33 Tarleton Way · Mableton, GA 30126

$79,000

3 bd · 2.0 ba · 1,216 sqft · SingleFamily · 17 Days on market

Built 2019 Good condition

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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
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Please note that this property is being offered as an investment opportunity for investors seeking rental properties. The home is currently occupied by tenants under a one-year lease, providing an immediate stream of income for the new owner. The asking price is $79,000, or best offer. This is a fantastic opportunity for those looking to expand their portfolio or enter the rental property market. Below, youll find a detailed description of the property and its features: 3 Bedrooms 2 Full Baths Dishwasher Total Electric Front Deck Huge Walk-in Shower New Carpets Quiet & Safe Neighborhood Spacious Laundry Room Double Sink in Master Bath Kitchen Island Water, Sewage & Trash Inclu

Key facts

• Investment property
• Huge walk-in shower
• Kitchen island

Tags

• HUGE WALK-IN SHOWER
• NEW CARPETS
• SPACIOUS LAUNDRY ROOM
• DOUBLE SINK IN MASTER BATH
• KITCHEN ISLAND
• INVESTMENT PROPERTY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $79k. 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 $79k).
• Recommended offer: $78k (1.5% below list) — sets the bar for market timing.
• Cap rate 21.6% 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: 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); 405 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $546 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $77,815 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.49% ✓
• Cap rate: 21.62%
• Cash-on-cash: 54.75%
• DSCR: 3.44
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $260,224
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
555 Cardell Cir SE	0.50mi	3/2.0	1,326 (+9%)	2mo	$285,000	$215	60
470 Hunnicutt Rd SE	0.55mi	3/2.0	1,250 (+3%)	13mo	$249,900	$200	59
614 Hunnicutt Rd SE	0.61mi	3/1.5	1,072 (-12%)	15mo	$208,000	$194	38
6851 Queen Mill Rd SE	0.62mi	2/1.0 (-1)	1,329 (+9%)	13mo	$285,000	$214	36

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: 53.7%
• Equity multiple: 3.39×
• Total profit: $52,821
• Equity at exit: $11,779

10-year hold

• IRR: 59.2%
• Equity multiple: 7.07×
• Total profit: $134,355
• Equity at exit: $6,830

Cash invested: $22,120 (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: 405
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,969 high
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $1,009

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 44%

Sensitivity live

Price	-10% $1,064	-5% $1,037	+0% $1,009	+5% $982	+10% $955
Rent	-10% $854	-5% $931	+0% $1,009	+5% $1,087	+10% $1,165
Rate	-1.0pp $1,049	-0.5pp $1,029	base $1,009	+0.5pp $989	+1.0pp $968

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Plantation Hill Rd SE Mableton, GA	3.0	2.0	1152	$1,569	$1.36	21d	1	0.23mi
6508 Mountain Home Way SE Mableton, GA	3.0	2.5	1500	$2,200	$1.47	44d	1	0.99mi
6412 Mountain Home Way SE Mableton, GA	3.0	2.5	1430	$2,150	$1.50	6d	1	1.02mi
6412 Mountain Home Way SE Mableton, GA	3.0	2.5	1500	$2,250	$1.50	25d	1	1.02mi
6850 Mableton Pkwy SE Mableton, GA	1.0–2.0	1.0–1.5	873	$1,565	$1.79	0d	12	1.03mi
221 Clydesdale Ln SE Mableton, GA	4.0	3.0	1442	$2,050	$1.42	6d	1	1.23mi
26 Nellie Brook Dr SW Mableton, GA	3.0	2.0	1253	$2,000	$1.60	25d	1	1.39mi
6660 Mableton Pkwy SE Mableton, GA	1.0–3.0	1.0–2.0	900	$1,638	$1.82	0d	8	1.46mi

Listing history 12 events

1. 2026-06-21
   days on market $79,000 Active 17 DOM
2. 2026-06-18
   days on market $79,000 Active 14 DOM
3. 2026-06-17
   days on market $79,000 Active 13 DOM
4. 2026-06-16
   days on market $79,000 Active 12 DOM
5. 2026-06-15
   days on market $79,000 Active 11 DOM
6. 2026-06-13
   days on market $79,000 Active 9 DOM
7. 2026-06-13
   days on market $79,000 Active 8 DOM
8. 2026-06-09
   days on market $79,000 Active 5 DOM
9. 2026-06-08
   days on market $79,000 Active 4 DOM
10. 2026-06-07
    days on market $79,000 Active 3 DOM
11. 2026-06-04
    remarks 691-char remark
12. 2026-06-04
    listed $79,000 Active 1 DOM

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,623
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$1,890
• − Management: −$1,890
• − Depreciation: −$2,298
• Taxable income: $11,540
• Est. tax owed @ 24.0%: −$2,769
• After-tax cash flow: $9,341/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 75/100 Cosmetic rehab

This home is in good condition with recent updates, making it a solid investment opportunity for both resale and rental purposes.

Value-add opportunities

• Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics.
• Resale Replace countertops — Modern countertops improve the kitchen's appearance and functionality.
• Resale Install new flooring in bathrooms — New flooring in bathrooms enhances the home's overall appeal and value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Resale Replace countertops — Modern countertops improve the kitchen's appearance and functionality. ↑
• Resale Install new flooring in bathrooms — New flooring in bathrooms enhances the home's overall appeal and value. ↑

ⓘ 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

• 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

1 event — show timeline

• 2026-06-04 Listed $79,000 ForSaleByOwner.com