6981 Flagstone Dr · Mableton, GA 30168

$203,000

3 bd · 2.5 ba · 2,150 sqft · Townhouse public records · 14 Days on market

Built 1983 2,979 sqft lot Est $335k · 39% 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 +27.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +6.2/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-positioned Austell residence offering comfort, convenience, and low-maintenance living. This unit features a functional layout designed for easy everyday living, with inviting living spaces that flow seamlessly for both relaxing and entertaining. Natural light fills the interior, creating a warm and welcoming atmosphere throughout. The kitchen provides ample cabinet space and overlooks the main living area, making it ideal for staying connected with guests or household activities. The bedrooms are comfortably sized, offering flexibility for a variety of living arrangements. Conveniently located near major highways, shopping, and dining options, this property presents an excellent opportunity for homeowners or investors seeking accessibility and value in a growing area.

Key facts

• 2 parking spots
• Built 1983
• Listed 14 days

Property features AI

Finance

• HOA & community: Single-unit community

Exterior

• Parking: Two total parking spaces; Driveway parking; Open parking
• Utilities: Electricity available; Water available; Sewer available; Water source: other; Electric: other; Sewer: other
• Home design: Condominium; Three or more levels; Resale property
• Construction: Aluminum siding; Composition roof; Slab foundation
• Exterior features: City street frontage; Asphalt road access

Interior

• Kitchen: White cabinets; Eat-in kitchen with view to family room; Dishwasher; Electric range; Refrigerator
• Bedrooms: Three upper-level bedrooms; Roommate floor plan
• Flooring: Carpet
• Bathrooms: Two full bathrooms; One half bathroom (main level); Master bath with tub/shower combo and vaulted ceiling
• Heating & cooling: Central heating; Central air conditioning
• Interior features: End unit with one common wall; Other interior features
• Laundry & utility: Laundry located in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $203k.

Deal economics

• At list price, monthly cash flow is $610 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $203k).
• Cap rate 9.9% 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: City View Elementary School (math 10% / reading 13%, grade F, #1,069 of 1,228 statewide, top 87%, 883 students, 91% 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 81% FRL vs 39% district-wide (42 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 19% at this address vs 42% district-wide (-23 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; 126 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 43% 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 $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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y 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 $126k; list at $203k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $203,000

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 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?
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: 1.12% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.89%
• DSCR: 1.57
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $335,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7162 Fringe Flower Dr	0.12mi	3/2.5	1,952 (-9%)	8mo	$260,900	$134	73
7324 Rockhouse Rd	0.48mi	3/2.5	2,158 (+0%)	9mo	$318,000	$147	70
6992 Fringe Flower Dr #83	0.15mi	3/2.5	1,985 (-8%)	15mo	$336,156	$169	68
7004 Fringe Flower Dr #86	0.15mi	3/2.5	1,985 (-8%)	16mo	$329,837	$166	67
7000 Fringe Flower Dr #85	0.15mi	3/2.5	1,985 (-8%)	16mo	$309,787	$156	67
6996 Fringe Flower Dr #84	0.15mi	3/2.5	1,985 (-8%)	16mo	$319,556	$161	67
323 Sweetshrub Dr	0.07mi	3/2.5	1,838 (-14%)	12mo	$280,000	$152	62
7177 Fringe Flower Dr	0.10mi	3/2.5	1,838 (-14%)	10mo	$255,000	$139	62
335 Sweetshrub Dr #1	0.08mi	3/2.5	1,838 (-14%)	17mo	$280,000	$152	58
7091 Fringe Flower Dr	0.14mi	3/2.5	1,838 (-14%)	16mo	$280,000	$152	56
7282 Rockhouse Rd #5	0.43mi	3/2.5	1,843 (-14%)	6mo	$297,000	$161	51
7298 Rockhouse Rd #5	0.43mi	3/2.5	1,829 (-15%)	8mo	$295,000	$161	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 · 0.77% rent growth · sell at horizon

5-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $878
• Equity at exit: $30,268

