4256 Austell Powder Springs Rd · Powder Springs, GA 30127

$198,000

2 bd · 1.0 ba · 876 sqft · SingleFamily public records · 101 Days on market

Built 1935 0.70 ac lot $226/sqft · 17% below area Est $238k · 17% 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 +24.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +5.7/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming cottage is perfect for investors looking to add to their rental portfolio and has commercial potential as well. 2 bedrooms and 1 remodeled bathroom with a tile shower. Double side (decorative only) fireplace in living room and bedroom. White kitchen cabinets and vintage farmhouse sink. Separate dining room. Laundry room. New deck on back. Large .7 acre lot is flat with 2 outbuildings. Side screen porch. Home is being sold in "as is" condition and does need work/TLC. Location is close to downtown Powder Springs, restaurants, etc. New subdivision with homes starting in the 400s being built 1 house down from this one makes it an excellent investment opportunity.

Key facts

• Remodeled bathroom
• Large lot
• New deck

Tags

• REMODELED BATHROOM
• TILE SHOWER
• DOUBLE SIDED FIREPLACE
• VINTAGE FARMHOUSE SINK
• NEW DECK
• LARGE LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $198k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $198k).
• Recommended offer: $180k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 3.7% in Powder Springs — 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 71/100 on livability (#79 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, employment B+; Watch: amenities F, commute F.
• 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: Powder Springs Elementary School (math 19% / reading 30%, grade F, #753 of 1,228 statewide, top 64%, 823 students, 69% FRL); Cooper Middle School (math 28% / reading 38%, grade F, #213 of 470 statewide, top 47%, 982 students, 71% FRL); Mceachern High School (math 19% / reading 24%, grade F, #218 of 424 statewide, top 53%, 2,327 students, 63% FRL) — zoned schools average 68% FRL vs 39% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 42% district-wide (-16 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 flat; 658 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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 101 days — a 9% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y 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 $64k; list at $198k implies a 212% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,180 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.07% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.95%
• DSCR: 1.40
• GRM: 7.8

CMA / ARV

• ARV (median comp): $238,463
• List price: $198,000
• Delta: -16.97%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.74% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.81×
• Total profit: $-10,498
• Equity at exit: $29,522

10-year hold

• IRR: 1.7%
• Equity multiple: 1.11×
• Total profit: $6,128
• Equity at exit: $17,119

Cash invested: $55,440 (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 30127

• Rents YoY: 0.7%
• Active inventory: 658
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,123 high
• Mortgage (P&I): −$1,038
• Tax from tax record: −$143 /mo · $1,714/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $414

Break-even live

Break-even rent $1,600

Max offer price $198,000

Occupancy floor 76%

Sensitivity live

Price	-10% $526	-5% $470	+0% $414	+5% $358	+10% $301
Rent	-10% $246	-5% $330	+0% $414	+5% $497	+10% $581
Rate	-1.0pp $513	-0.5pp $464	base $414	+0.5pp $362	+1.0pp $310

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4350 Wesley Pl Austell, GA	1.0	1.0	650	$1,100	$1.69	45d	1	0.85mi
3590 Ponderosa Ln Powder Springs, GA	3.0	1.0	1025	$4,600	$4.49	45d	1	1.14mi
4484 Marietta St Powder Springs, GA	1.0	1.0	810	$2,128	$2.63	46d	1	1.19mi
4490 Marietta St Powder Springs, GA	1.0–2.0	1.0–2.0	874	$2,179	$2.49	0d	28	1.25mi
3681 Lynn Dr Unit B Powder Springs, GA	1.0	1.0	600	$1,175	$1.96	26d	1	1.33mi
3681 Lynn Dr Apt E Powder Springs, GA	1.0	1.0	600	$1,200	$2.00	12d	1	1.33mi

