750 Six Flags Dr #368 · Mableton, GA 30168

$95,500

4 bd · 2.0 ba · 1,700 sqft · SingleFamily · 83 Days on market

Built 1999 Good condition 0.30 ac lot $56/sqft · 72% below area

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Awesome Cobb County Home For Sale! **Have a home to sell? BUY THIS HOME AND WE'LL BUY YOURS! Welcome home to this spacious 4 bedroom, 2 bathroom mobile home with 1,700 square feet of living space, providing a bright open layout and a fireplace that adds warmth and character to the home. The interior has been completely renovated from subfloors up with brand new finishes throughout. You'll find modern flooring, updated lighting, a beautiful large kitchen with new cabinets, countertops, and appliances, and fully updated bathrooms featuring ceramic tile finishes. New roof and the HVAC system has been professionally serviced and repaired. The home is located in The Village at Six Flags, a peaceful and welcoming community offering various amenities such as a swimming pool, clubhouse, basketball court, playground and gate security. Easy access I-20, shopping, dining, and entertainment. Don't miss the opportunity to make this house your new home. Schedule a showing today! Buyers will need to complete an application to be approved by the community, as they retain ownership of the lot. Lot rent fee is $850 per month.

Key facts

• Modern flooring
• Bright open layout
• Large kitchen

Tags

• BRIGHT OPEN LAYOUT
• FIREPLACE
• COMPLETELY RENOVATED
• MODERN FLOORING
• UPDATED LIGHTING
• LARGE KITCHEN

🏷️ Possibly a rental listed for sale. The $95,500 price doesn't fit this home's estimated sale value (~$336,595) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $96k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $96k).
• Recommended offer: $90k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.3% 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 flat; 126 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 1,625 units permitted in Cobb County in 2024 (389 in 5+ unit buildings).
• This rent runs 40% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $660 of loan paydown is wiped out by about $3k 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 + 0.8% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($90k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,770 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.25% ✓
• Cap rate: 19.30%
• Cash-on-cash: 46.46%
• DSCR: 3.07
• GRM: 3.7

CMA / ARV

• ARV (median comp): $336,595
• List price: $95,500
• Delta: -71.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
234 Silver Arrow Cir	0.38mi	3/2.5 (-1)	1,752 (+3%)	9mo	$322,000	$184	63
8606 Preakness Pass #58	0.32mi	4/2.0	1,774 (+4%)	23mo	$365,105	$206	59
7160 Silvermine Xing	0.57mi	3/2.5 (-1)	1,888 (+11%)	3mo	$315,000	$167	46
7057 Silver Bend Ovrlk	0.70mi	3/2.0 (-1)	1,591 (-6%)	9mo	$305,000	$192	44
7113 Silver Mine Xing	0.70mi	3/2.0 (-1)	1,549 (-9%)	12mo	$325,000	$210	37
151 Silver Mine Trl	0.61mi	3/2.5 (-1)	1,902 (+12%)	9mo	$315,000	$166	37

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 · 0.77% rent growth · sell at horizon

5-year hold

• IRR: 41.2%
• Equity multiple: 2.71×
• Total profit: $45,789
• Equity at exit: $14,239

10-year hold

• IRR: 46.4%
• Equity multiple: 4.98×
• Total profit: $106,431
• Equity at exit: $8,257

Cash invested: $26,740 (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 30168

• Home prices YoY: -25.5%
• Rents YoY: 0.8%
• Active inventory: 126
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,146 high
• Mortgage (P&I): −$501
• Tax est. 1.5%: −$119 /mo · $1,432/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $1,035

Break-even live

Break-even rent $835

Max offer price $95,500

Occupancy floor 47%

Sensitivity live

Price	-10% $1,101	-5% $1,068	+0% $1,035	+5% $1,002	+10% $969
Rent	-10% $866	-5% $951	+0% $1,035	+5% $1,120	+10% $1,205
Rate	-1.0pp $1,083	-0.5pp $1,060	base $1,035	+0.5pp $1,011	+1.0pp $985