10-year hold

• IRR: 7.9%
• Equity multiple: 1.54×
• Total profit: $30,783
• Equity at exit: $17,552

Cash invested: $56,840 (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: 126
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,282 high
• Mortgage (P&I): −$1,065
• Tax from tax record: −$43 /mo · $521/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $610

Break-even live

Break-even rent $1,510

Max offer price $203,000

Occupancy floor 68%

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: $50,750
• Closing costs: $6,090
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7072 Shenandoah Trl Austell, GA	4.0	3.0	1928	$1,861	$0.97	15d	1	0.32mi
7076 Shenandoah Trl Austell, GA	4.0	2.5	1928	$2,165	$1.12	43d	1	0.34mi
7069 Silver Bend Overlook Austell, GA	3.0	2.5	1888	$2,140	$1.13	5d	1	0.41mi
7139 Southface Way Austell, GA	4.0	2.5	2406	$2,700	$1.12	43d	1	0.58mi
7160 Silver Mine Xing Austell, GA	3.0	2.5	1888	$2,130	$1.13	16d	1	0.60mi
859 Springchase Dr Austell, GA	3.0	2.0	1530	$5,800	$3.79	43d	1	0.74mi
411 Clearstream Ln Austell, GA	4.0	2.5	2164	$2,299	$1.06	2d	1	0.80mi
6761 Armonia Dr Mableton, GA	3.0	2.5	1800	$2,600	$1.44	5d	1	0.93mi
214 Kinship Dr Mableton, GA	3.0	2.5	1800	$2,500	$1.39	43d	1	0.94mi
6719 Armonia Dr Mableton, GA	3.0	2.5	1800	$2,600	$1.44	43d	1	0.96mi
6715 Armonia Dr Mableton, GA	3.0	2.5	1800	$2,500	$1.39	12d	1	0.96mi
6595 Bonanza Trl SE Mableton, GA	3.0	4.0	2962	$4,300	$1.45	43d	1	1.12mi
6512 Mitchell Ln SW Mableton, GA	3.0	2.0	2120	$2,570	$1.21	1d	1	1.19mi
1032 Winterglen Way Austell, GA	3.0	2.5	1506	$2,075	$1.38	43d	1	1.21mi
1138 Summerstone Trce Austell, GA	3.0	2.5	1500	$1,736	$1.16	2d	1	1.26mi
6710 Stoneleigh Way Mableton, GA	3.0	2.5	1876	$2,150	$1.15	12d	1	1.28mi
848 Howard Ct SW Mableton, GA	3.0	2.0	1435	$1,045	$0.73	5d	1	1.28mi
879 Howard Ct SW Mableton, GA	3.0	2.0	1435	$1,250	$0.87	19d	1	1.31mi
6877 Slate Stone Way SE Mableton, GA	3.0	2.5	1860	$2,200	$1.18	4d	1	1.33mi

Listing history 12 events

1. 2026-04-23
   status Pending
2. 2026-04-20
   historical Active Under Contract

   Show marketing remark (800 chars)

   Welcome to this well-positioned Austell residence offering comfort, convenience, and low-maintenance living. This unit features a functional layout designed for easy everyday living, with inviting living spaces that flow seamlessly for both relaxing and entertaining. Natural light fills the interior, creating a warm and welcoming atmosphere throughout. The kitchen provides ample cabinet space and overlooks the main living area, making it ideal for staying connected with guests or household activities. The bedrooms are comfortably sized, offering flexibility for a variety of living arrangements. Conveniently located near major highways, shopping, and dining options, this property presents an excellent opportunity for homeowners or investors seeking accessibility and value in a growing area.

3. 2026-04-20
   historical Active Under Contract 800-char remark

   Show marketing remark (800 chars)

   Welcome to this well-positioned Austell residence offering comfort, convenience, and low-maintenance living. This unit features a functional layout designed for easy everyday living, with inviting living spaces that flow seamlessly for both relaxing and entertaining. Natural light fills the interior, creating a warm and welcoming atmosphere throughout. The kitchen provides ample cabinet space and overlooks the main living area, making it ideal for staying connected with guests or household activities. The bedrooms are comfortably sized, offering flexibility for a variety of living arrangements. Conveniently located near major highways, shopping, and dining options, this property presents an excellent opportunity for homeowners or investors seeking accessibility and value in a growing area.

