1092 Mable St SW · Mableton, GA 30126

$199,000

3 bd · 1.0 ba · 840 sqft · SingleFamily public records · 30 Days on market

Built 1953 5,401 sqft lot Est $224k · 11% under

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Why this score? — see what drove the C 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 +19.1/30.0
• ARV discount +12.6/15.0
• DSCR +6.0/10.0
• 1% rule +5.0/10.0
• 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

This hidden gem offers exceptional potential for both homeowners and savvy investors alike. Nestled on a generously sized lot surrounded by mature trees, this property presents the perfect opportunity to renovate, expand, or hold as a long-term investment. The private backyard provides ample space for outdoor living, entertaining, gardening, or future enhancements. Conveniently located near major highways, shopping, dining, and downtown access, this property combines privacy with accessibility. Whether you're searching for your next investment project, rental opportunity, or a place to create your dream home, the possibilities here are endless. Strong upside potential in an area experiencing continued growth and redevelopment. Sold As-Is.

Key facts

• Generously sized lot
• Private backyard
• Outdoor living

Tags

• GENEROUSLY SIZED LOT
• PRIVATE BACKYARD
• MATURE TREES
• OUTDOOR LIVING
• MAJOR HIGHWAYS ACCESS
• SHOPPING ACCESS

Property features AI

Finance

• HOA & community: Community features: Other

Exterior

• Parking: Attached parking (see remarks)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: One-level home; Resale property
• Construction: Wood siding; Shingle roof; Slab foundation
• Exterior features: Deck; Balcony; Rear stairs; Rain gutters

Interior

• Kitchen: Stained cabinets; Gas cooktop; Gas oven; Range hood; Dishwasher; Refrigerator
• Bedrooms: Two bedrooms on the main level; Master on main with roommate floor plan
• Flooring: Laminate flooring
• Bathrooms: One full bathroom with tub/shower combo (main level)
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: High 9-ft ceilings; Disappearing attic stairs; Family room fireplace; No shared/common walls; Partial basement
• Laundry & utility: Laundry located on the main level; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (0.0% below list).
• Recommended offer: $196k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: Mableton Elementary School (math 18% / reading 21%, grade F, #878 of 1,228 statewide, top 75%, 898 students, 81% FRL); 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 76% FRL vs 39% district-wide (37 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 (+3.7%/yr); 398 active listings in the ZIP; 5 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 $6k 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

• It's been on market 30 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $196,015 (1.5% below list)

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 1.00% ✗
• Cap rate: 7.56%
• Cash-on-cash: 4.54%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $224,280
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1147 Center St SW	0.12mi	3/1.0	912 (+9%)	19mo	$211,000	$231	64
1126 Mable St SW	0.06mi	2/1.0 (-1)	750 (-11%)	23mo	$200,000	$267	56
5190 White Blvd SW	0.47mi	3/1.0	960 (+14%)	2mo	$214,000	$223	52
1120 SW Mable St	0.05mi	2/1.0 (-1)	720 (-14%)	23mo	$199,000	$276	50
5094 Mable Lake Dr SW	0.56mi	2/1.0 (-1)	960 (+14%)	15mo	$295,000	$307	33

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: -8.5%
• Equity multiple: 0.69×
• Total profit: $-17,477
• Equity at exit: $29,672

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $7,675
• Equity at exit: $17,206

Cash invested: $55,720 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,989 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$234 /mo · $2,811/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $211

Break-even live

Break-even rent $1,722

Max offer price $199,000

Occupancy floor 84%

Sensitivity live

Price	-10% $323	-5% $267	+0% $211	+5% $154	+10% $98
Rent	-10% $54	-5% $132	+0% $211	+5% $289	+10% $368
Rate	-1.0pp $311	-0.5pp $261	base $211	+0.5pp $159	+1.0pp $107

