3602 Main Station Dr SW · Mableton, GA 30008

$185,000

3 bd · 2.5 ba · 1,184 sqft · Townhouse public records · 53 Days on market

Built 1984 4,386 sqft lot $156/sqft · 8% below area Est $201k · 8% under $30/mo HOA · 2% of rent

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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 +21.2/30.0
• ARV discount +11.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready with flexibility that is hard to find. This 2 bedroom, 2.5 bath home offers a roommate-style layout with two private suites, making it ideal for both comfortable living and long-term investment. Enjoy the freedom of no rental restrictions, giving you the option to live in, lease out, or do both. Spend your evenings relaxing by the fireplace or step outside to your private fenced patio, perfect for unwinding or entertaining. Located just minutes from the East-West Connector, Wellstar Cobb Hospital, and a wide variety of shopping and dining, this home makes everyday living simple and convenient

Key facts

• $30 HOA
• Built 1984
• Listed 53 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $185k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: schools F, 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.
• Market conditions: Rents rising (+3.2%/yr); 170 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 1,625 units permitted in Cobb County in 2024 (389 in 5+ unit buildings).
• This rent runs 32% of the median local income ($75k/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 $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 53 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $14k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
6. 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.
7. 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: 1.06% ✓
• Cap rate: 8.03%
• Cash-on-cash: 6.20%
• DSCR: 1.28
• GRM: 7.8

CMA / ARV

• ARV (median comp): $200,806
• List price: $185,000
• Delta: -7.87%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3614 Main Station Dr SW	0.03mi	2/2.5 (-1)	1,184 (0%)	12mo	$203,000	$171	83
3589 Main Station Dr SW	0.06mi	2/3.0 (-1)	1,184 (0%)	10mo	$180,000	$152	82
3612 Main Station Dr SW	0.03mi	2/2.5 (-1)	1,184 (0%)	21mo	$235,000	$198	76
3554 Ashley Station Dr SW	0.06mi	2/2.5 (-1)	1,166 (-2%)	24mo	$218,000	$187	70
3553 Main Station Dr SW	0.11mi	2/2.5 (-1)	1,184 (0%)	24mo	$215,000	$182	70
3531 Laurie Jo Dr SW	0.24mi	2/1.5 (-1)	1,196 (+1%)	15mo	$205,700	$172	66
3858 Mulkey Cir	0.43mi	2/2.5 (-1)	1,140 (-4%)	21mo	$189,000	$166	51
3776 Mulkey Cir SW	0.38mi	2/1.5 (-1)	1,140 (-4%)	23mo	$176,000	$154	48

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.76×
• Total profit: $-12,411
• Equity at exit: $27,584

10-year hold

• IRR: 3.5%
• Equity multiple: 1.26×
• Total profit: $13,314
• Equity at exit: $15,995

Cash invested: $51,800 (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 30008

• Rents YoY: 3.2%
• Active inventory: 170
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,966 high
• Mortgage (P&I): −$970
• Tax from tax record: −$208 /mo · $2,502/yr
• Insurance: −$77
• HOA: −$30
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $267

Break-even live

Break-even rent $1,628

Max offer price $185,000

Occupancy floor 81%

Sensitivity live

Price	-10% $372	-5% $320	+0% $267	+5% $215	+10% $163
Rent	-10% $112	-5% $190	+0% $267	+5% $345	+10% $423
Rate	-1.0pp $361	-0.5pp $315	base $267	+0.5pp $220	+1.0pp $171