Listing history 36 events

1. 2026-06-21
   days on market $198,000 Active 101 DOM
2. 2026-06-18
   days on market $198,000 Active 98 DOM
3. 2026-06-17
   days on market $198,000 Active 97 DOM
4. 2026-06-16
   days on market $198,000 Active 96 DOM
5. 2026-06-15
   days on market $198,000 Active 95 DOM
6. 2026-06-13
   days on market $198,000 Active 93 DOM
7. 2026-06-13
   days on market $198,000 Active 92 DOM
8. 2026-06-09
   days on market $198,000 Active 89 DOM
9. 2026-06-08
   days on market $198,000 Active 88 DOM
10. 2026-06-07
    days on market $198,000 Active 87 DOM
11. 2026-06-04
    days on market $198,000 Active 84 DOM
12. 2026-06-03
    days on market $198,000 Active 83 DOM
13. 2026-06-02
    days on market $198,000 Active 82 DOM
14. 2026-06-01
    days on market $198,000 Active 81 DOM
15. 2026-05-31
    days on market $198,000 Active 80 DOM
16. 2026-03-30
    status Back On Market 701-char remark

    Show marketing remark (701 chars)

    This Charming Cottage is perfect for Investors looking to add to their rental portfolio and has commercial potential as well. 2 bedrooms and 1 remodeled bathroom with a tile shower. Double sided (decorative only) fireplace in family room and bedroom. White kitchen cabinets and vintage farmhouse sink. Separate Dining room. Laundry room. New deck on back. Large .7 acre lot is flat with 2 outbuildings. Side screen porch. Home is being sold in "as is" condition and does need work/TLC. Location is close to downtown Powder Springs, restaurants, etc. New subdivision with homes starting in the 400s being built 1 house down from this one makes it an excellent investment opportunity.

17. 2026-03-30
    status Active 701-char remark

    Show marketing remark (701 chars)

    This Charming Cottage is perfect for Investors looking to add to their rental portfolio and has commercial potential as well. 2 bedrooms and 1 remodeled bathroom with a tile shower. Double sided (decorative only) fireplace in family room and bedroom. White kitchen cabinets and vintage farmhouse sink. Separate Dining room. Laundry room. New deck on back. Large .7 acre lot is flat with 2 outbuildings. Side screen porch. Home is being sold in "as is" condition and does need work/TLC. Location is close to downtown Powder Springs, restaurants, etc. New subdivision with homes starting in the 400s being built 1 house down from this one makes it an excellent investment opportunity.

18. 2026-03-27
    historical Active Under Contract 701-char remark

    Show marketing remark (701 chars)

    This Charming Cottage is perfect for Investors looking to add to their rental portfolio and has commercial potential as well. 2 bedrooms and 1 remodeled bathroom with a tile shower. Double sided (decorative only) fireplace in family room and bedroom. White kitchen cabinets and vintage farmhouse sink. Separate Dining room. Laundry room. New deck on back. Large .7 acre lot is flat with 2 outbuildings. Side screen porch. Home is being sold in "as is" condition and does need work/TLC. Location is close to downtown Powder Springs, restaurants, etc. New subdivision with homes starting in the 400s being built 1 house down from this one makes it an excellent investment opportunity.

19. 2026-03-27
    historical Active Under Contract 701-char remark

    Show marketing remark (701 chars)

    This Charming Cottage is perfect for Investors looking to add to their rental portfolio and has commercial potential as well. 2 bedrooms and 1 remodeled bathroom with a tile shower. Double sided (decorative only) fireplace in family room and bedroom. White kitchen cabinets and vintage farmhouse sink. Separate Dining room. Laundry room. New deck on back. Large .7 acre lot is flat with 2 outbuildings. Side screen porch. Home is being sold in "as is" condition and does need work/TLC. Location is close to downtown Powder Springs, restaurants, etc. New subdivision with homes starting in the 400s being built 1 house down from this one makes it an excellent investment opportunity.

20. 2026-03-12
    listed $198,000 New 701-char remark

    Show marketing remark (701 chars)

    This Charming Cottage is perfect for Investors looking to add to their rental portfolio and has commercial potential as well. 2 bedrooms and 1 remodeled bathroom with a tile shower. Double sided (decorative only) fireplace in family room and bedroom. White kitchen cabinets and vintage farmhouse sink. Separate Dining room. Laundry room. New deck on back. Large .7 acre lot is flat with 2 outbuildings. Side screen porch. Home is being sold in "as is" condition and does need work/TLC. Location is close to downtown Powder Springs, restaurants, etc. New subdivision with homes starting in the 400s being built 1 house down from this one makes it an excellent investment opportunity.