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1204 Veterans Memorial Hwy SW Mableton, GA	1.0–2.0	1.0	960	$1,266	$1.32	22d	2	0.39mi
770 Nickajack Rd SW Mableton, GA	1.0–3.0	1.0–2.0	939	$2,275	$2.42	2d	14	0.94mi
811 Old Powder Springs Rd SW Mableton, GA	2.0	1.0	1100	$3,400	$3.09	44d	1	0.94mi
737 Boggs Rd Unit 1B Mableton, GA	2.0	1.0	950	$1,149	$1.21	25d	1	1.40mi
6132 Lynne Cir SW Mableton, GA	3.0	1.0	1104	$1,895	$1.72	25d	1	1.50mi

Listing history 32 events

1. 2026-06-18
   days on market $199,000 Active 30 DOM
2. 2026-06-17
   days on market $199,000 Active 29 DOM
3. 2026-06-16
   days on market $199,000 Active 28 DOM
4. 2026-06-15
   days on market $199,000 Active 27 DOM
5. 2026-06-13
   days on market $199,000 Active 25 DOM
6. 2026-06-13
   days on market $199,000 Active 24 DOM
7. 2026-06-10
   price $199,000 Active 21 DOM
8. 2026-06-09
   days on market $208,000 Active 21 DOM
9. 2026-06-08
   days on market $208,000 Active 20 DOM
10. 2026-06-07
    days on market $208,000 Active 19 DOM
11. 2026-06-04
    days on market $208,000 Active 16 DOM
12. 2026-06-03
    days on market $208,000 Active 15 DOM
13. 2026-06-02
    days on market $208,000 Active 14 DOM
14. 2026-06-01
    days on market $208,000 Active 13 DOM
15. 2026-05-31
    days on market $208,000 Active 12 DOM
16. 2026-05-19
    listed $208,000 New 748-char remark

    Show marketing remark (748 chars)

    This hidden gem offers exceptional potential for both homeowners and savvy investors alike. Nestled on a generously sized lot surrounded by mature trees, this property presents the perfect opportunity to renovate, expand, or hold as a long-term investment. The private backyard provides ample space for outdoor living, entertaining, gardening, or future enhancements. Conveniently located near major highways, shopping, dining, and downtown access, this property combines privacy with accessibility. Whether you're searching for your next investment project, rental opportunity, or a place to create your dream home, the possibilities here are endless. Strong upside potential in an area experiencing continued growth and redevelopment. Sold As-Is.

17. 2026-05-19
    listed $208,000 Active

    Show marketing remark (748 chars)

    This hidden gem offers exceptional potential for both homeowners and savvy investors alike. Nestled on a generously sized lot surrounded by mature trees, this property presents the perfect opportunity to renovate, expand, or hold as a long-term investment. The private backyard provides ample space for outdoor living, entertaining, gardening, or future enhancements. Conveniently located near major highways, shopping, dining, and downtown access, this property combines privacy with accessibility. Whether you're searching for your next investment project, rental opportunity, or a place to create your dream home, the possibilities here are endless. Strong upside potential in an area experiencing continued growth and redevelopment. Sold As-Is.

18. 2021-11-22
    soldstatus $175,000
19. 2021-11-19
    soldstatus $175,000 Closed 486-char remark

    Show marketing remark (486 chars)

    This newly renovated property is a must see! From the large front and back yard to the wonderfully renovated interior you will not be disappointed. This great property has a new roof and gutters. The HVAC system and Hot Water Heater is brand new. All the windows are new! The kitchen cabinets are new with beautiful stainless steel appliances. All the flooring throughout the interior of the house is new. Don't miss your opportunity to see this property! It will not last long!

20. 2021-11-19
    soldstatus $175,000 Sold

    Show marketing remark (486 chars)

    This newly renovated property is a must see! From the large front and back yard to the wonderfully renovated interior you will not be disappointed. This great property has a new roof and gutters. The HVAC system and Hot Water Heater is brand new. All the windows are new! The kitchen cabinets are new with beautiful stainless steel appliances. All the flooring throughout the interior of the house is new. Don't miss your opportunity to see this property! It will not last long!

21. 2021-10-11
    status Pending 486-char remark

    Show marketing remark (486 chars)

    This newly renovated property is a must see! From the large front and back yard to the wonderfully renovated interior you will not be disappointed. This great property has a new roof and gutters. The HVAC system and Hot Water Heater is brand new. All the windows are new! The kitchen cabinets are new with beautiful stainless steel appliances. All the flooring throughout the interior of the house is new. Don't miss your opportunity to see this property! It will not last long!

