5405 Jamestowne Dr · Austell, GA 30127

$234,500

3 bd · 2.0 ba · 1,488 sqft · SingleFamily public records · 8 Days on market

Built 1989 0.66 ac lot $158/sqft · 22% below area Est $299k · 22% 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 +22.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +4.6/10.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming ranch home situated on approximately 0.66 acres with mature trees and established landscaping, located in the highly sought-after McEachern High School district just minutes from interstates, shopping, and parks. The inviting rocking-chair front porch leads into a spacious family room with soaring ceilings, a fireplace, and abundant natural light, along with a formal dining room perfect for entertaining. The eat-in kitchen offers ample cabinet and counter space with newer stainless-steel appliances. Step outside to the rear patio overlooking a level backyard, ideal for relaxing or grilling. The primary suite is conveniently located on the main level and features a dual vanity, tub/shower combo, and generous closet space, while two additional bedrooms and a well-appointed guest bath complete the home. This property offers great space and potential in a prime location. NO FHA OR VA LOANS, due to exterior maintenance and work needed.

Key facts

• 0.66 acre lot
• 2 garage spots
• Built 1989

Property features AI

Finance

• HOA & community: Located near schools; Located near shopping

Exterior

• Parking: Attached garage; Two garage spaces; Driveway parking; Open parking available
• Utilities: Public water; Septic tank sewer; 220-volt electric; Cable available; Electricity available; Natural gas available; Water service available
• Home design: One level; Resale property
• Construction: Composition roof; Other construction materials
• Exterior features: Front porch; Patio

Interior

• Kitchen: Dishwasher; Gas oven and gas range; Refrigerator; Stained cabinets; Eat-in kitchen; Laminate countertops; Pantry
• Bedrooms: Master suite on the main level; Split bedroom plan; Three main-level bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms; Master bath with double shower
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Double vanity; Entrance foyer; 9-foot ceilings on main level; High-speed internet; No shared/common walls; Factory-built fireplace in the family room
• Laundry & utility: Laundry located in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $234k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/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 $225k (4.1% below list).
• Recommended offer: $225k (4.1% below list) — sets the bar for 1% rule.
• Cap rate 8.4% vs local median 4.7% in Austell — 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 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); Mceachern High School (math 19% / reading 24%, grade F, #218 of 424 statewide, top 53%, 2,327 students, 63% FRL) — zoned schools average 69% FRL vs 39% district-wide (30 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 flat; 658 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $224,812 (4.1% 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 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?
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: 0.96% ✗
• Cap rate: 8.39%
• Cash-on-cash: 7.48%
• DSCR: 1.33
• GRM: 8.7

CMA / ARV

• ARV (median comp): $299,296
• List price: $234,500
• Delta: -21.65%
• 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
5405 Jamestowne Dr	0.00mi	3/2.0	1,488 (0%)	1mo	$225,000	$151	99
5408 Jamestowne Dr	0.03mi	3/2.0	1,488 (0%)	7mo	$302,000	$203	92
4634 Sammy Dr	0.35mi	3/2.0	1,440 (-3%)	2mo	$300,000	$208	76
4601 Lindsey Dr	0.35mi	3/2.0	1,509 (+1%)	10mo	$293,000	$194	73
4804 Norma Ln	0.23mi	4/2.0 (+1)	1,565 (+5%)	4mo	$245,000	$157	72
5833 Westerling Pl	0.45mi	3/2.0	1,442 (-3%)	8mo	$335,000	$232	67
5071 Hubert Dr	0.45mi	3/2.0	1,376 (-8%)	1mo	$298,500	$217	66
4507 Laurie Ln	0.26mi	3/2.0	1,691 (+14%)	3mo	$305,000	$180	62
4411 Westerling Ct	0.55mi	3/2.0	1,616 (+9%)	2mo	$280,000	$173	58
4514 Tifton Ct	0.65mi	3/2.5	1,547 (+4%)	7mo	$255,000	$165	55
4534 Tifton Ct NE	0.69mi	3/2.0	1,384 (-7%)	1mo	$279,900	$202	55
4929 Martin Farms Rd	0.70mi	4/3.0 (+1)	1,367 (-8%)	5mo	$365,000	$267	41

