3864 Guilderoy Ln · Mableton, GA 30106

$235,000

2 bd · 2.0 ba · — sqft · MultiFamily · 16 Days on market

Built 2003 Fair condition 1,568 sqft 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 +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Welcome home to this charming 2BR, 2BA retreat nestled in a peaceful Austell community and an ideal opportunity for first time homebuyers and savvy investors alike! Both bedrooms are located upstairs, each with its own private bath, creating the perfect double primary suite setup and an excellent roommate floor plan. The second bedroom also makes a wonderful home office for those who work from home. Curl up by the cozy fireplace on cool winter evenings and enjoy the warmth and charm this home has to offer. Enjoy the ease of low maintenance living with a private backyard perfect for relaxing or entertaining. Located just minutes from Wellstar Cobb Hospital, you will also have quick access to top rated restaurants, movie theaters, and premier shopping. This quiet, well established neighborhood offers the comfort and convenience today's buyers are looking for. Priced below market value for a quick sale, don't miss your chance to get into a great home at an unbeatable price. Schedule your showing today before it's gone!

Key facts

• Private bath
• Private backyard
• Double primary suite

Tags

• PRIVATE BATH
• DOUBLE PRIMARY SUITE
• HOME OFFICE
• COZY FIREPLACE
• PRIVATE BACKYARD
• LOW MAINTENANCE LIVING

Property features AI

Finance

• Financial info: One unit total (multifamily count); Unit actual rent: $1,900; Deposit: $1,900; Unit is vacant; Electric not included; Gas not included; Maintenance not included

Exterior

• Parking: 2 total parking spaces; Parking details: see remarks
• Utilities: Public water; Public sewer; Cable available; Electricity available; Natural gas available
• Home design: Two-level condominium; Resale property
• Construction: Brick and other construction materials; Composition roof
• Exterior features: Condominium unit in Wintercrest Condominium

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fan(s)
• Interior features: Carpet and luxury vinyl flooring
• Laundry & utility: Garbage included; Water included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $235k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $5k ($55k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $235k).
• Recommended offer: $231k (1.5% below list) — sets the bar for market timing.
• Cap rate 29.8% 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: Russell Elementary School (math 22% / reading 23%, grade F, #803 of 1,228 statewide, top 66%, 604 students, 71% FRL); Floyd Middle School (math 17% / reading 24%, grade F, #345 of 470 statewide, top 74%, 845 students, 80% 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 73% FRL vs 39% district-wide (34 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 rising (+1.3%/yr); 187 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $7k 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 $66k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y 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 $129k; list at $235k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $231,475 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.36% ✓
• Cap rate: 29.82%
• Cash-on-cash: 84.04%
• DSCR: 4.74
• GRM: 2.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.3% rent growth · sell at horizon

5-year hold

• IRR: 82.5%
• Equity multiple: 4.68×
• Total profit: $242,273
• Equity at exit: $35,039

10-year hold

• IRR: 85.4%
• Equity multiple: 9.16×
• Total profit: $536,761
• Equity at exit: $20,319

Cash invested: $65,800 (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: 9.9×

Monthly cashflow live

• Estimated rent: $7,889 high
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,657
• Net cashflow: $4,608

Break-even live

Break-even rent $2,056

Max offer price $235,000

Occupancy floor 37%

Sensitivity live

Price	-10% $4,771	-5% $4,689	+0% $4,608	+5% $4,527	+10% $4,446
Rent	-10% $3,985	-5% $4,297	+0% $4,608	+5% $4,920	+10% $5,232
Rate	-1.0pp $4,727	-0.5pp $4,668	base $4,608	+0.5pp $4,547	+1.0pp $4,485

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	2	$7,888
Total (4 units)			$7,889

