6977 Flagstone Dr · Mableton, GA 30168

$165,000

2 bd · 2.5 ba · 1,580 sqft · Other public records · 1 Days on market

Built 2012

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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 +26.5/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• 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

Great townhome close to I-20! 20 minutes outside of Midtown Atlanta. Finished basement - use this as a bonus room. No HOA, No RENT RESTRICTIONS. Large balcony in the rear. Two bedrooms, 2 full baths, living room, kitchen with laundry room. Home has carpet.

Key facts

• Built 2012

Property features AI

Exterior

• Home design: Built in 2012
• Construction: Living area approximately 1080
• Exterior features: Located in the Flagstone subdivision

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath other listed at $165k.

Deal economics

• At list price, monthly cash flow is $437 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 9.5% 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 flat; 126 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 35% 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 $5k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 15y 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 $79k; list at $165k implies a 109% 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 $165,000

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: 1.14% ✓
• Cap rate: 9.47%
• Cash-on-cash: 11.35%
• DSCR: 1.50
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.77% rent growth · sell at horizon

5-year hold

• IRR: -1.8%
• Equity multiple: 0.93×
• Total profit: $-3,075
• Equity at exit: $24,602

10-year hold

• IRR: 5.4%
• Equity multiple: 1.36×
• Total profit: $16,799
• Equity at exit: $14,266

Cash invested: $46,200 (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: 126
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,888 high
• Mortgage (P&I): −$865
• Tax from tax record: −$120 /mo · $1,445/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $437

Break-even live

Break-even rent $1,335

Max offer price $165,000

Occupancy floor 72%

Sensitivity live

Price	-10% $530	-5% $484	+0% $437	+5% $390	+10% $344
Rent	-10% $288	-5% $362	+0% $437	+5% $512	+10% $586
Rate	-1.0pp $520	-0.5pp $479	base $437	+0.5pp $394	+1.0pp $351

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
325 Riverside Pkwy SW Austell, GA	1.0–3.0	1.0–2.0	1029	$1,448	$1.41	44d	9	0.24mi
7069 Silver Bend Overlook Austell, GA	3.0	2.5	1888	$2,140	$1.13	5d	1	0.41mi
7440 Riverside Pkwy SW Austell, GA	2.0–3.0	2.0	1145	$1,500	$1.31	3d	4	0.47mi
595 Riverside Pkwy Austell, GA	1.0–2.0	1.0	973	$1,059	$1.09	5d	7	0.53mi
7160 Silver Mine Xing Austell, GA	3.0	2.5	1888	$2,130	$1.13	17d	1	0.60mi
859 Springchase Dr Austell, GA	3.0	2.0	1530	$5,800	$3.79	44d	1	0.74mi
597 S Gordon Rd SW Mableton, GA	3.0	1.0	1118	$4,500	$4.03	44d	1	0.83mi
6660 Mableton Pkwy SE Mableton, GA	1.0–3.0	1.0–2.0	900	$1,378	$1.53	2d	8	0.85mi
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	44d	1	0.94mi
6719 Armonia Dr Mableton, GA	3.0	2.5	1800	$2,600	$1.44	44d	1	0.96mi
6715 Armonia Dr Mableton, GA	3.0	2.5	1800	$2,500	$1.39	13d	1	0.96mi
6512 Mitchell Ln SW Mableton, GA	3.0	2.0	2120	$2,570	$1.21	2d	1	1.19mi
1032 Winterglen Way Austell, GA	3.0	2.5	1506	$2,075	$1.38	44d	1	1.21mi
1138 Summerstone Trce Austell, GA	3.0	2.5	1500	$1,736	$1.16	3d	1	1.26mi
1047 Winterglen Way Austell, GA	3.0	2.0	1390	$1,879	$1.35	3d	1	1.27mi
6710 Stoneleigh Way Mableton, GA	3.0	2.5	1876	$2,150	$1.15	13d	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	20d	1	1.31mi
6877 Slate Stone Way SE Mableton, GA	3.0	2.5	1860	$2,200	$1.18	4d	1	1.33mi
26 Nellie Brook Dr SW Mableton, GA	3.0	2.0	1253	$2,000	$1.60	24d	1	1.48mi

Listing history 2 events

1. 2026-06-18
   remarks 35-char remark
2. 2026-06-18
   listed $165,000 Active 1 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: $1,445 · $120/mo
• Projected year-2 tax: $1,518 · $126/mo
• Expected delta: +$73/yr (+$6/mo · 5.1%)

ⓘ 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: $22,654
• − Mortgage interest: −$9,243
• − Property taxes: −$1,445
• − Insurance: −$825
• − Repairs & maintenance: −$1,812
• − Management: −$1,812
• − Depreciation: −$4,800
• Taxable income: $2,717
• Est. tax owed @ 24.0%: −$652
• After-tax cash flow: $4,591/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

+140.9% since first listed

31 events — show timeline

• 2026-06-18 Listed $165,000 FSBO.com
• 2020-01-06 Sold (Public Records) $79,000 Public Records
• 2019-12-31 Sold (MLS) $79,000 FMLS
• 2019-12-09 Pending — FMLS
• 2019-11-20 Price Changed $77,000 FMLS
• 2019-11-20 Relisted — FMLS
• 2019-11-05 Listing Removed — FMLS
• 2019-09-17 Price Changed $79,000 FMLS
• 2019-07-08 Listed $83,000 FMLS
• 2013-11-15 Price Changed $43,500 GAMLS
• 2013-04-22 Sold (Public Records) $62,000 Public Records
• 2013-02-06 Sold (Public Records) $43,700 Public Records
• 2013-01-16 Listing Removed — FMLS
• 2013-01-14 Sold (MLS) $43,500 GAMLS
• 2013-01-14 Sold (MLS) $43,650 FMLS
• 2012-12-29 Pending — FMLS
• 2012-12-24 Listing Removed — GAMLS
• 2012-12-24 Contingent — FMLS
• 2012-12-24 Price Changed $45,900 GAMLS
• 2012-12-17 Listed $45,900 FMLS
• 2012-12-17 Listed $45,900 GAMLS
• 2012-01-24 Listing Removed — GAMLS
• 2011-12-21 Price Changed $39,900 GAMLS
• 2011-11-03 Listed $45,000 GAMLS
• 2011-09-06 Listing Removed — FMLS
• 2011-09-01 Sold (MLS) $15,000 FMLS
• 2011-08-23 Pending — FMLS
• 2011-07-23 Listed $14,900 FMLS
• 2011-07-01 Price Changed $18,000 GAMLS
• 2011-06-19 Price Changed $30,000 GAMLS
• 1998-10-15 Sold (Public Records) $68,500 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,445 · +9.7% YoY. Source: county tax records.