7237 Crestside Dr · Mableton, GA 30168

$179,900

2 bd · 2.5 ba · 1,292 sqft · Townhouse public records · 45 Days on market

Built 1988 3,611 sqft lot $139/sqft · 19% below area Est $222k · 19% 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 +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +4.6/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully maintained 2-bedroom, 2-bathroom townhome in Austell, Georgia. Featuring an attractive brick-front exterior, this charming residence offers the perfect blend of comfort, style, and low-maintenance living. Inside, you'll find a spacious open-concept layout with a bright family room, and a well-appointed kitchen with ample cabinet space and appliances. Located just minutes from shopping, dining, parks and easy access to I-20 and the city of Atlanta. Ideal for first-time homebuyers, or investors seeking an investment opportunity. Property is tenant occupied with a day sleeper. Appointment only to show.

Key facts

• Ample cabinet space
• Brick-front exterior
• Easy access to i-20

Tags

• BRICK-FRONT EXTERIOR
• OPEN-CONCEPT LAYOUT
• WELL-APPOINTED KITCHEN
• AMPLE CABINET SPACE
• EASY ACCESS TO I-20
• MINUTES FROM SHOPPING

Property features AI

Finance

• HOA & community: Community includes 100 units

Exterior

• Parking: Parking pad for 2 vehicles
• Utilities: Public water; Public sewer; 110-volt electric; Electricity available; Natural gas available
• Home design: Two levels; Brick front; Fee simple ownership
• Construction: Shingle and wood roof; Slab foundation; Resale property
• Exterior features: Fenced yard; Other exterior features

Interior

• Kitchen: Breakfast room; Dishwasher; Gas range
• Bedrooms: 2 upper-level bedrooms
• Flooring: Ceramic tile; Luxury vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom (main level); Master bath with separate tub and shower
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); Other interior features; 1 fireplace located in the family room
• Laundry & utility: Laundry area in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $180k.

Deal economics

• At list price, monthly cash flow is $227 ($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 $174k (3.6% below list).
• Recommended offer: $174k (3.6% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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: Lindley Middle School (math 15% / reading 22%, grade F, #372 of 470 statewide, top 80%, 1,096 students, 82% FRL); Pebblebrook High School (math 23% / reading 30%, grade F, #171 of 424 statewide, top 41%, 2,511 students, 70% 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 22% at this address vs 42% district-wide (-20 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; 126 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• This rent runs 33% 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 $1k of loan paydown is wiped out by about $5k 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 45 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $135k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $173,500 (3.6% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
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: 0.96% ✗
• Cap rate: 7.81%
• Cash-on-cash: 5.41%
• DSCR: 1.24
• GRM: 8.6

CMA / ARV

• ARV (median comp): $221,608
• List price: $179,900
• Delta: -18.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
776 Crestside Ct	0.07mi	2/2.5	1,292 (0%)	1mo	$175,000	$135	96
7224 Crestside Dr #1	0.04mi	2/2.5	1,280 (-1%)	4mo	$165,000	$129	93
7221 Crestside Dr	0.03mi	2/2.5	1,280 (-1%)	8mo	$150,000	$117	90
7238 Crestside Dr #79	0.03mi	3/2.5 (+1)	1,240 (-4%)	2mo	$221,900	$179	86
774 Crestside Ct	0.07mi	3/2.5 (+1)	1,292 (0%)	9mo	$165,000	$128	84
796 Crestside Ct #1	0.08mi	2/2.5	1,214 (-6%)	5mo	$135,900	$112	82
7236 Crestside Dr #80	0.03mi	3/2.5 (+1)	1,240 (-4%)	13mo	$230,900	$186	76
7240 Crestside Dr #78	0.03mi	3/2.5 (+1)	1,240 (-4%)	13mo	$233,900	$189	76
7234 Crestside Dr #81	0.03mi	3/2.5 (+1)	1,240 (-4%)	14mo	$233,900	$189	76
7264 Crestside Dr #66	0.07mi	3/2.5 (+1)	1,240 (-4%)	13mo	$230,900	$186	74
7220 Crestside Dr	0.05mi	3/3.0 (+1)	1,212 (-6%)	8mo	$157,000	$130	74
937 Pine Oak Trl	0.15mi	2/2.0	1,480 (+15%)	5mo	$135,000	$91	62

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: -10.3%
• Equity multiple: 0.63×
• Total profit: $-18,539
• Equity at exit: $26,824

10-year hold

• IRR: -4.2%
• Equity multiple: 0.75×
• Total profit: $-12,616
• Equity at exit: $15,554

Cash invested: $50,372 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,735 high
• Mortgage (P&I): −$943
• Tax from tax record: −$125 /mo · $1,504/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $227

