3700 Moore Rd · Austell, GA 30106

$102,900

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 30 Days on market

Built 1946 0.30 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Alert in Austell! Located at 3700 Moore Road (30106), this property is the ultimate blank canvas for your next high-yield project. Designed for flippers and visionary investors, it offers total creative freedom to renovate, customize, and maximize your ROI. Positioned in a high-demand, growing market, the home boasts unbeatable connectivity with quick access to I-20 and Thornton Road. Plus, future buyers or tenants will love being minutes away from local shopping, dining, and commercial hubs. The potential is massive-bring your contractor and claim this lucrative opportunity before someone else does! Property SOLD AS IS - please do your contingencies before sending an offer.

Key facts

• Quick access to i-20
• Minutes from dining
• 0.3 acre lot

Tags

• QUICK ACCESS TO I-20
• MINUTES FROM SHOPPING
• MINUTES FROM DINING
• MINUTES FROM COMMERCIAL HUBS

Property features AI

Finance

• HOA & community: Association fees billed bi-monthly; Additional association fee billed annually

Exterior

• Utilities: Public water; Sewer: other; Electric: 110V and 220V; Other utilities
• Home design: One-story home; Fixer condition
• Construction: Cedar and wood siding exterior; Shingle roof; Raised foundation with brick/mortar
• Exterior features: Other exterior features; Asphalt road frontage on a city street

Interior

• Kitchen: Kitchen with other/custom features
• Bedrooms: Three main-level bedrooms; Primary bedroom located on the main level
• Flooring: Other flooring
• Bathrooms: One full bathroom; One main-level bathroom
• Heating & cooling: Other heating; Other cooling
• Interior features: No shared/common walls; Crawl space basement; Great room/dining area configuration
• Laundry & utility: Main-level laundry room; Laundry in a common area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $103k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $103k).
• Recommended offer: $101k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#175 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, 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: Hendricks Elementary School (math 19% / reading 27%, grade F, #797 of 1,228 statewide, top 65%, 502 students, 74% FRL); Cooper Middle School (math 28% / reading 38%, grade F, #213 of 470 statewide, top 47%, 982 students, 71% 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 71% FRL vs 39% district-wide (32 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 rising (+1.3%/yr); 187 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $711 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 + 1.3% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts 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 $47k; list at $103k implies a 121% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• 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 $101,356 (1.5% below list)

Questions for the listing agent

1. Built in 1946 — 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 D-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: 2.08% ✓
• Cap rate: 18.99%
• Cash-on-cash: 45.33%
• DSCR: 3.02
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $209,664
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3561 Clay Rd	0.22mi	3/1.0	1,140 (+13%)	11mo	$237,000	$208	59
4776 Ballew Dr	0.51mi	3/2.0	1,056 (+5%)	20mo	$160,000	$152	48
4738 Doss Cir	0.59mi	3/1.5	1,125 (+12%)	22mo	$237,500	$211	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 · 1.3% rent growth · sell at horizon

5-year hold

• IRR: 40.6%
• Equity multiple: 2.70×
• Total profit: $49,014
• Equity at exit: $15,343

10-year hold

• IRR: 46.1%
• Equity multiple: 5.08×
• Total profit: $117,521
• Equity at exit: $8,897

Cash invested: $28,812 (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 30106

• Home prices YoY: -33.4%
• Rents YoY: 1.3%
• Active inventory: 187
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,143 high
• Mortgage (P&I): −$540
• Tax from tax record: −$22 /mo · $260/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $1,088

Break-even live

Break-even rent $765

Max offer price $102,900

Occupancy floor 44%

Sensitivity live

Price	-10% $1,147	-5% $1,118	+0% $1,088	+5% $1,059	+10% $1,030
Rent	-10% $919	-5% $1,004	+0% $1,088	+5% $1,173	+10% $1,258
Rate	-1.0pp $1,140	-0.5pp $1,115	base $1,088	+0.5pp $1,062	+1.0pp $1,035

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: $25,725
• Closing costs: $3,087
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4361 Wesley Pl Austell, GA	4.0	2.5	1396	$2,130	$1.53	45d	1	0.57mi
5058 Austell Powder Springs Rd Austell, GA	2.0	1.0	1234	$2,000	$1.62	6d	1	0.80mi
3645 Sharon Dr Powder Springs, GA	3.0	2.0	1334	$2,250	$1.69	45d	1	1.03mi
5038 Hyacinth Ln Austell, GA	3.0	2.0	1425	$2,025	$1.42	0d	1	1.12mi
4170 Mistymorn Way Powder Springs, GA	3.0	3.0	1180	$2,049	$1.74	45d	1	1.14mi
4037 Compton Cir Powder Springs, GA	3.0	2.0	1395	$1,895	$1.36	45d	1	1.39mi