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 · 0.74% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.74×
• Total profit: $-17,061
• Equity at exit: $34,965

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-1,402
• Equity at exit: $20,275

Cash invested: $65,660 (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 30127

• Rents YoY: 0.7%
• Active inventory: 658
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,248 medium
• Mortgage (P&I): −$1,230
• Tax from tax record: −$39 /mo · $473/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $409

Break-even live

Break-even rent $1,730

Max offer price $234,500

Occupancy floor 77%

Sensitivity live

Price	-10% $542	-5% $476	+0% $409	+5% $74	+10% $-7
Rent	-10% $232	-5% $320	+0% $409	+5% $498	+10% $587
Rate	-1.0pp $527	-0.5pp $469	base $409	+0.5pp $348	+1.0pp $287

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: $58,625
• Closing costs: $7,035
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5550 Pemrock Ct Powder Springs, GA	3.0	3.0	1613	$2,135	$1.32	26d	1	0.72mi
4961 Brownwood Dr Powder Springs, GA	3.0	2.5	1747	$2,100	$1.20	45d	1	1.16mi
5955 Water Oaks Dr Austell, GA	4.0	2.0	1490	$2,176	$1.46	14d	1	1.33mi
3670 Goodwin Rd Austell, GA	3.0	1.0	1025	$1,650	$1.61	20d	1	1.42mi

Listing history 17 events

1. 2026-05-08
   status Under Contract 954-char remark

   Show marketing remark (954 chars)

   Charming ranch home situated on approximately 0.66 acres with mature trees and established landscaping, located in the highly sought-after McEachern High School district just minutes from interstates, shopping, and parks. The inviting rocking-chair front porch leads into a spacious family room with soaring ceilings, a fireplace, and abundant natural light, along with a formal dining room perfect for entertaining. The eat-in kitchen offers ample cabinet and counter space with newer stainless-steel appliances. Step outside to the rear patio overlooking a level backyard, ideal for relaxing or grilling. The primary suite is conveniently located on the main level and features a dual vanity, tub/shower combo, and generous closet space, while two additional bedrooms and a well-appointed guest bath complete the home. This property offers great space and potential in a prime location. NO FHA OR VA LOANS, due to exterior maintenance and work needed.

2. 2026-05-08
   status Pending 954-char remark

   Show marketing remark (954 chars)

   Charming ranch home situated on approximately 0.66 acres with mature trees and established landscaping, located in the highly sought-after McEachern High School district just minutes from interstates, shopping, and parks. The inviting rocking-chair front porch leads into a spacious family room with soaring ceilings, a fireplace, and abundant natural light, along with a formal dining room perfect for entertaining. The eat-in kitchen offers ample cabinet and counter space with newer stainless-steel appliances. Step outside to the rear patio overlooking a level backyard, ideal for relaxing or grilling. The primary suite is conveniently located on the main level and features a dual vanity, tub/shower combo, and generous closet space, while two additional bedrooms and a well-appointed guest bath complete the home. This property offers great space and potential in a prime location. NO FHA OR VA LOANS, due to exterior maintenance and work needed.

3. 2026-04-30
   listed $234,500 New 954-char remark

   Show marketing remark (954 chars)

   Charming ranch home situated on approximately 0.66 acres with mature trees and established landscaping, located in the highly sought-after McEachern High School district just minutes from interstates, shopping, and parks. The inviting rocking-chair front porch leads into a spacious family room with soaring ceilings, a fireplace, and abundant natural light, along with a formal dining room perfect for entertaining. The eat-in kitchen offers ample cabinet and counter space with newer stainless-steel appliances. Step outside to the rear patio overlooking a level backyard, ideal for relaxing or grilling. The primary suite is conveniently located on the main level and features a dual vanity, tub/shower combo, and generous closet space, while two additional bedrooms and a well-appointed guest bath complete the home. This property offers great space and potential in a prime location. NO FHA OR VA LOANS, due to exterior maintenance and work needed.

