent YoY: ▲ 3.66%
• 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

+457.3% since first listed

16 events — show timeline

• 2026-04-26 Relisted — FMLS
• 2026-04-26 Relisted — GAMLS
• 2026-03-13 Pending — GAMLS
• 2026-03-13 Pending — FMLS
• 2026-02-10 Listed $144,900 FMLS
• 2026-02-10 Listed $144,900 GAMLS
• 2024-07-02 Relisted — FMLS
• 2024-07-02 Listing Removed — FMLS
• 2024-06-01 Pending — FMLS
• 2024-05-30 Listed $184,578 FMLS
• 2007-03-30 Sold (Public Records) $110,000 Public Records
• 2007-02-27 Sold (MLS) $110,000 FMLS
• 2006-11-11 Listed $109,900 FMLS
• 2006-11-10 Sold (Public Records) $80,400 Public Records
• 1984-04-01 Sold (Public Records) $26,000 Public Records
• 1977-04-01 Sold (Public Records) $26,000 Public Records

Property tax history

+8.4%/yr

Latest (2025): $2,851 · +33.5% YoY. Source: county tax records.