The Norwood II Plan · Mableton, GA 30168

$305,900

3 bd · 2.5 ba · 1,807 sqft · SingleFamily · 502 Days on market

↓ 2% since listing

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.6/30.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Norwood II is designed for comfort, convenience, and modern living. This two-car garage townhome features a mudroom and coat closet, providing convenient storage. The center island kitchen connects to a cozy breakfast nook and family room, creating a warm and inviting living space. Upstairs, the owner's suite is a private in the back of the home. The laundry room is conveniently located upstairs, making it easy to keep up with household chores. In addition to the owner's suite, there are two bedrooms and a bathroom in the front of the home, providing plenty of space for family or guests. The loft is a versatile space used as a playroom, home office, or additional living space.

Key facts

• Breakfast nook
• Family room
• Mudroom

Tags

• TWO CAR GARAGE
• MUDROOM
• COAT CLOSET
• CENTER ISLAND KITCHEN
• BREAKFAST NOOK
• FAMILY ROOM

🏗️ New construction. The $305,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $389,331.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $306k.

Deal economics

• At list price, monthly cash flow is $-814 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (11.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (22.3% below list).
• Recommended offer: $238k (22.3% below list) — sets the bar for 1% rule.

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: Austell Elementary School (math 22% / reading 27%, grade F, #753 of 1,228 statewide, top 64%, 386 students, 82% FRL); Garrett Middle School (math 15% / reading 21%, grade F, #375 of 470 statewide, top 80%, 906 students, 85% 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 78% FRL vs 39% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 21% at this address vs 42% district-wide (-21 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; 131 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 1,625 units permitted in Cobb County in 2024 (389 in 5+ unit buildings).
• This rent runs 45% 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 $3k of loan paydown is wiped out by about $12k 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 502 days — a 12% lower offer ($269k) is reasonable based on typical stale-listing flexibility.

Recommended offer $237,569 (22.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 502 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
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. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.61% ✗
• Cap rate: 3.78%
• Cash-on-cash: -8.96%
• DSCR: 0.60
• GRM: 13.7

CMA / ARV

• ARV (median comp): $389,331
• List price: $305,900
• Delta: -21.43%
• 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
1045 Elowen Dr	0.15mi	3/2.5	1,933 (+7%)	2mo	$399,900	$207	80
1075 Elowen Dr	0.17mi	3/2.5	1,909 (+6%)	4mo	$414,900	$217	80
1055 Elowen Dr	0.16mi	3/2.5	1,933 (+7%)	3mo	$413,900	$214	78
1155 Elowen Dr	0.23mi	3/2.5	1,909 (+6%)	2mo	$399,900	$209	78
1065 Elowen Dr	0.16mi	3/2.5	1,933 (+7%)	4mo	$411,140	$213	77
1250 Elowen Dr	0.24mi	3/2.5	1,933 (+7%)	1mo	$399,750	$207	76
1320 Elowen Dr	0.32mi	3/2.5	1,909 (+6%)	7mo	$391,965	$205	70
1105 Elowen Dr	0.32mi	3/2.5	1,933 (+7%)	8mo	$417,875	$216	67
5818 Dogwood Cir	0.45mi	3/3.0	2,059 (+14%)	7mo	$365,000	$177	48
5818 Eastside Dr SW	0.68mi	4/2.0 (+1)	1,683 (-7%)	3mo	$344,000	$204	47
1839 Belcher Pl	0.49mi	3/2.0	1,550 (-14%)	9mo	$304,000	$196	44
6084 S Gordon Rd	0.73mi	3/2.0	1,566 (-13%)	6mo	$304,000	$194	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: -34.7%
• Equity multiple: -0.10×
• Total profit: $-120,097
• Equity at exit: $58,051

10-year hold

• IRR: -61.2%
• Equity multiple: -0.76×
• Total profit: $-191,634
• Equity at exit: $33,662

Cash invested: $109,013 (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: 131
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,376 high
• Mortgage (P&I): −$2,042
• Tax est. 1.5%: −$487 /mo · $5,840/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $-814

Break-even live

Break-even rent $3,406

Max offer price $271,576

Occupancy floor —

Sensitivity live

Price	-10% $-545	-5% $-679	+0% $-814	+5% $-948	+10% $-1,083
Rent	-10% $-1,001	-5% $-908	+0% $-814	+5% $-720	+10% $-626
Rate	-1.0pp $-618	-0.5pp $-715	base $-814	+0.5pp $-915	+1.0pp $-1,017