21. 2026-03-12
    listed $198,000 Active 701-char remark

    Show marketing remark (701 chars)

    This Charming Cottage is perfect for Investors looking to add to their rental portfolio and has commercial potential as well. 2 bedrooms and 1 remodeled bathroom with a tile shower. Double sided (decorative only) fireplace in family room and bedroom. White kitchen cabinets and vintage farmhouse sink. Separate Dining room. Laundry room. New deck on back. Large .7 acre lot is flat with 2 outbuildings. Side screen porch. Home is being sold in "as is" condition and does need work/TLC. Location is close to downtown Powder Springs, restaurants, etc. New subdivision with homes starting in the 400s being built 1 house down from this one makes it an excellent investment opportunity.

22. 2015-06-02
    price $63,500
23. 2015-05-21
    soldstatus $63,500
24. 2015-05-18
    price $63,500
25. 2015-05-18
    soldstatus $63,500 Sold
26. 2015-05-13
    soldstatus $63,500 Sold
27. 2015-05-13
    price $74,900
28. 2015-04-23
    status Under Contract
29. 2015-04-23
    historical Contingent - Due Diligence
30. 2015-04-23
    price $74,900
31. 2015-04-08
    listed $74,900 New
32. 2015-04-08
    listed $74,900 Active
33. 2014-12-19
    historical
34. 2014-11-13
    price $84,900
35. 2014-10-18
    price $89,900
36. 2014-09-19
    listed $99,900 New

ⓘ 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: $1,714 · $143/mo
• Projected year-2 tax: $1,822 · $152/mo
• Expected delta: +$107/yr (+$9/mo · 6.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,477
• − Mortgage interest: −$11,091
• − Property taxes: −$1,714
• − Insurance: −$990
• − Repairs & maintenance: −$2,038
• − Management: −$2,038
• − Depreciation: −$5,760
• Taxable income: $1,846
• Est. tax owed @ 24.0%: −$443
• After-tax cash flow: $4,520/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 — Powder Springs

• Score: 71/100
• State rank: #79
• US rank: #6846

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cobb County · 777,758 people
• City population: 71,626
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 71,626
• Household income: $110,904
• Rent vs Own: 14.6% rent · 85.4% own
• Severe rent burden: 912.0

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 0.65)
• Race & ethnicity: Black 45% White 37% Hispanic / Latino 11% Two or more races 7% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Hispanic 2% Italian 1% Lithuanian 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 8% French/Haitian/Cajun 2% 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: ▼ -161.28%
• Current HPI: 222.6123
• Rent YoY: ▲ 0.74%
• 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

+98.2% since first listed

21 events — show timeline

• 2026-03-30 Relisted — GAMLS
• 2026-03-30 Relisted — FMLS
• 2026-03-27 Contingent — GAMLS
• 2026-03-27 Contingent — FMLS
• 2026-03-12 Listed $198,000 FMLS
• 2026-03-12 Listed $198,000 GAMLS
• 2015-06-02 Price Changed $63,500 GAMLS
• 2015-05-21 Sold (Public Records) $63,500 Public Records
• 2015-05-18 Price Changed $63,500 FMLS
• 2015-05-18 Sold (MLS) $63,500 FMLS
• 2015-05-13 Sold (MLS) $63,500 GAMLS
• 2015-05-13 Price Changed $74,900 FMLS
• 2015-04-23 Pending — GAMLS
• 2015-04-23 Contingent — FMLS
• 2015-04-23 Price Changed $74,900 GAMLS
• 2015-04-08 Listed $74,900 GAMLS
• 2015-04-08 Listed $74,900 FMLS
• 2014-12-19 Listing Removed — GAMLS
• 2014-11-13 Price Changed $84,900 GAMLS
• 2014-10-18 Price Changed $89,900 GAMLS
• 2014-09-19 Listed $99,900 GAMLS

Property tax history

+22.0%/yr

Latest (2025): $1,714 · -0.1% YoY. Source: county tax records.