Listing history 39 events

1. 2026-06-21
   days on market $102,900 Active 30 DOM
2. 2026-06-18
   days on market $102,900 Active 27 DOM
3. 2026-06-17
   days on market $102,900 Active 26 DOM
4. 2026-06-16
   days on market $102,900 Active 25 DOM
5. 2026-06-15
   days on market $102,900 Active 24 DOM
6. 2026-06-13
   days on market $102,900 Active 22 DOM
7. 2026-06-13
   days on market $102,900 Active 21 DOM
8. 2026-06-09
   days on market $102,900 Active 18 DOM
9. 2026-06-08
   days on market $102,900 Active 17 DOM
10. 2026-06-07
    days on market $102,900 Active 16 DOM
11. 2026-06-04
    days on market $102,900 Active 13 DOM
12. 2026-06-03
    days on market $102,900 Active 12 DOM
13. 2026-06-02
    days on market $102,900 Active 11 DOM
14. 2026-06-01
    days on market $102,900 Active 10 DOM
15. 2026-05-31
    days on market $102,900 Active 9 DOM
16. 2026-05-20
    historical
17. 2026-05-20
    historical
18. 2026-04-28
    price $102,900
19. 2026-04-28
    price $102,900
20. 2026-02-19
    price $108,000
21. 2026-02-19
    price $108,000
22. 2026-01-03
    listed $118,000 Active
23. 2026-01-03
    listed $118,000 New
24. 2025-12-29
    historical
25. 2025-12-29
    historical
26. 2025-11-26
    status Active
27. 2025-11-26
    status Back On Market
28. 2025-11-05
    status Under Contract
29. 2025-11-05
    status Pending
30. 2025-10-16
    price $118,000
31. 2025-10-16
    price $118,000
32. 2025-06-26
    price $128,000
33. 2025-06-26
    price $128,000
34. 2025-06-03
    listed $133,000 Active
35. 2025-06-03
    listed $133,000 New
36. 2025-05-02
    soldstatus $46,520 Sold
37. 2025-05-02
    soldstatus $46,520
38. 2025-04-09
    status Under Contract
39. 2025-04-01
    listed $73,000 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: $260 · $22/mo
• Projected year-2 tax: $947 · $79/mo
• Expected delta: +$686/yr (+$57/mo · 263.4%)

ⓘ 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 · 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: $25,712
• − Mortgage interest: −$5,764
• − Property taxes: −$260
• − Insurance: −$514
• − Repairs & maintenance: −$2,057
• − Management: −$2,057
• − Depreciation: −$2,993
• Taxable income: $12,065
• Est. tax owed @ 24.0%: −$2,896
• After-tax cash flow: $10,166/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 — Austell

• Score: 67/100
• State rank: #175
• US rank: #11059

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cobb County · 777,758 people
• City population: 49,719
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 23,107
• Household income: $68,881
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 907.0

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 0.62)
• Race & ethnicity: Black 54% White 22% Hispanic / Latino 20% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 9% Puerto Rican 6%
• Common ancestry: Italian 2% Hispanic 1% Romanian 1%
• Foreign-born: 14% · Canada, Jamaica, Vietnam
• Languages at home: 79% English-only · Spanish 16% Other Indo-European 1% 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: ▼ -128.55%
• Current HPI: 256.6988
• Rent YoY: ▲ 1.30%
• 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

+41.0% since first listed

22 events — show timeline

• 2026-05-22 Listed $102,900 FMLS
• 2026-05-22 Listed $102,900 GAMLS
• 2026-05-20 Listing Removed — GAMLS
• 2026-04-28 Price Changed $102,900 GAMLS
• 2026-02-19 Price Changed $108,000 GAMLS
• 2026-01-03 Listed $118,000 GAMLS
• 2025-12-29 Listing Removed — GAMLS
• 2025-12-29 Listing Removed — FMLS
• 2025-11-26 Relisted — FMLS
• 2025-11-26 Relisted — GAMLS
• 2025-11-05 Pending — GAMLS
• 2025-11-05 Pending — FMLS
• 2025-10-16 Price Changed $118,000 GAMLS
• 2025-10-16 Price Changed $118,000 FMLS
• 2025-06-26 Price Changed $128,000 GAMLS
• 2025-06-26 Price Changed $128,000 FMLS
• 2025-06-03 Listed $133,000 GAMLS
• 2025-06-03 Listed $133,000 FMLS
• 2025-05-02 Sold (Public Records) $46,520 Public Records
• 2025-05-02 Sold (MLS) $46,520 GAMLS
• 2025-04-09 Pending — GAMLS
• 2025-04-01 Listed $73,000 GAMLS

Property tax history

-1.5%/yr

Latest (2025): $260 · -0.4% YoY. Source: county tax records.