840 Revena Dr · Mableton, GA 30168

$290,000

3 bd · 2.5 ba · 1,856 sqft · SingleFamily public records · 82 Days on market

Built 1998 0.45 ac lot $156/sqft · at area comps Est $299k · 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 +13.5/30.0
• ARV discount +8.8/15.0
• DSCR +4.1/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hey family! Up to $8000 seller contribution. Here's a great home with family room, living room, dining room, deck and fenced backyard with a peaceful wooded view. Well maintained two level living. Modern kitchen. Owners suite is bright with additional space for relaxing/office/workout or other creative ideas; walk in closet and separate shower. Fireplace in family room, deck off kitchen, two car garage.

Key facts

• Living room
• Family room
• Dining room

Tags

• FAMILY ROOM
• LIVING ROOM
• DINING ROOM
• DECK
• FENCED BACKYARD
• WOODED VIEW

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $11 ($136/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 $216k (25.6% below list).
• Recommended offer: $216k (25.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Bryant Elementary School (math 13% / reading 17%, grade F, #981 of 1,228 statewide, top 80%, 865 students, 86% 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 80% FRL vs 39% district-wide (41 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 42% district-wide (-22 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; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 40% 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 $2k of loan paydown is wiped out by about $9k 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 82 days — a 6% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 16y 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 $123k; list at $290k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,723 (25.6% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.74% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.17%
• DSCR: 1.01
• GRM: 11.2

CMA / ARV

• ARV (median comp): $298,814
• List price: $290,000
• Delta: -2.95%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1137 Poplar Log Pl	0.13mi	3/2.0	1,984 (+7%)	11mo	$310,000	$156	71
1215 Elowen Dr	0.37mi	3/2.5	1,909 (+3%)	10mo	$429,900	$225	70
1333 Laura Ln	0.32mi	4/2.5 (+1)	1,960 (+6%)	2mo	$295,000	$151	69
1125 Elowen Dr	0.37mi	3/2.5	1,933 (+4%)	8mo	$410,160	$212	69
1237 Ling Way	0.56mi	4/2.5 (+1)	1,840 (-1%)	2mo	$300,000	$163	66
1205 Elowen Dr	0.37mi	4/2.5 (+1)	1,933 (+4%)	8mo	$424,520	$220	64
7113 Ambercrest Ct	0.64mi	3/2.5	1,914 (+3%)	9mo	$295,000	$154	58
1454 Walnut Log Pl	0.45mi	3/2.0	1,682 (-9%)	11mo	$270,000	$161	52
6708 S Dillon Rd	0.60mi	2/2.0 (-1)	1,987 (+7%)	2mo	$155,000	$78	51
1202 Pisgah Rd	0.49mi	3/2.5	1,579 (-15%)	3mo	$345,000	$218	49
7067 Pleasant Dr	0.53mi	4/2.5 (+1)	1,605 (-14%)	5mo	$312,000	$194	43
6595 Malvin Dr	0.70mi	4/3.0 (+1)	1,675 (-10%)	1mo	$325,000	$194	43

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: -18.2%
• Equity multiple: 0.37×
• Total profit: $-51,163
• Equity at exit: $43,240

10-year hold

• IRR: -14.9%
• Equity multiple: 0.23×
• Total profit: $-62,846
• Equity at exit: $25,074

Cash invested: $81,200 (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: 11.2×

Monthly cashflow live

• Estimated rent: $2,157 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$51 /mo · $615/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $11

Break-even live

Break-even rent $2,143

Max offer price $290,000

Occupancy floor 94%

Sensitivity live

Price	-10% $176	-5% $93	+0% $11	+5% $-71	+10% $-500
Rent	-10% $-159	-5% $-74	+0% $11	+5% $97	+10% $182
Rate	-1.0pp $157	-0.5pp $85	base $11	+0.5pp $-64	+1.0pp $-140