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3862 Guilderoy Ln Austell, GA	2.0	2.5	1681	$1,900	$1.13	0d	1	0.02mi
1314 Guilderoy Ln Austell, GA	2.0	2.5	1675	$1,999	$1.19	18d	1	0.03mi
1314 Guilderoy Ct #5 Austell, GA	2.0	2.5	1672	$2,199	$1.32	45d	1	0.04mi
3890 Floyd Rd Unit 2201 Austell, GA	2.0	2.0	1128	$2,147	$1.90	25d	1	0.13mi
3890 Floyd Rd Unit A4 Austell, GA	1.0	1.0	853	$1,961	$2.30	5d	1	0.13mi
3890 Floyd Rd Unit B2 Austell, GA	2.0	2.0	1094	$2,393	$2.19	45d	1	0.13mi
3890 Floyd Rd Unit 2305 Austell, GA	1.0	1.0	637	$1,460	$2.29	25d	1	0.13mi
3890 Floyd Rd Unit A1 Austell, GA	1.0	1.0	620	$1,567	$2.53	5d	1	0.13mi
3890 Floyd Rd Unit B1 Austell, GA	2.0	2.5	1461	$2,801	$1.92	45d	1	0.22mi
3890 Floyd Rd Austell, GA	1.0–3.0	1.0–2.5	1061	$2,222	$2.09	0d	47	0.25mi
3753 Austell Rd Austell, GA	1.0–3.0	1.0–2.0	1110	$2,199	$1.98	0d	87	0.33mi
3753 Austell Rd SW Unit A1 Austell, GA	1.0	1.0	718	$1,884	$2.62	4d	1	0.33mi
3753 Austell Rd SW Unit C1 Austell, GA	3.0	2.0	1391	$2,375	$1.71	4d	1	0.33mi
3753 Austell Rd SW Unit B2 Austell, GA	2.0	2.0	1094	$2,279	$2.08	4d	1	0.33mi
1348 Yates Ave Austell, GA	3.0	2.0	1708	$1,656	$0.97	6d	1	0.35mi
1554 Settlers Walk Ct SW #2 Marietta, GA	3.0	2.0	1738	$2,300	$1.32	19d	1	0.37mi
1554 Settlers Walk Ct SW #2 Marietta, GA	3.0	2.0	—	$2,500	—	20d	1	0.37mi
1101 Tuscany Cir SW Marietta, GA	3.0	3.0	2066	$2,229	$1.08	4d	1	0.52mi
3642 Nature Walk Trl SW Unit A11 Marietta, GA	3.0	2.0	1822	$2,190	$1.20	45d	1	0.53mi
3641 Nature Walk Trl SW Marietta, GA	3.0	2.0	1100	$1,100	$1.00	45d	1	0.58mi
1056 Whistle Dr Austell, GA	3.0	2.0	2254	$2,240	$0.99	0d	1	0.74mi
3755 Medical Park Dr Austell, GA	1.0–2.0	1.0–2.0	979	$1,636	$1.67	6d	13	0.76mi
1820 Mulkey Rd Austell, GA	1.0–3.0	1.0–2.0	970	$1,468	$1.51	0d	18	0.88mi
4196 Alaina Cir Austell, GA	3.0	2.0	1560	$2,375	$1.52	6d	1	0.92mi
3874 Mulkey Cir SW Marietta, GA	3.0	2.5	1855	$2,100	$1.13	45d	1	0.98mi
3979 Covey Flush Ct SW Smyrna, GA	3.0	3.5	2491	$2,300	$0.92	23d	1	1.01mi
3966 Covey Flush Ct SW #20 Smyrna, GA	3.0	2.0	1620	$1,750	$1.08	16d	1	1.01mi
3508 Ashley Station Dr SW Marietta, GA	2.0	2.5	—	$1,600	—	16d	1	1.03mi
1073 Wisteria Dr SW Mableton, GA	2.0	1.0	1964	$1,295	$0.66	25d	1	1.03mi
3510 Ashley Station Dr SW Marietta, GA	3.0	2.5	1408	$1,845	$1.31	12d	1	1.03mi
3510 Ashley Station Dr SW Marietta, GA	3.0	2.5	1408	$1,845	$1.31	0d	1	1.03mi
3561 Ashley Station Dr SW #3561 Marietta, GA	2.0	2.5	1160	$1,500	$1.29	45d	1	1.04mi
1650 Anderson Mill Rd Austell, GA	1.0–3.0	1.0–2.0	1026	$1,520	$1.48	0d	22	1.04mi
3730 Silver Leaf Ct SW Marietta, GA	3.0	2.0	1248	$2,250	$1.80	45d	1	1.05mi
3759 Mulkey Cir SW Marietta, GA	3.0	1.5	1216	$1,600	$1.32	45d	1	1.08mi
3590 Main Station Dr SW Unit 1 Marietta, GA	3.0	3.5	1768	$1,895	$1.07	4d	1	1.09mi
3590 Main Station Dr SW Unit 1 Marietta, GA	3.0	3.5	1768	$1,895	$1.07	0d	1	1.09mi
1899 Mulkey Rd Austell, GA	1.0–3.0	1.0–2.0	990	$1,416	$1.43	4d	7	1.09mi
1802 Orange Grove Pl Austell, GA	3.0	3.5	2578	$2,995	$1.16	25d	1	1.12mi
3547 Main Station Dr SW #3547 Marietta, GA	2.0	2.5	—	$1,500	—	6d	1	1.13mi

