5600 Beaver Dr SW · Mableton, GA 30126

$200,000

3 bd · 2.5 ba · 2,394 sqft · SingleFamily public records · 5 Days on market

Built 1953 0.46 ac lot $84/sqft · 44% below area Est $358k · 44% under

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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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +6.5/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming ranch-style home situated on a spacious lot in the heart of Mableton! This 3-bedroom, 2.5-bath property offers over 2,300 sq ft of living space with endless potential. Features include a functional floor plan, large backyard, and convenient access to shopping, dining, schools, and major highways. Great opportunity for homeowners or investors alike!

Key facts

• Large backyard
• Convenient access
• Ranch-style home

Tags

• RANCH-STYLE HOME
• SPACIOUS LOT
• LARGE BACKYARD
• CONVENIENT ACCESS

Property features AI

Exterior

• Parking: Driveway with space for four vehicles; Open parking available
• Utilities: Public water; Public sewer; Electric service with 220 volts; Natural gas available; Electricity available
• Home design: Single-level (one story)
• Construction: Brick, cement siding and concrete construction; Composition roof; Brick/mortar foundation; Resale condition
• Exterior features: Front porch; Front yard and back yard fencing (chain link)

Interior

• Kitchen: Country-style kitchen; Dishwasher
• Bedrooms: Master bedroom on the main level; Three bedrooms on the main level
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms; One half bathroom; Two main-level bathrooms (includes one half bath)
• Heating & cooling: Central heating; Wall-mounted cooling units
• Interior features: Storm windows; No shared/common walls; Finished basement bathroom; Other interior features
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 8.9% 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: Clay-Harmony Leland Elementary School (math 20% / reading 25%, grade F, #803 of 1,228 statewide, top 66%, 939 students, 67% FRL); 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 73% FRL vs 39% district-wide (34 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 rising (+3.7%/yr); 398 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 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

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• 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 $200,000

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.15% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.25%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (median comp): $358,439
• List price: $200,000
• Delta: -44.20%
• 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
5600 Beaver Dr SW	0.00mi	3/2.5	2,394 (0%)	1mo	$192,000	$80	99
5607 Beaver Dr SW	0.04mi	4/3.0 (+1)	2,155 (-10%)	2mo	$300,000	$139	73
5464 Vinings Lake Way SW	0.63mi	3/2.5	2,370 (-1%)	2mo	$455,000	$192	68
5763 Mitchell Chase Trl	0.46mi	3/2.5	2,298 (-4%)	13mo	$367,000	$160	61
98 Coopers Glen Dr SW	0.27mi	4/2.5 (+1)	2,674 (+12%)	10mo	$460,000	$172	55
110 Morris Rd SW	0.38mi	4/2.0 (+1)	2,071 (-14%)	0mo	$275,000	$133	53
100 Charlotte Dr SW	0.62mi	3/3.0	2,289 (-4%)	13mo	$385,000	$168	51
718 Meteor Dr	0.64mi	4/2.5 (+1)	2,174 (-9%)	3mo	$421,125	$194	47
5771 Vinings Retreat Way SW	0.70mi	4/2.5 (+1)	2,510 (+5%)	9mo	$440,000	$175	47
50 Coopers Glen Dr SW	0.38mi	4/2.5 (+1)	2,705 (+13%)	20mo	$470,000	$174	39
5466 Vinings Lake Way	0.63mi	4/2.5 (+1)	2,649 (+11%)	14mo	$485,000	$183	37
55 Vinings Lake Dr SW	0.68mi	4/3.0 (+1)	2,691 (+12%)	20mo	$499,900	$186	24

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 · 3.66% rent growth · sell at horizon

5-year hold

• IRR: -1.6%
• Equity multiple: 0.94×
• Total profit: $-3,332
• Equity at exit: $29,821

10-year hold

• IRR: 8.8%
• Equity multiple: 1.70×
• Total profit: $39,043
• Equity at exit: $17,292

Cash invested: $56,000 (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 30126

• Rents YoY: 3.7%
• Active inventory: 398
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,296 high
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $432

Break-even live

Break-even rent $1,750

Max offer price $200,000

Occupancy floor 76%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5961 Garner Rd SW Mableton, GA	3.0	2.0	1992	$1,845	$0.93	5d	1	0.51mi
6040 Austin Dr SW Mableton, GA	3.0	2.0	1642	$2,100	$1.28	44d	1	0.71mi
709 Alburgh ALY Mableton, GA	3.0	3.5	1977	$2,550	$1.29	21d	1	0.84mi
5485 Blossomwood TRL SW #4 Mableton, GA	3.0	4.0	2040	$2,550	$1.25	5d	1	0.93mi
6106 Venetian Way Mableton, GA	4.0	1.5	1622	$1,750	$1.08	5d	1	1.03mi
5659 Whispering Pines Rd SW Mableton, GA	4.0	2.0	2304	$2,600	$1.13	5d	1	1.05mi
5659 Whispering Pines Rd SW Mableton, GA	4.0	2.0	2304	$2,600	$1.13	44d	1	1.05mi
485 Valley Creek Rd SW Mableton, GA	4.0	2.0	1950	$2,179	$1.12	22d	1	1.16mi
6512 Mitchell Ln SW Mableton, GA	3.0	2.0	2120	$2,570	$1.21	2d	1	1.46mi

Listing history 5 events

1. 2026-05-18
   historical Active Under Contract 359-char remark
2. 2026-05-01
   listed $200,000 Active 359-char remark

   Show marketing remark (359 chars)

   Charming ranch-style home situated on a spacious lot in the heart of Mableton! This 3-bedroom, 2.5-bath property offers over 2,300 sq ft of living space with endless potential. Features include a functional floor plan, large backyard, and convenient access to shopping, dining, schools, and major highways. Great opportunity for homeowners or investors alike!

3. 2001-04-04
   soldstatus $64,000
4. 1990-07-03
   soldstatus $51,700
5. 1982-02-15
   soldstatus $29,400

ⓘ 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 2/10 Low
• 🌡 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: $27,555
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,204
• − Management: −$2,204
• − Depreciation: −$5,818
• Taxable income: $2,125
• Est. tax owed @ 24.0%: −$510
• After-tax cash flow: $4,673/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): 41,829
• Household income: $101,891
• Rent vs Own: 21.9% rent · 78.1% own
• Severe rent burden: 1046.0

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 0.69)
• Race & ethnicity: Black 42% White 30% Hispanic / Latino 20% Two or more races 8% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 11% Cuban 1%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 16% · Canada, China
• Languages at home: 77% English-only · Spanish 17% Other Indo-European 3% 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: ▼ -239.35%
• Current HPI: 230.378
• Rent YoY: ▲ 3.66%
• 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

+622.8% since first listed

11 events — show timeline

• 2026-05-26 Sold (Public Records) $212,500 Public Records
• 2026-05-20 Pending — FMLS
• 2026-05-18 Contingent — FMLS
• 2026-05-18 Sold (Public Records) $192,000 Public Records
• 2026-05-14 Sold (MLS) $192,000 GAMLS
• 2026-05-14 Sold (MLS) $192,000 FMLS
• 2026-05-01 Listed $200,000 GAMLS
• 2026-05-01 Listed $200,000 FMLS
• 2001-04-04 Sold (Public Records) $64,000 Public Records
• 1990-07-03 Sold (Public Records) $51,700 Public Records
• 1982-02-15 Sold (Public Records) $29,400 Public Records

Property tax history

+11.5%/yr

Latest (2025): $385 · +16.7% YoY. Source: county tax records.