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
836 Revena Dr Austell, GA	4.0	2.5	1702	$2,105	$1.24	7d	1	0.02mi
800 Revena Dr Austell, GA	4.0	2.5	2284	$2,200	$0.96	14d	1	0.11mi
6613 Crossing Creek Pt Austell, GA	3.0	2.5	2461	$2,000	$0.81	12d	1	0.15mi
1076 Timber Trl Austell, GA	4.0	3.5	2235	$2,540	$1.14	6d	1	0.29mi
6702 Songwood Dr Austell, GA	3.0	2.0	1527	$3,200	$2.10	45d	1	0.33mi
1330 Ling Dr Austell, GA	3.0	2.0	2124	$1,999	$0.94	5d	1	0.36mi
1463 Devon Mill Way Austell, GA	4.0	2.5	2340	$2,050	$0.88	26d	1	0.37mi
7063 Grinder Ct Austell, GA	4.0	2.0	1856	$2,100	$1.13	45d	1	0.44mi
6712 Ivy Log Dr Austell, GA	3.0	2.0	1500	$1,750	$1.17	45d	1	0.59mi
6607 Ivy Log Dr Austell, GA	2.0	2.0	1425	$1,728	$1.21	45d	1	0.67mi
1334 Ambercrest Way Austell, GA	3.0	2.5	1902	$2,350	$1.24	24d	1	0.70mi
1350 Ambercrest Way Austell, GA	3.0	2.5	1390	$2,061	$1.48	22d	1	0.72mi
7036 Ivy Pointe Row Austell, GA	3.0	2.0	1629	$2,000	$1.23	45d	1	0.78mi
1032 Winterglen Way Austell, GA	3.0	2.5	1506	$2,075	$1.38	45d	1	0.78mi
1047 Winterglen Way Austell, GA	3.0	2.0	1390	$1,879	$1.35	5d	1	0.78mi
1083 Stoney Creek Ln Austell, GA	3.0	2.0	2196	$1,595	$0.73	45d	1	0.83mi
6593 Dunwoody Trl Unit NA Austell, GA	3.0	4.0	2112	$2,000	$0.95	45d	1	0.84mi
6303 Mount Pisgah Ln Austell, GA	3.0	2.0	1512	$2,350	$1.55	45d	1	0.87mi
1138 Summerstone Trce Austell, GA	3.0	2.5	1500	$1,696	$1.13	1d	1	0.87mi
879 Howard Ct SW Mableton, GA	3.0	2.0	1435	$1,250	$0.87	21d	1	0.90mi
6485 Sherwood Trl Austell, GA	3.0	2.0	1374	$1,850	$1.35	45d	1	0.90mi
6485 Sherwood Trl Austell, GA	3.0	2.0	1374	$2,045	$1.49	21d	1	0.90mi
847 Howard Ct SW Mableton, GA	3.0	2.0	1435	$1,000	$0.70	1d	1	0.94mi
7262 Bridgeport Ct Austell, GA	3.0	2.5	1390	$2,020	$1.45	21d	1	0.96mi
848 Howard Ct SW Mableton, GA	3.0	2.0	1435	$1,045	$0.73	7d	1	0.96mi
859 Springchase Dr Austell, GA	3.0	2.0	1530	$5,800	$3.79	45d	1	1.02mi
6170 Pisgah Rd SW Mableton, GA	3.0	2.0	1534	$1,870	$1.22	21d	1	1.15mi
7139 Southface Way Austell, GA	4.0	2.5	2406	$2,700	$1.12	45d	1	1.15mi
1421 Thunderwood Ct SW Mableton, GA	3.0	2.0	1584	$2,100	$1.33	20d	1	1.21mi
6117 Pisgah Rd SW Mableton, GA	4.0	2.0	1500	$2,500	$1.67	26d	1	1.31mi
6192 Pine Bluff Ct Austell, GA	3.0	2.0	1296	$1,831	$1.41	19d	1	1.39mi
6512 Mitchell Ln SW Mableton, GA	3.0	2.0	2120	$2,490	$1.17	1d	1	1.40mi
945 Crestmark Blvd Lithia Springs, GA	1.0–3.0	1.0–2.0	1072	$1,902	$1.77	1d	25	1.40mi
670 Thornton Rd Lithia Springs, GA	1.0–3.0	1.0–2.0	992	$1,845	$1.86	1d	31	1.42mi

Listing history 48 events

1. 2026-06-21
   days on market $290,000 Active 82 DOM
2. 2026-06-18
   days on market $290,000 Active 79 DOM
3. 2026-06-17
   days on market $290,000 Active 78 DOM
4. 2026-06-16
   days on market $290,000 Active 77 DOM
5. 2026-06-15
   days on market $290,000 Active 76 DOM
6. 2026-06-13
   days on market $290,000 Active 74 DOM
7. 2026-06-13
   days on market $290,000 Active 73 DOM
8. 2026-06-09
   days on market $290,000 Active 70 DOM
9. 2026-06-08
   days on market $290,000 Active 69 DOM
10. 2026-06-07
    days on market $290,000 Active 68 DOM
11. 2026-06-04
    days on market $290,000 Active 65 DOM
12. 2026-06-03
    days on market $290,000 Active 64 DOM
13. 2026-06-02
    days on market $290,000 Active 63 DOM
14. 2026-06-01
    days on market $290,000 Active 62 DOM
15. 2026-05-31
    days on market $290,000 Active 61 DOM
16. 2026-04-28
    price $290,000 407-char remark

    Show marketing remark (407 chars)

    Hey family! Up to $8000 seller contribution. Here's a great home with family room, living room, dining room, deck and fenced backyard with a peaceful wooded view. Well maintained two level living. Modern kitchen. Owners suite is bright with additional space for relaxing/office/workout or other creative ideas; walk in closet and separate shower. Fireplace in family room, deck off kitchen, two car garage.

