3607 Stephanie Ct · Powder Springs, GA 30127

$209,900

3 bd · 2.5 ba · 1,332 sqft · Townhouse public records · 23 Days on market

Built 1985 3,876 sqft lot Est $206k · at est.

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Why this score? — see what drove the D+ 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 +19.3/30.0
• ARV discount +6.8/15.0
• DSCR +6.1/10.0
• 1% rule +4.9/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready three-bedroom, 2.5-bathroom townhome in the desirable Whispering Glen neighborhood. The inviting interior features a cozy fireplace in the main living area, creating a warm and welcoming focal point. The kitchen boasts durable granite countertops and stainless steel appliances, offering a functional and stylish space for daily cooking. The primary bedroom provides excellent storage with an expansive walk-in closet. Step outside to enjoy a private, fenced-in backyard, which provides a great space for outdoor enjoyment and relaxation. The property is conveniently located near downtown Powder Springs and the East-West Connector, offering easy access to local shopping and Hopkins Park. This home is situated within a great Cobb County school district, providing proximity to local educational facilities and community amenities. Schedule your showing today!

Key facts

• Walk-in closet
• Cozy fireplace
• Granite countertops

Tags

• WHISPERING GLEN NEIGHBORHOOD
• COZY FIREPLACE
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET
• PRIVATE FENCED-IN BACKYARD

Property features AI

Finance

• HOA & community: Community with 45 units

Exterior

• Parking: Driveway; Parking pad; Open parking available
• Utilities: Public water; Public sewer; Natural gas available; Electric: other; Water available
• Home design: Two levels; Fee simple ownership; Resale condition
• Construction: Vinyl siding; Composition/shingle roof; Slab foundation
• Exterior features: Front porch; Back yard with fencing (fenced)

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator; Other kitchen features
• Bedrooms: Three bedrooms on the upper level
• Flooring: Tile
• Bathrooms: Two full bathrooms; One half bathroom (main level)
• Heating & cooling: Central heating; Central air
• Interior features: Walk-in closet(s); One fireplace in the living room; 1 common wall
• Laundry & utility: Laundry room; Gas water heater; Other laundry features

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $210k.

Deal economics

• At list price, monthly cash flow is $231 ($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 $207k (1.4% below list).
• Recommended offer: $207k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.7% in Powder Springs — 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 71/100 on livability (#79 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, employment B+; Watch: 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: Compton Elementary School (math 17% / reading 19%, grade F, #926 of 1,228 statewide, top 76%, 591 students, 82% FRL); Tapp Middle School (math 23% / reading 39%, grade F, #237 of 470 statewide, top 51%, 873 students, 66% FRL); Mceachern High School (math 19% / reading 24%, grade F, #218 of 424 statewide, top 53%, 2,327 students, 63% FRL) — zoned schools average 70% FRL vs 39% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 42% district-wide (-18 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; 21 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $6k 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 23 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $206,751 (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. 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?
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: 0.99% ✗
• Cap rate: 7.62%
• Cash-on-cash: 4.72%
• DSCR: 1.21
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $206,460
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3684 Stephanie Ct	0.03mi	3/2.5	1,332 (0%)	0mo	$208,000	$156	98
3503 Ten Oaks Ct	0.06mi	3/2.5	1,320 (-1%)	5mo	$205,000	$155	91
3514 Ten Oaks Ct	0.09mi	3/2.5	1,376 (+3%)	2mo	$200,000	$145	89
3590 Hopkins Ct	0.09mi	3/2.5	1,332 (0%)	9mo	$206,500	$155	88
3628 Hopkins Ct	0.13mi	3/2.5	1,332 (0%)	8mo	$205,000	$154	87
3626 Hopkins Ct	0.13mi	3/2.5	1,332 (0%)	9mo	$210,000	$158	86
3614 Hopkins Ct	0.14mi	3/2.5	1,332 (0%)	9mo	$192,000	$144	86
3589 Hopkins Ct	0.07mi	2/2.5 (-1)	1,276 (-4%)	8mo	$175,000	$137	78
3666 Hopkins Ct	0.11mi	2/2.5 (-1)	1,276 (-4%)	8mo	$160,000	$125	76
3507 Ten Oaks Cir	0.08mi	2/2.5 (-1)	1,184 (-11%)	5mo	$191,900	$162	68
3916 Abbott Way #2	0.62mi	2/2.0 (-1)	1,463 (+10%)	1mo	$275,000	$188	47
3832 Abbott Ln #1	0.62mi	2/2.0 (-1)	1,463 (+10%)	3mo	$250,000	$171	45

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: -11.4%
• Equity multiple: 0.59×
• Total profit: $-23,877
• Equity at exit: $31,297

10-year hold

• IRR: -5.8%
• Equity multiple: 0.66×
• Total profit: $-19,853
• Equity at exit: $18,148

Cash invested: $58,772 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,069 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$215 /mo · $2,581/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $231

Break-even live

Break-even rent $1,776

Max offer price $209,900

Occupancy floor 84%

Sensitivity live

Price	-10% $350	-5% $291	+0% $231	+5% $172	+10% $113
Rent	-10% $68	-5% $150	+0% $231	+5% $313	+10% $395
Rate	-1.0pp $337	-0.5pp $285	base $231	+0.5pp $177	+1.0pp $122