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: $97,333
• Closing costs: $11,680
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5065 Landover Way Austell, GA	4.0	3.0	2465	$2,665	$1.08	22d	1	0.17mi
2610 Ravencliff Dr Austell, GA	3.0	2.5	1959	$2,760	$1.41	26d	1	0.23mi
3023 Creekside Overlook Way Austell, GA	3.0	2.5	1772	$2,406	$1.36	0d	1	0.30mi
5794 Pinecrest Rd Austell, GA	4.0	2.0	1296	$2,300	$1.77	45d	1	0.46mi
5874 S Gordon Rd Austell, GA	3.0	2.0	1286	$1,850	$1.44	14d	1	0.64mi
2020 Annette Ln Austell, GA	3.0	2.0	1452	$1,900	$1.31	26d	1	0.70mi
1917 Annette Ln Austell, GA	3.0	2.0	1585	$1,796	$1.13	14d	1	0.72mi
1860 Gherry Dr Austell, GA	3.0	2.0	1465	$1,606	$1.10	7d	1	0.76mi
6192 Pine Bluff Ct Austell, GA	3.0	2.0	1296	$1,831	$1.41	18d	1	0.99mi
5575 Burrus Rd Austell, GA	3.0	2.0	1301	$1,500	$1.15	14d	1	1.04mi
5995 Spring St Austell, GA	3.0	2.0	1905	$4,500	$2.36	3d	1	1.19mi
1354 Pendley Dr SW Mableton, GA	3.0	2.0	1600	$1,865	$1.17	0d	1	1.32mi
1421 Thunderwood Ct SW Mableton, GA	3.0	2.0	1584	$2,100	$1.33	20d	1	1.35mi
6230 Love St Austell, GA	4.0	2.0	1452	$4,950	$3.41	45d	1	1.36mi
5107 Huntcrest Dr SW Mableton, GA	3.0	2.5	2388	$2,400	$1.01	45d	1	1.36mi
6290 Love St Unit B Austell, GA	2.0	2.0	2173	$1,600	$0.74	14d	1	1.39mi

Listing history 22 events

1. 2026-06-21
   days on market $305,900 Active 502 DOM
2. 2026-06-18
   days on market $305,900 Active 499 DOM
3. 2026-06-17
   days on market $305,900 Active 498 DOM
4. 2026-06-16
   days on market $305,900 Active 497 DOM
5. 2026-06-15
   days on market $305,900 Active 496 DOM
6. 2026-06-13
   days on market $305,900 Active 494 DOM
7. 2026-06-13
   days on market $305,900 Active 493 DOM
8. 2026-06-09
   days on market $305,900 Active 490 DOM
9. 2026-06-08
   days on market $305,900 Active 489 DOM
10. 2026-06-07
    days on market $305,900 Active 488 DOM
11. 2026-06-04
    days on market $305,900 Active 485 DOM
12. 2026-06-03
    days on market $305,900 Active 484 DOM
13. 2026-06-02
    days on market $305,900 Active 483 DOM
14. 2026-06-01
    days on market $305,900 Active 482 DOM
15. 2026-05-31
    days on market $305,900 Active 481 DOM
16. 2026-04-14
    price $305,900 689-char remark

    Show marketing remark (689 chars)

    The Norwood II is designed for comfort, convenience, and modern living. This two-car garage townhome features a mudroom and coat closet, providing convenient storage. The center island kitchen connects to a cozy breakfast nook and family room, creating a warm and inviting living space. Upstairs, the owner's suite is a private in the back of the home. The laundry room is conveniently located upstairs, making it easy to keep up with household chores. In addition to the owner's suite, there are two bedrooms and a bathroom in the front of the home, providing plenty of space for family or guests. The loft is a versatile space used as a playroom, home office, or additional living space.

17. 2026-03-25
    price $310,900 689-char remark

    Show marketing remark (689 chars)

    The Norwood II is designed for comfort, convenience, and modern living. This two-car garage townhome features a mudroom and coat closet, providing convenient storage. The center island kitchen connects to a cozy breakfast nook and family room, creating a warm and inviting living space. Upstairs, the owner's suite is a private in the back of the home. The laundry room is conveniently located upstairs, making it easy to keep up with household chores. In addition to the owner's suite, there are two bedrooms and a bathroom in the front of the home, providing plenty of space for family or guests. The loft is a versatile space used as a playroom, home office, or additional living space.