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: $23,875
• Closing costs: $2,865
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7440 Riverside Pkwy SW Austell, GA	2.0–3.0	2.0	1145	$1,645	$1.44	3d	4	0.40mi
7160 Silver Mine Xing Austell, GA	3.0	2.5	1888	$2,130	$1.13	17d	1	0.57mi
325 Riverside Pkwy SW Austell, GA	1.0–3.0	1.0–2.0	1029	$1,630	$1.58	44d	9	0.65mi
7069 Silver Bend Overlook Austell, GA	3.0	2.5	1888	$2,140	$1.13	6d	1	0.66mi
7072 Shenandoah Trl Austell, GA	4.0	3.0	1928	$1,861	$0.97	16d	1	1.06mi
7076 Shenandoah Trl Austell, GA	4.0	2.5	1928	$2,165	$1.12	44d	1	1.08mi
411 Clearstream Ln Austell, GA	4.0	2.5	2164	$2,299	$1.06	3d	1	1.29mi
859 Springchase Dr Austell, GA	3.0	2.0	1530	$5,800	$3.79	44d	1	1.35mi
6660 Mableton Pkwy SE Mableton, GA	1.0–3.0	1.0–2.0	900	$1,588	$1.76	2d	8	1.38mi
6877 Slate Stone Way SE Mableton, GA	3.0	2.5	1860	$2,200	$1.18	4d	1	1.43mi
6710 Stoneleigh Way Mableton, GA	3.0	2.5	1876	$2,150	$1.15	13d	1	1.43mi

Listing history 15 events

1. 2026-06-18
   days on market $95,500 Active 83 DOM
2. 2026-06-17
   days on market $95,500 Active 82 DOM
3. 2026-06-16
   days on market $95,500 Active 81 DOM
4. 2026-06-15
   days on market $95,500 Active 80 DOM
5. 2026-06-13
   days on market $95,500 Active 78 DOM
6. 2026-06-13
   days on market $95,500 Active 77 DOM
7. 2026-06-09
   days on market $95,500 Active 74 DOM
8. 2026-06-08
   days on market $95,500 Active 73 DOM
9. 2026-06-07
   days on market $95,500 Active 72 DOM
10. 2026-06-04
    days on market $95,500 Active 69 DOM
11. 2026-06-03
    days on market $95,500 Active 68 DOM
12. 2026-06-02
    days on market $95,500 Active 67 DOM
13. 2026-06-01
    days on market $95,500 Active 66 DOM
14. 2026-05-31
    days on market $95,500 Active 65 DOM
15. 2026-03-24
    listed $95,500 New 1125-char remark

    Show marketing remark (1125 chars)

    Awesome Cobb County Home For Sale! **Have a home to sell? BUY THIS HOME AND WE'LL BUY YOURS! Welcome home to this spacious 4 bedroom, 2 bathroom mobile home with 1,700 square feet of living space, providing a bright open layout and a fireplace that adds warmth and character to the home. The interior has been completely renovated from subfloors up with brand new finishes throughout. You'll find modern flooring, updated lighting, a beautiful large kitchen with new cabinets, countertops, and appliances, and fully updated bathrooms featuring ceramic tile finishes. New roof and the HVAC system has been professionally serviced and repaired. The home is located in The Village at Six Flags, a peaceful and welcoming community offering various amenities such as a swimming pool, clubhouse, basketball court, playground and gate security. Easy access I-20, shopping, dining, and entertainment. Don't miss the opportunity to make this house your new home. Schedule a showing today! Buyers will need to complete an application to be approved by the community, as they retain ownership of the lot. Lot rent fee is $850 per month.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $25,752
• − Mortgage interest: −$5,349
• − Property taxes: −$1,432
• − Insurance: −$478
• − Repairs & maintenance: −$2,060
• − Management: −$2,060
• − Depreciation: −$2,778
• Taxable income: $11,594
• Est. tax owed @ 24.0%: −$2,783
• After-tax cash flow: $9,642/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This home is in excellent condition with recent renovations, making it move-in ready and highly attractive for both resale and rental.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value.
• Both Landscaping improvements — Enhances curb appeal and value.
• Both Add a small front porch — Improves curb appeal and adds functionality.
• Both Install a security system — Enhances safety and adds value.
• Both Add a small shed or storage unit — Provides additional storage and enhances curb appeal.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value. ↑
• Both Landscaping improvements — Enhances curb appeal and value. ↑
• Both Add a small front porch — Improves curb appeal and adds functionality. ↑
• Both Install a security system — Enhances safety and adds value. ↑
• Both Add a small shed or storage unit — Provides additional storage and enhances curb appeal. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• County: Cobb County · 777,758 people
• City population: 41,829
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 26,612
• Household income: $64,059
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 993.0

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 0.55)
• Race & ethnicity: Black 63% Hispanic / Latino 21% White 10% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 4% Hispanic 1%
• Foreign-born: 19% · Canada
• Languages at home: 74% English-only · Spanish 20% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -84.55%
• Current HPI: 246.7995
• Rent YoY: ▲ 0.77%
• 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

1 event — show timeline

• 2026-03-24 Listed $95,500 GAMLS