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3682 Stephanie Ct Powder Springs, GA	3.0	2.5	1332	$1,900	$1.43	44d	1	0.04mi
3690 Stephanie Ct Powder Springs, GA	3.0	2.5	1332	$1,950	$1.46	44d	1	0.06mi
3589 Hopkins Ct Powder Springs, GA	2.0	2.5	1276	$1,595	$1.25	25d	1	0.07mi
3860 Pressley Ln Powder Springs, GA	3.0	2.5	1874	$2,395	$1.28	19d	1	0.55mi
3494 Mustang Dr Powder Springs, GA	3.0	2.0	1144	$1,800	$1.57	44d	1	0.56mi
3160 Kipling Dr Powder Springs, GA	4.0	2.0	1560	$1,900	$1.22	44d	1	0.71mi
3590 Ponderosa Ln Powder Springs, GA	3.0	1.0	1025	$4,600	$4.49	44d	1	0.73mi
3744 Silvery Way Powder Springs, GA	3.0	3.0	1805	$2,750	$1.52	44d	1	0.74mi
3744 Silvery Way Unit 1 Powder Springs, GA	3.0	2.5	1805	$2,750	$1.52	44d	1	0.74mi
2985 Valley View Cir Powder Springs, GA	3.0	3.0	1700	$2,140	$1.26	2d	1	0.80mi
3017 Valley View Dr Powder Springs, GA	4.0	2.0	1748	$4,950	$2.83	44d	1	0.91mi
2830 Macedonia Rd Powder Springs, GA	1.0–2.0	1.0–2.0	1154	$2,729	$2.36	0d	11	0.95mi
3344 Forest Hill Rd Powder Springs, GA	3.0	2.0	1798	$1,775	$0.99	21d	1	0.98mi
3234 Valley View St Powder Springs, GA	3.0	2.0	1222	$1,800	$1.47	44d	1	0.99mi
3405 Ridgecrest Dr Powder Springs, GA	3.0	2.0	1381	$1,875	$1.36	44d	1	1.05mi
3645 Sharon Dr Powder Springs, GA	3.0	2.0	1334	$2,250	$1.69	44d	1	1.09mi
4006 Evelyn Dr Powder Springs, GA	4.0	2.0	1828	$1,895	$1.04	44d	1	1.14mi
3107 Goldenrod Ln SW Marietta, GA	3.0	2.0	1529	$1,775	$1.16	17d	1	1.21mi
2909 Buckskin Trl SW Marietta, GA	3.0	2.0	1581	$2,019	$1.28	44d	1	1.35mi
3161 Tucson Ct Powder Springs, GA	3.0	2.0	1336	$1,595	$1.19	44d	1	1.48mi
3003 Brass Dr Austell, GA	3.0	2.5	1726	$2,150	$1.25	13d	1	1.49mi

Listing history 15 events

1. 2026-06-21
   days on market $209,900 Active 23 DOM
2. 2026-06-18
   days on market $209,900 Active 20 DOM
3. 2026-06-17
   days on market $209,900 Active 19 DOM
4. 2026-06-16
   days on market $209,900 Active 18 DOM
5. 2026-06-15
   days on market $209,900 Active 17 DOM
6. 2026-06-13
   days on market $209,900 Active 15 DOM
7. 2026-06-13
   days on market $209,900 Active 14 DOM
8. 2026-06-09
   days on market $209,900 Active 11 DOM
9. 2026-06-08
   days on market $209,900 Active 10 DOM
10. 2026-06-07
    days on market $209,900 Active 9 DOM
11. 2026-06-04
    days on market $209,900 Active 6 DOM
12. 2026-06-03
    days on market $209,900 Active 5 DOM
13. 2026-06-02
    days on market $209,900 Active 4 DOM
14. 2026-06-01
    days on market $209,900 Active 3 DOM
15. 2026-05-31
    days on market $209,900 Active 2 DOM

ⓘ 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: $2,581 · $215/mo
• Projected year-2 tax: $2,581 · $215/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,830
• − Mortgage interest: −$11,758
• − Property taxes: −$2,581
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,986
• − Management: −$1,986
• − Depreciation: −$6,106
• Taxable loss: −$637
• Est. tax savings @ 24.0%: +$153
• After-tax cash flow: $2,929/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 — Powder Springs

• Score: 71/100
• State rank: #79
• US rank: #6846

Category grades

Amenities F Commute F Cost of living A Crime B- Employment B+ Housing A+ Health & safety B+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Powder Springs, GA
• County: Cobb County · 777,758 people
• City population: 71,626
• 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

-88.9% since first listed

5 events — show timeline

• 2026-05-28 Listed $209,900 GAMLS
• 2026-05-28 Listed $209,900 FMLS
• 2022-03-23 Price Changed $1,425 RENT.
• 2021-06-10 Sold (Public Records) $2,331,000 Public Records
• 2020-10-01 Sold (Public Records) $1,887,600 Public Records

Property tax history

+7.4%/yr

Latest (2025): $2,581 · -0.1% YoY. Source: county tax records.