Break-even live

Break-even rent $1,448

Max offer price $179,900

Occupancy floor 82%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
859 Springchase Dr Austell, GA	3.0	2.0	1530	$5,800	$3.79	44d	1	0.18mi
1032 Winterglen Way Austell, GA	3.0	2.5	1506	$2,075	$1.38	44d	1	0.36mi
1138 Summerstone Trce Austell, GA	3.0	2.5	1500	$1,736	$1.16	3d	1	0.39mi
595 Riverside Pkwy Austell, GA	1.0–2.0	1.0	973	$1,059	$1.09	5d	7	0.39mi
1047 Winterglen Way Austell, GA	3.0	2.0	1390	$1,879	$1.35	3d	1	0.41mi
575 Riverside Pkwy Austell, GA	1.0–2.0	1.0–2.0	848	$1,189	$1.40	2d	6	0.44mi
325 Riverside Pkwy SW Austell, GA	1.0–3.0	1.0–2.0	1029	$1,448	$1.41	44d	9	0.81mi
304 Flagstone Way Austell, GA	2.0	1.5	1000	$1,480	$1.48	24d	1	0.87mi
597 S Gordon Rd SW Mableton, GA	3.0	1.0	1118	$4,500	$4.03	44d	1	0.90mi
283 Flagstone Way Unit 283 Austell, GA	2.0	1.5	1000	$1,450	$1.45	44d	1	0.92mi
6970 Shenandoah Trl Austell, GA	1.0–2.0	1.0	830	$1,300	$1.57	2d	23	0.92mi
1350 Ambercrest Way Austell, GA	3.0	2.5	1390	$2,061	$1.48	21d	1	1.01mi
7440 Riverside Pkwy SW Austell, GA	2.0–3.0	2.0	1145	$1,500	$1.31	2d	4	1.01mi
1357 Ling Dr Austell, GA	3.0	2.0	1176	$1,805	$1.53	44d	1	1.10mi
7073 Allison Ct Austell, GA	1.0	1.0	1760	$1,100	$0.62	5d	1	1.12mi
7262 Bridgeport Ct Austell, GA	3.0	2.5	1390	$2,020	$1.45	20d	1	1.13mi
879 Howard Ct SW Mableton, GA	3.0	2.0	1435	$1,250	$0.87	20d	1	1.26mi
6607 Ivy Log Dr Austell, GA	2.0	2.0	1425	$1,728	$1.21	44d	1	1.26mi
848 Howard Ct SW Mableton, GA	3.0	2.0	1435	$1,045	$0.73	5d	1	1.27mi
6619 Ivy Log Dr Austell, GA	2.0	2.5	1160	$1,595	$1.38	24d	1	1.28mi
6623 Ivy Log Dr Austell, GA	2.0	2.5	1160	$1,600	$1.38	19d	1	1.29mi
6702 Songwood Dr Austell, GA	3.0	2.0	1527	$3,200	$2.10	44d	1	1.34mi
6712 Ivy Log Dr Austell, GA	3.0	2.0	1500	$1,750	$1.17	44d	1	1.41mi
7036 Ivy Pointe Row Austell, GA	3.0	2.0	1629	$2,000	$1.23	44d	1	1.44mi
6761 Armonia Dr Mableton, GA	3.0	2.5	1800	$2,600	$1.44	5d	1	1.47mi
214 Kinship Dr Mableton, GA	3.0	2.5	1800	$2,500	$1.39	44d	1	1.50mi

Listing history 26 events

1. 2026-06-18
   days on market $179,900 Active 45 DOM
2. 2026-06-17
   days on market $179,900 Active 44 DOM
3. 2026-06-16
   days on market $179,900 Active 43 DOM
4. 2026-06-15
   days on market $179,900 Active 42 DOM
5. 2026-06-13
   days on market $179,900 Active 40 DOM
6. 2026-06-13
   days on market $179,900 Active 39 DOM
7. 2026-06-09
   days on market $179,900 Active 36 DOM
8. 2026-06-08
   days on market $179,900 Active 35 DOM
9. 2026-06-07
   days on market $179,900 Active 34 DOM
10. 2026-06-04
    days on market $179,900 Active 31 DOM
11. 2026-06-03
    days on market $179,900 Active 30 DOM
12. 2026-06-02
    days on market $179,900 Active 29 DOM
13. 2026-06-01
    days on market $179,900 Active 28 DOM
14. 2026-05-31
    days on market $179,900 Active 27 DOM
15. 2026-05-04
    listed $189,900 New 639-char remark

    Show marketing remark (639 chars)

    Welcome home to this beautifully maintained 2-bedroom, 2-bathroom townhome in Austell, Georgia. Featuring an attractive brick-front exterior, this charming residence offers the perfect blend of comfort, style, and low-maintenance living. Inside, you'll find a spacious open-concept layout with a bright family room, and a well-appointed kitchen with ample cabinet space and appliances. Located just minutes from shopping, dining, parks and easy access to I-20 and the city of Atlanta. Ideal for first-time homebuyers, or investors seeking an investment opportunity. Property is tenant occupied with a day sleeper. Appointment only to show.