22. 2021-10-06
    status Under Contract

    Show marketing remark (486 chars)

    This newly renovated property is a must see! From the large front and back yard to the wonderfully renovated interior you will not be disappointed. This great property has a new roof and gutters. The HVAC system and Hot Water Heater is brand new. All the windows are new! The kitchen cabinets are new with beautiful stainless steel appliances. All the flooring throughout the interior of the house is new. Don't miss your opportunity to see this property! It will not last long!

23. 2021-10-06
    historical Active Under Contract 486-char remark

    Show marketing remark (486 chars)

    This newly renovated property is a must see! From the large front and back yard to the wonderfully renovated interior you will not be disappointed. This great property has a new roof and gutters. The HVAC system and Hot Water Heater is brand new. All the windows are new! The kitchen cabinets are new with beautiful stainless steel appliances. All the flooring throughout the interior of the house is new. Don't miss your opportunity to see this property! It will not last long!

24. 2021-09-29
    listed $164,900 New

    Show marketing remark (486 chars)

    This newly renovated property is a must see! From the large front and back yard to the wonderfully renovated interior you will not be disappointed. This great property has a new roof and gutters. The HVAC system and Hot Water Heater is brand new. All the windows are new! The kitchen cabinets are new with beautiful stainless steel appliances. All the flooring throughout the interior of the house is new. Don't miss your opportunity to see this property! It will not last long!

25. 2021-09-29
    listed $164,900 Active 486-char remark

    Show marketing remark (486 chars)

    This newly renovated property is a must see! From the large front and back yard to the wonderfully renovated interior you will not be disappointed. This great property has a new roof and gutters. The HVAC system and Hot Water Heater is brand new. All the windows are new! The kitchen cabinets are new with beautiful stainless steel appliances. All the flooring throughout the interior of the house is new. Don't miss your opportunity to see this property! It will not last long!

26. 2021-05-17
    soldstatus $81,500
27. 2021-04-30
    soldstatus $57,000
28. 1996-07-09
    soldstatus $44,894
29. 1988-01-04
    soldstatus $45,000
30. 1987-07-10
    soldstatus $47,950
31. 1983-07-29
    soldstatus $25,900
32. 1981-04-10
    soldstatus $18,500

ⓘ 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: $2,811 · $234/mo
• Projected year-2 tax: $2,811 · $234/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 3/10 Moderate
• 🌡 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: $23,869
• − Mortgage interest: −$11,147
• − Property taxes: −$2,811
• − Insurance: −$995
• − Repairs & maintenance: −$1,910
• − Management: −$1,910
• − Depreciation: −$5,789
• Taxable loss: −$692
• Est. tax savings @ 24.0%: +$166
• After-tax cash flow: $2,694/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

+1024.3% since first listed

17 events — show timeline

• 2026-05-19 Listed $208,000 FMLS
• 2026-05-19 Listed $208,000 GAMLS
• 2021-11-22 Sold (Public Records) $175,000 Public Records
• 2021-11-19 Sold (MLS) $175,000 GAMLS
• 2021-11-19 Sold (MLS) $175,000 FMLS
• 2021-10-11 Pending — FMLS
• 2021-10-06 Pending — GAMLS
• 2021-10-06 Contingent — FMLS
• 2021-09-29 Listed $164,900 GAMLS
• 2021-09-29 Listed $164,900 FMLS
• 2021-05-17 Sold (Public Records) $81,500 Public Records
• 2021-04-30 Sold (Public Records) $57,000 Public Records
• 1996-07-09 Sold (Public Records) $44,894 Public Records
• 1988-01-04 Sold (Public Records) $45,000 Public Records
• 1987-07-10 Sold (Public Records) $47,950 Public Records
• 1983-07-29 Sold (Public Records) $25,900 Public Records
• 1981-04-10 Sold (Public Records) $18,500 Public Records

Property tax history

+7.4%/yr

Latest (2025): $2,811 · +9.3% YoY. Source: county tax records.