18. 2025-04-09
    price $315,900 689-char remark

    Show marketing remark (689 chars)

    The Norwood II is designed for comfort, convenience, and modern living. This two-car garage townhome features a mudroom and coat closet, providing convenient storage. The center island kitchen connects to a cozy breakfast nook and family room, creating a warm and inviting living space. Upstairs, the owner's suite is a private in the back of the home. The laundry room is conveniently located upstairs, making it easy to keep up with household chores. In addition to the owner's suite, there are two bedrooms and a bathroom in the front of the home, providing plenty of space for family or guests. The loft is a versatile space used as a playroom, home office, or additional living space.

19. 2025-04-07
    price $318,900 689-char remark

    Show marketing remark (689 chars)

    The Norwood II is designed for comfort, convenience, and modern living. This two-car garage townhome features a mudroom and coat closet, providing convenient storage. The center island kitchen connects to a cozy breakfast nook and family room, creating a warm and inviting living space. Upstairs, the owner's suite is a private in the back of the home. The laundry room is conveniently located upstairs, making it easy to keep up with household chores. In addition to the owner's suite, there are two bedrooms and a bathroom in the front of the home, providing plenty of space for family or guests. The loft is a versatile space used as a playroom, home office, or additional living space.

20. 2025-04-01
    price $315,900 689-char remark

    Show marketing remark (689 chars)

    The Norwood II is designed for comfort, convenience, and modern living. This two-car garage townhome features a mudroom and coat closet, providing convenient storage. The center island kitchen connects to a cozy breakfast nook and family room, creating a warm and inviting living space. Upstairs, the owner's suite is a private in the back of the home. The laundry room is conveniently located upstairs, making it easy to keep up with household chores. In addition to the owner's suite, there are two bedrooms and a bathroom in the front of the home, providing plenty of space for family or guests. The loft is a versatile space used as a playroom, home office, or additional living space.

21. 2025-03-05
    price $312,900 689-char remark

    Show marketing remark (689 chars)

    The Norwood II is designed for comfort, convenience, and modern living. This two-car garage townhome features a mudroom and coat closet, providing convenient storage. The center island kitchen connects to a cozy breakfast nook and family room, creating a warm and inviting living space. Upstairs, the owner's suite is a private in the back of the home. The laundry room is conveniently located upstairs, making it easy to keep up with household chores. In addition to the owner's suite, there are two bedrooms and a bathroom in the front of the home, providing plenty of space for family or guests. The loft is a versatile space used as a playroom, home office, or additional living space.

22. 2025-02-04
    listed $310,900 Active 689-char remark

    Show marketing remark (689 chars)

    The Norwood II is designed for comfort, convenience, and modern living. This two-car garage townhome features a mudroom and coat closet, providing convenient storage. The center island kitchen connects to a cozy breakfast nook and family room, creating a warm and inviting living space. Upstairs, the owner's suite is a private in the back of the home. The laundry room is conveniently located upstairs, making it easy to keep up with household chores. In addition to the owner's suite, there are two bedrooms and a bathroom in the front of the home, providing plenty of space for family or guests. The loft is a versatile space used as a playroom, home office, or additional living space.

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

Taxation est. · year 1

• Rental income: $28,508
• − Mortgage interest: −$21,809
• − Property taxes: −$5,840
• − Insurance: −$1,947
• − Repairs & maintenance: −$2,281
• − Management: −$2,281
• − Depreciation: −$11,326
• Taxable loss: −$16,974
• Est. tax savings @ 24.0%: +$4,074
• After-tax cash flow: $-5,692/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

• Census place: Mableton, GA
• 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

-1.6% since first listed

7 events — show timeline

• 2026-04-14 Price Changed $305,900 Zillow
• 2026-03-25 Price Changed $310,900 Zillow
• 2025-04-09 Price Changed $315,900 Zillow
• 2025-04-07 Price Changed $318,900 Zillow
• 2025-04-01 Price Changed $315,900 Zillow
• 2025-03-05 Price Changed $312,900 Zillow
• 2025-02-04 Listed $310,900 Zillow