16. 2026-05-04
    listed $189,900 Active 639-char remark

    Show marketing remark (639 chars)

    Welcome home to this beautifully maintained 2-bedroom, 2-bathroom townhome in Austell, Georgia. Featuring an attractive brick-front exterior, this charming residence offers the perfect blend of comfort, style, and low-maintenance living. Inside, you'll find a spacious open-concept layout with a bright family room, and a well-appointed kitchen with ample cabinet space and appliances. Located just minutes from shopping, dining, parks and easy access to I-20 and the city of Atlanta. Ideal for first-time homebuyers, or investors seeking an investment opportunity. Property is tenant occupied with a day sleeper. Appointment only to show.

17. 2021-10-12
    soldstatus $135,000
18. 2021-10-07
    soldstatus $135,000 Closed

    Show marketing remark (313 chars)

    Adorable Townhome, at an affordable price! Hurry to see! Features 2 bedroom 2 1/2 bath . Open Bayed Family room. Great for first time buyers , or for investors wanting rental. This home can go FHA. There are no rent restrictions in this subdivision. Multiple offers Deadline Monday 09/13/2021 at noon

19. 2021-10-07
    soldstatus $135,000 Sold

    Show marketing remark (313 chars)

    Adorable Townhome, at an affordable price! Hurry to see! Features 2 bedroom 2 1/2 bath . Open Bayed Family room. Great for first time buyers , or for investors wanting rental. This home can go FHA. There are no rent restrictions in this subdivision. Multiple offers Deadline Monday 09/13/2021 at noon

20. 2021-10-05
    status Under Contract
21. 2021-09-17
    status Pending

    Show marketing remark (313 chars)

    Adorable Townhome, at an affordable price! Hurry to see! Features 2 bedroom 2 1/2 bath . Open Bayed Family room. Great for first time buyers , or for investors wanting rental. This home can go FHA. There are no rent restrictions in this subdivision. Multiple offers Deadline Monday 09/13/2021 at noon

22. 2021-09-13
    historical Active Under Contract

    Show marketing remark (313 chars)

    Adorable Townhome, at an affordable price! Hurry to see! Features 2 bedroom 2 1/2 bath . Open Bayed Family room. Great for first time buyers , or for investors wanting rental. This home can go FHA. There are no rent restrictions in this subdivision. Multiple offers Deadline Monday 09/13/2021 at noon

23. 2021-09-13
    status Under Contract

    Show marketing remark (313 chars)

    Adorable Townhome, at an affordable price! Hurry to see! Features 2 bedroom 2 1/2 bath . Open Bayed Family room. Great for first time buyers , or for investors wanting rental. This home can go FHA. There are no rent restrictions in this subdivision. Multiple offers Deadline Monday 09/13/2021 at noon

24. 2021-09-07
    listed $125,000 Active

    Show marketing remark (313 chars)

    Adorable Townhome, at an affordable price! Hurry to see! Features 2 bedroom 2 1/2 bath . Open Bayed Family room. Great for first time buyers , or for investors wanting rental. This home can go FHA. There are no rent restrictions in this subdivision. Multiple offers Deadline Monday 09/13/2021 at noon

25. 2021-09-07
    listed $125,000 New

    Show marketing remark (313 chars)

    Adorable Townhome, at an affordable price! Hurry to see! Features 2 bedroom 2 1/2 bath . Open Bayed Family room. Great for first time buyers , or for investors wanting rental. This home can go FHA. There are no rent restrictions in this subdivision. Multiple offers Deadline Monday 09/13/2021 at noon

26. 2005-11-07
    soldstatus $112,000

ⓘ 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: $1,504 · $125/mo
• Projected year-2 tax: $1,655 · $138/mo
• Expected delta: +$151/yr (+$13/mo · 10.1%)

ⓘ 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 1/10 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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,820
• − Mortgage interest: −$10,077
• − Property taxes: −$1,504
• − Insurance: −$900
• − Repairs & maintenance: −$1,666
• − Management: −$1,666
• − Depreciation: −$5,233
• Taxable loss: −$225
• Est. tax savings @ 24.0%: +$54
• After-tax cash flow: $2,778/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

• 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

+60.6% since first listed

14 events — show timeline

• 2026-05-21 Price Changed $179,900 GAMLS
• 2026-05-21 Price Changed $179,900 FMLS
• 2026-05-04 Listed $189,900 FMLS
• 2026-05-04 Listed $189,900 GAMLS
• 2021-10-12 Sold (Public Records) $135,000 Public Records
• 2021-10-07 Sold (MLS) $135,000 GAMLS
• 2021-10-07 Sold (MLS) $135,000 FMLS
• 2021-10-05 Pending — GAMLS
• 2021-09-17 Pending — FMLS
• 2021-09-13 Contingent — FMLS
• 2021-09-13 Pending — GAMLS
• 2021-09-07 Listed $125,000 GAMLS
• 2021-09-07 Listed $125,000 FMLS
• 2005-11-07 Sold (Public Records) $112,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,504 · -15.1% YoY. Source: county tax records.