17. 2026-03-31
    listed $300,000 New 407-char remark

    Show marketing remark (407 chars)

    Hey family! Up to $8000 seller contribution. Here's a great home with family room, living room, dining room, deck and fenced backyard with a peaceful wooded view. Well maintained two level living. Modern kitchen. Owners suite is bright with additional space for relaxing/office/workout or other creative ideas; walk in closet and separate shower. Fireplace in family room, deck off kitchen, two car garage.

18. 2026-03-31
    historical

    Show marketing remark (407 chars)

    Hey family! Up to $8000 seller contribution. Here's a great home with family room, living room, dining room, deck and fenced backyard with a peaceful wooded view. Well maintained two level living. Modern kitchen. Owners suite is bright with additional space for relaxing/office/workout or other creative ideas; walk in closet and separate shower. Fireplace in family room, deck off kitchen, two car garage.

19. 2026-03-23
    price $305,000
20. 2025-09-17
    listed $315,000 New
21. 2015-10-06
    price $123,000
22. 2015-08-27
    soldstatus $123,000
23. 2015-08-20
    price $123,000
24. 2015-07-30
    soldstatus $123,000 Sold
25. 2015-07-30
    price $129,900
26. 2015-07-30
    soldstatus $123,000 Sold
27. 2015-06-23
    status Under Contract
28. 2015-06-23
    historical Pending
29. 2015-06-23
    price $129,900
30. 2015-06-08
    status Active
31. 2015-06-08
    status Back On Market
32. 2015-05-12
    historical Pending
33. 2015-05-12
    status Under Contract
34. 2015-05-06
    status Back On Market
35. 2015-05-06
    status Active
36. 2015-04-23
    status Under Contract
37. 2015-04-23
    historical Contingent - Due Diligence
38. 2015-04-20
    listed $129,900 New
39. 2015-04-20
    listed $129,900 Active
40. 2010-11-16
    historical
41. 2010-11-09
    soldstatus $57,000 Sold
42. 2010-11-04
    status Pending
43. 2010-10-01
    historical
44. 2010-09-30
    listed $54,500 Active
45. 2010-08-24
    price $99,000 Back On Market
46. 2009-12-31
    price $90,000 Reduced
47. 2006-08-03
    soldstatus $145,000
48. 1997-09-04
    soldstatus $108,900

ⓘ 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: $615 · $51/mo
• Projected year-2 tax: $2,668 · $222/mo
• Expected delta: +$2,053/yr (+$171/mo · 333.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $25,887
• − Mortgage interest: −$16,245
• − Property taxes: −$615
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,071
• − Management: −$2,071
• − Depreciation: −$8,436
• Taxable loss: −$5,001
• Est. tax savings @ 24.0%: +$1,200
• After-tax cash flow: $1,336/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

• 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

+166.3% since first listed

33 events — show timeline

• 2026-04-28 Price Changed $290,000 GAMLS
• 2026-03-31 Listing Removed — GAMLS
• 2026-03-31 Listed $300,000 GAMLS
• 2026-03-23 Price Changed $305,000 GAMLS
• 2025-09-17 Listed $315,000 GAMLS
• 2015-10-06 Price Changed $123,000 FMLS
• 2015-08-27 Sold (Public Records) $123,000 Public Records
• 2015-08-20 Price Changed $123,000 GAMLS
• 2015-07-30 Sold (MLS) $123,000 GAMLS
• 2015-07-30 Sold (MLS) $123,000 FMLS
• 2015-07-30 Price Changed $129,900 FMLS
• 2015-06-23 Pending — GAMLS
• 2015-06-23 Contingent — FMLS
• 2015-06-23 Price Changed $129,900 GAMLS
• 2015-06-08 Relisted — FMLS
• 2015-06-08 Relisted — GAMLS
• 2015-05-12 Contingent — FMLS
• 2015-05-12 Pending — GAMLS
• 2015-05-06 Relisted — GAMLS
• 2015-05-06 Relisted — FMLS
• 2015-04-23 Pending — GAMLS
• 2015-04-23 Contingent — FMLS
• 2015-04-20 Listed $129,900 GAMLS
• 2015-04-20 Listed $129,900 FMLS
• 2010-11-16 Listing Removed — FMLS
• 2010-11-09 Sold (MLS) $57,000 FMLS
• 2010-11-04 Pending — FMLS
• 2010-10-01 Listing Removed — FMLS
• 2010-09-30 Listed $54,500 FMLS
• 2010-08-24 Price Changed $99,000 GAMLS
• 2009-12-31 Price Changed $90,000 GAMLS
• 2006-08-03 Sold (Public Records) $145,000 Public Records
• 1997-09-04 Sold (Public Records) $108,900 Public Records

Property tax history

-3.4%/yr

Latest (2025): $615 · +13.2% YoY. Source: county tax records.