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3510 Ashley Station Dr SW Marietta, GA	3.0	2.5	1408	$1,845	$1.31	11d	1	0.05mi
3561 Ashley Station Dr SW #3561 Marietta, GA	2.0	2.5	1160	$1,500	$1.29	44d	1	0.11mi
3730 Silver Leaf Ct SW Marietta, GA	3.0	2.0	1248	$2,250	$1.80	44d	1	0.23mi
3755 Medical Park Dr Austell, GA	1.0–2.0	1.0–2.0	979	$1,636	$1.67	6d	13	0.35mi
1820 Mulkey Rd Austell, GA	1.0–3.0	1.0–2.0	970	$1,726	$1.78	2d	19	0.40mi
3759 Mulkey Cir SW Marietta, GA	3.0	1.5	1216	$1,600	$1.32	44d	1	0.47mi
1899 Mulkey Rd Austell, GA	1.0–3.0	1.0–2.0	990	$1,601	$1.62	3d	7	0.55mi
2222 East-West Connector Austell, GA	1.0–3.0	1.0–2.0	1143	$1,819	$1.59	44d	30	0.72mi
3753 Austell Rd SW Unit C1 Austell, GA	3.0	2.0	1391	$2,375	$1.71	3d	1	0.75mi
3753 Austell Rd SW Unit B2 Austell, GA	2.0	2.0	1094	$2,279	$2.08	3d	1	0.75mi
3753 Austell Rd Austell, GA	1.0–3.0	1.0–2.0	1110	$2,775	$2.50	2d	89	0.75mi
2347 Glencairn Ln SW Marietta, GA	3.0	2.0	1486	$1,831	$1.23	6d	1	0.77mi
3100 Fern Valley Dr SW Unit 1 Marietta, GA	4.0	2.0	925	$2,300	$2.49	6d	1	0.84mi
3890 Floyd Rd Unit B1 Austell, GA	2.0	2.5	1461	$2,801	$1.92	44d	1	0.89mi
3890 Floyd Rd Unit B2 Austell, GA	2.0	2.0	1094	$2,393	$2.19	44d	1	0.99mi
3890 Floyd Rd Unit 2201 Austell, GA	2.0	2.0	1128	$2,147	$1.90	25d	1	0.99mi
4236 Austell Rd Austell, GA	1.0–2.0	1.0–2.0	1050	$1,623	$1.55	3d	17	1.04mi
2105 Mesa Valley Way Austell, GA	1.0–3.0	1.0–2.0	1102	$2,074	$1.88	2d	35	1.14mi
3641 Nature Walk Trl SW Marietta, GA	3.0	2.0	1100	$1,100	$1.00	44d	1	1.21mi
4149 Allegiance Ave Austell, GA	4.0	2.0	1325	$2,100	$1.58	44d	1	1.25mi
1650 Anderson Mill Rd Austell, GA	1.0–3.0	1.0–2.0	1026	$1,804	$1.76	2d	22	1.32mi
2442 Chauncey Ln SW Marietta, GA	3.0	2.0	1490	$2,031	$1.36	3d	1	1.34mi
2051 Lenoa Ln Austell, GA	2.0	2.5	1078	$1,600	$1.48	6d	1	1.41mi
2780 Bankstone Dr SW Marietta, GA	1.0–2.0	1.0–2.0	843	$1,502	$1.78	6d	4	1.42mi
1975 Padgett Dr Unit 1 Austell, GA	2.0	2.5	1200	$1,449	$1.21	22d	1	1.48mi
2073 Powder Springs Rd SW Marietta, GA	3.0	1.5	1375	$1,805	$1.31	25d	1	1.48mi

HOA detail

• Monthly dues: $30 · $360/yr

Listing history 13 events

1. 2026-05-19
   historical Active Under Contract 613-char remark

   Show marketing remark (613 chars)

   Move-in ready with flexibility that is hard to find. This 2 bedroom, 2.5 bath home offers a roommate-style layout with two private suites, making it ideal for both comfortable living and long-term investment. Enjoy the freedom of no rental restrictions, giving you the option to live in, lease out, or do both. Spend your evenings relaxing by the fireplace or step outside to your private fenced patio, perfect for unwinding or entertaining. Located just minutes from the East-West Connector, Wellstar Cobb Hospital, and a wide variety of shopping and dining, this home makes everyday living simple and convenient

2. 2026-05-02
   price $185,000 611-char remark

   Show marketing remark (613 chars)

   Move-in ready with flexibility that is hard to find. This 2 bedroom, 2.5 bath home offers a roommate-style layout with two private suites, making it ideal for both comfortable living and long-term investment. Enjoy the freedom of no rental restrictions, giving you the option to live in, lease out, or do both. Spend your evenings relaxing by the fireplace or step outside to your private fenced patio, perfect for unwinding or entertaining. Located just minutes from the East-West Connector, Wellstar Cobb Hospital, and a wide variety of shopping and dining, this home makes everyday living simple and convenient