4. 2026-04-30
   listed $234,500 Active 954-char remark

   Show marketing remark (954 chars)

   Charming ranch home situated on approximately 0.66 acres with mature trees and established landscaping, located in the highly sought-after McEachern High School district just minutes from interstates, shopping, and parks. The inviting rocking-chair front porch leads into a spacious family room with soaring ceilings, a fireplace, and abundant natural light, along with a formal dining room perfect for entertaining. The eat-in kitchen offers ample cabinet and counter space with newer stainless-steel appliances. Step outside to the rear patio overlooking a level backyard, ideal for relaxing or grilling. The primary suite is conveniently located on the main level and features a dual vanity, tub/shower combo, and generous closet space, while two additional bedrooms and a well-appointed guest bath complete the home. This property offers great space and potential in a prime location. NO FHA OR VA LOANS, due to exterior maintenance and work needed.

5. 2024-07-02
   historical
6. 2024-07-02
   historical
7. 2024-06-30
   status Active
8. 2024-06-14
   status Price Change
9. 2024-06-14
   status Active
10. 2024-06-14
    price $250,000
11. 2024-06-14
    price $250,000
12. 2024-06-10
    historical Active Under Contract
13. 2024-06-08
    historical Active Under Contract
14. 2024-06-07
    listed $260,000 Active
15. 2024-06-06
    historical
16. 2024-06-06
    listed $260,000 New
17. 1988-09-01
    soldstatus $68,800

ⓘ 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: $473 · $39/mo
• Projected year-2 tax: $2,157 · $180/mo
• Expected delta: +$1,685/yr (+$140/mo · 356.3%)

ⓘ 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 5/10 Major 25% 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: $26,977
• − Mortgage interest: −$13,136
• − Property taxes: −$473
• − Insurance: −$1,172
• − Repairs & maintenance: −$2,158
• − Management: −$2,158
• − Depreciation: −$6,822
• Taxable income: $1,058
• Est. tax owed @ 24.0%: −$254
• After-tax cash flow: $4,656/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): 71,626
• Household income: $110,904
• Rent vs Own: 14.6% rent · 85.4% own
• Severe rent burden: 912.0

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 0.65)
• Race & ethnicity: Black 45% White 37% Hispanic / Latino 11% Two or more races 7% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Hispanic 2% Italian 1% Lithuanian 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 8% French/Haitian/Cajun 2% 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: ▼ -161.28%
• Current HPI: 222.6123
• Rent YoY: ▲ 0.74%
• 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

+227.0% since first listed

19 events — show timeline

• 2026-05-27 Sold (MLS) $225,000 GAMLS
• 2026-05-27 Sold (MLS) $225,000 FMLS
• 2026-05-08 Pending — GAMLS
• 2026-05-08 Pending — FMLS
• 2026-04-30 Listed $234,500 GAMLS
• 2026-04-30 Listed $234,500 FMLS
• 2024-07-02 Listing Removed — FMLS
• 2024-07-02 Listing Removed — GAMLS
• 2024-06-30 Relisted — FMLS
• 2024-06-14 Relisted — GAMLS
• 2024-06-14 Relisted — FMLS
• 2024-06-14 Price Changed $250,000 GAMLS
• 2024-06-14 Price Changed $250,000 FMLS
• 2024-06-10 Contingent — GAMLS
• 2024-06-08 Contingent — FMLS
• 2024-06-07 Listed $260,000 FMLS
• 2024-06-06 Coming Soon — FMLS
• 2024-06-06 Listed $260,000 GAMLS
• 1988-09-01 Sold (Public Records) $68,800 Public Records

Property tax history

-2.5%/yr

Latest (2025): $473 · -0.4% YoY. Source: county tax records.