Listing history 11 events

1. 2026-06-21
   days on market $235,000 Active 16 DOM
2. 2026-06-18
   days on market $235,000 Active 13 DOM
3. 2026-06-17
   days on market $235,000 Active 12 DOM
4. 2026-06-16
   days on market $235,000 Active 11 DOM
5. 2026-06-15
   days on market $235,000 Active 10 DOM
6. 2026-06-13
   days on market $235,000 Active 8 DOM
7. 2026-06-13
   days on market $235,000 Active 7 DOM
8. 2026-06-09
   days on market $235,000 Active 4 DOM
9. 2026-06-08
   days on market $235,000 Active 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $235,000 Active 2 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 1/10 Low
• 🌡 Heat 5/10 Major 6 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $94,668
• − Mortgage interest: −$13,164
• − Property taxes: −$3,525
• − Insurance: −$1,175
• − Repairs & maintenance: −$7,573
• − Management: −$7,573
• − Depreciation: −$6,836
• Taxable income: $54,821
• Est. tax owed @ 24.0%: −$13,157
• After-tax cash flow: $42,142/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 · 2 photos

Fair 45/100 Moderate rehab

This multi-family property requires extensive repairs and updates to its exterior, interior, and systems, significantly impacting its current condition and value. Significant improvements in paint, flooring, HVAC, and landscaping would substantially increase its resale and rental value.

Repairs flagged

• Major Kitchen — No photos of kitchen
• Major Bathrooms — No photos of bathrooms
• Major Roof — No photos of roof
• Major Exterior — No photos of exterior
• Major Flooring — No photos of flooring
• Major Interior walls/paint — No photos of interior walls/paint
• Major Windows — No photos of windows
• Major Foundation/structure — No photos of foundation/structure
• Major HVAC/mechanicals — No photos of HVAC/mechanicals
• Major Landscaping/curb appeal — No photos of landscaping/curb appeal

Value-add opportunities

• Both Paint and minor repairs to exterior and interior — Fresh paint and minor repairs would improve curb appeal and interior condition
• Both New flooring in kitchen and bathrooms — New flooring would improve the look and functionality of the spaces
• Both HVAC system replacement — A new HVAC system would improve comfort and energy efficiency
• Both Landscaping and curb appeal improvements — A well-maintained landscape would enhance the home's curb appeal and attract potential buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen · No photos of kitchen	Major	$15,000–50,000
Bathrooms · No photos of bathrooms	Major	$15,000–50,000
Roof · No photos of roof	Major	$15,000–50,000
Exterior · No photos of exterior	Major	$15,000–50,000
Flooring · No photos of flooring	Major	$15,000–50,000
Interior walls/paint · No photos of interior walls/paint	Major	$15,000–50,000
Windows · No photos of windows	Major	$15,000–50,000
Foundation/structure · No photos of foundation/structure	Major	$15,000–50,000
HVAC/mechanicals · No photos of HVAC/mechanicals	Major	$15,000–50,000
Landscaping/curb appeal · No photos of landscaping/curb appeal	Major	$15,000–50,000
Total estimated repair cost · 10 items		$150,000–500,000

Value-add ROI direction

• Both Paint and minor repairs to exterior and interior — Fresh paint and minor repairs would improve curb appeal and interior condition ↑
• Both New flooring in kitchen and bathrooms — New flooring would improve the look and functionality of the spaces ↑
• Both HVAC system replacement — A new HVAC system would improve comfort and energy efficiency ↑
• Both Landscaping and curb appeal improvements — A well-maintained landscape would enhance the home's curb appeal and attract potential buyers ↑

ⓘ 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

• County: Cobb County · 777,758 people
• City population: 41,829
• 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

+74.1% since first listed

16 events — show timeline

• 2026-06-05 Listed $235,000 GAMLS
• 2026-06-05 Listed $235,000 FMLS
• 2017-02-24 Sold (MLS) $128,900 GAMLS
• 2017-02-24 Sold (MLS) $128,900 FMLS
• 2017-02-17 Pending — GAMLS
• 2017-02-17 Contingent — FMLS
• 2017-02-02 Relisted — GAMLS
• 2017-02-02 Relisted — FMLS
• 2017-01-13 Pending — GAMLS
• 2017-01-13 Contingent — FMLS
• 2017-01-05 Listed $129,900 GAMLS
• 2017-01-05 Listed $129,900 FMLS
• 2015-12-22 Listing Removed — GAMLS
• 2015-09-03 Price Changed $125,000 GAMLS
• 2015-07-30 Price Changed $130,000 GAMLS
• 2015-06-25 Listed $135,000 GAMLS