3. 2026-05-02
   price $185,000 613-char remark

   Show marketing remark (613 chars)

   Move-in ready with flexibility that is hard to find. This 2 bedroom, 2.5 bath home offers a roommate-style layout with two private suites, making it ideal for both comfortable living and long-term investment. Enjoy the freedom of no rental restrictions, giving you the option to live in, lease out, or do both. Spend your evenings relaxing by the fireplace or step outside to your private fenced patio, perfect for unwinding or entertaining. Located just minutes from the East-West Connector, Wellstar Cobb Hospital, and a wide variety of shopping and dining, this home makes everyday living simple and convenient

4. 2026-03-31
   listed $199,500 Active 613-char remark

   Show marketing remark (611 chars)

   Move-in ready with flexibility that is hard to find. This 2 bedroom, 2.5 bath home offers a roommate-style layout with two private suites, making it ideal for both comfortable living and long-term investment. Enjoy the freedom of no rental restrictions, giving you the option to live in, lease out, or do both. Spend your evenings relaxing by the fireplace or go outside to your private fenced patio, perfect for unwinding or entertaining. Located just minutes from the East-West Connector, Wellstar Cobb Hospital, and a wide variety of shopping and dining, this home makes everyday living simple and convenient

5. 2026-03-31
   listed $199,500 New 611-char remark

   Show marketing remark (611 chars)

   Move-in ready with flexibility that is hard to find. This 2 bedroom, 2.5 bath home offers a roommate-style layout with two private suites, making it ideal for both comfortable living and long-term investment. Enjoy the freedom of no rental restrictions, giving you the option to live in, lease out, or do both. Spend your evenings relaxing by the fireplace or go outside to your private fenced patio, perfect for unwinding or entertaining. Located just minutes from the East-West Connector, Wellstar Cobb Hospital, and a wide variety of shopping and dining, this home makes everyday living simple and convenient

6. 2022-07-01
   soldstatus $168,000 Sold
7. 2022-06-30
   soldstatus $180,700
8. 2022-06-07
   soldstatus $168,000
9. 2022-06-03
   soldstatus $145,000
10. 2022-05-23
    status Under Contract
11. 2022-05-19
    listed $160,000 New
12. 2000-01-07
    soldstatus $77,400
13. 1987-07-13
    soldstatus $61,200

ⓘ 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: $2,502 · $208/mo
• Projected year-2 tax: $2,502 · $208/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 · 19 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: $23,593
• − Mortgage interest: −$10,363
• − Property taxes: −$2,502
• − Insurance: −$925
• − Repairs & maintenance: −$1,887
• − Management: −$1,887
• − HOA: −$360
• − Depreciation: −$5,382
• Taxable income: $287
• Est. tax owed @ 24.0%: −$69
• After-tax cash flow: $3,141/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): 35,547
• Household income: $74,877
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 1407.0

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 39% Hispanic / Latino 35% White 18% Two or more races 8% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Estonian 2% Serbian 1% Slovak 1%
• Foreign-born: 26% · Canada, Vietnam, China
• Languages at home: 62% English-only · Spanish 31% Other Indo-European 2% Chinese 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: ▼ -205.66%
• Current HPI: 257.5596
• Rent YoY: ▲ 3.25%
• 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

+202.3% since first listed

13 events — show timeline

• 2026-05-19 Contingent — FMLS
• 2026-05-02 Price Changed $185,000 GAMLS
• 2026-05-02 Price Changed $185,000 FMLS
• 2026-03-31 Listed $199,500 GAMLS
• 2026-03-31 Listed $199,500 FMLS
• 2022-07-01 Sold (MLS) $168,000 GAMLS
• 2022-06-30 Sold (Public Records) $180,700 Public Records
• 2022-06-07 Sold (Public Records) $168,000 Public Records
• 2022-06-03 Sold (Public Records) $145,000 Public Records
• 2022-05-23 Pending — GAMLS
• 2022-05-19 Listed $160,000 GAMLS
• 2000-01-07 Sold (Public Records) $77,400 Public Records
• 1987-07-13 Sold (Public Records) $61,200 Public Records

Property tax history

+5.7%/yr

Latest (2025): $2,502 · -0.1% YoY. Source: county tax records.