4. 2026-04-07
   listed $203,000 Active

   Show marketing remark (800 chars)

   Welcome to this well-positioned Austell residence offering comfort, convenience, and low-maintenance living. This unit features a functional layout designed for easy everyday living, with inviting living spaces that flow seamlessly for both relaxing and entertaining. Natural light fills the interior, creating a warm and welcoming atmosphere throughout. The kitchen provides ample cabinet space and overlooks the main living area, making it ideal for staying connected with guests or household activities. The bedrooms are comfortably sized, offering flexibility for a variety of living arrangements. Conveniently located near major highways, shopping, and dining options, this property presents an excellent opportunity for homeowners or investors seeking accessibility and value in a growing area.

5. 2026-04-07
   listed $203,000 New 800-char remark

   Show marketing remark (800 chars)

   Welcome to this well-positioned Austell residence offering comfort, convenience, and low-maintenance living. This unit features a functional layout designed for easy everyday living, with inviting living spaces that flow seamlessly for both relaxing and entertaining. Natural light fills the interior, creating a warm and welcoming atmosphere throughout. The kitchen provides ample cabinet space and overlooks the main living area, making it ideal for staying connected with guests or household activities. The bedrooms are comfortably sized, offering flexibility for a variety of living arrangements. Conveniently located near major highways, shopping, and dining options, this property presents an excellent opportunity for homeowners or investors seeking accessibility and value in a growing area.

6. 2022-02-01
   soldstatus $126,451
7. 2014-02-10
   soldstatus $78,500
8. 2013-07-29
   soldstatus $42,000
9. 2013-07-08
   soldstatus $42,000 Sold 156-char remark

   Show marketing remark (156 chars)

   Great starter home or investment property. This 3 bedroom 2 bath home is move in ready. Very well maintained and professional carpet cleaned. Move in ready!

10. 2013-06-06
    status Under Contract 156-char remark

    Show marketing remark (156 chars)

    Great starter home or investment property. This 3 bedroom 2 bath home is move in ready. Very well maintained and professional carpet cleaned. Move in ready!

11. 2013-06-04
    listed $42,000 New 156-char remark

    Show marketing remark (156 chars)

    Great starter home or investment property. This 3 bedroom 2 bath home is move in ready. Very well maintained and professional carpet cleaned. Move in ready!

12. 1988-04-21
    soldstatus $50,350

ⓘ 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: $521 · $43/mo
• Projected year-2 tax: $1,868 · $156/mo
• Expected delta: +$1,347/yr (+$112/mo · 258.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 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: $27,386
• − Mortgage interest: −$11,371
• − Property taxes: −$521
• − Insurance: −$1,015
• − Repairs & maintenance: −$2,191
• − Management: −$2,191
• − Depreciation: −$5,905
• Taxable income: $4,192
• Est. tax owed @ 24.0%: −$1,006
• After-tax cash flow: $6,319/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

+303.2% since first listed

12 events — show timeline

• 2026-04-23 Pending — FMLS
• 2026-04-20 Contingent — FMLS
• 2026-04-20 Contingent — GAMLS
• 2026-04-07 Listed $203,000 GAMLS
• 2026-04-07 Listed $203,000 FMLS
• 2022-02-01 Sold (Public Records) $126,451 Public Records
• 2014-02-10 Sold (Public Records) $78,500 Public Records
• 2013-07-29 Sold (Public Records) $42,000 Public Records
• 2013-07-08 Sold (MLS) $42,000 GAMLS
• 2013-06-06 Pending — GAMLS
• 2013-06-04 Listed $42,000 GAMLS
• 1988-04-21 Sold (Public Records) $50,350 Public Records

Property tax history

+6.5%/yr

Latest (2025): $521 · -65.9% YoY. Source: county tax records.