4554 Darrowby Dr · Austell, GA 30127

$319,900

3 bd · 3.5 ba · 3,268 sqft · SingleFamily public records · 7 Days on market

Built 2000 0.59 ac lot $98/sqft · 20% below area Est $455k · 30% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.1/30.0
• Schools +3.8/10.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• DSCR +3.2/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICED BELOW APPRAISED VALUE!! Hurry because this will not last long!! So much space to enjoy! One of biggest house in the area at 3700sq ft. Needs some repairs but roof and HVAC was replaced 5years ago. Water Heater was replaced in 2020. Plus, the large backyard is excellent for relaxing or entertaining! Situated in a peaceful, established neighborhood, this beautifully maintained property offers spacious living areas. This home has so much potential. Needs some TLC but at this price... it's a steal. Nestled in a tranquil cul-de-sac. Full basement with a full bathroom. The basement is an excellent entertainment space and ideal for guests or multi-generational living. This is the one! SOLD AS-IS - Seller is only taking Cash or Conventional Seller is seeking a fast closing and will not accept VA or FHA financing.

Key facts

• 0.59 acre lot
• 2 garage spots
• Built 2000

Property features AI

Finance

• Other: Tax/legal reference recorded in Cobb County deed book
• HOA & community: Has association; association fee includes grounds maintenance

Exterior

• Parking: Attached garage with 2 spaces; Total of 2 parking spaces
• Utilities: Public water; Septic tank sewer; 110-volt electric; Underground utilities available; Natural gas available; Cable available; Phone available
• Home design: Three or more levels; Resale property
• Construction: Brick and shingle siding exterior; Shingle (composition) roof; Slab foundation; Built with above-grade and finished lower-level space
• Exterior features: Patio; Paved asphalt county road frontage

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Gas range
• Bedrooms: Four upper-level bedrooms
• Flooring: Tile; Hardwood
• Bathrooms: Three full bathrooms; One half bathroom (main level)
• Heating & cooling: Central heating; Central air
• Interior features: One fireplace; Double-pane and insulated windows with shutters; Basement (full)
• Laundry & utility: Laundry located on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-129 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $297k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (15.9% below list).
• Recommended offer: $269k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.7% in Austell — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 67/100 on livability (#175 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• 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: Austell Elementary School (math 22% / reading 27%, grade F, #753 of 1,228 statewide, top 64%, 386 students, 82% FRL); Cooper Middle School (math 28% / reading 38%, grade F, #213 of 470 statewide, top 47%, 982 students, 71% FRL); Mceachern High School (math 19% / reading 24%, grade F, #218 of 424 statewide, top 53%, 2,327 students, 63% FRL) — zoned schools average 72% FRL vs 39% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 42% district-wide (-16 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; 650 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 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 $2k of loan paydown is wiped out by about $10k 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 7 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

• 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 $269,164 (15.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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. 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?
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: 0.84% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.72%
• DSCR: 0.92
• GRM: 9.9

CMA / ARV

• ARV (median comp): $454,933
• List price: $319,900
• Delta: -29.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4554 Darrowby Dr	0.00mi	4/3.5 (+1)	3,700 (+13%)	1mo	$296,000	$80	72
4565 Darrowby Dr	0.08mi	4/3.0 (+1)	2,815 (-14%)	4mo	$280,000	$99	63
5712 Sullivan Point Dr	0.54mi	4/3.5 (+1)	3,110 (-5%)	2mo	$333,000	$107	60

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 · 0.74% rent growth · sell at horizon

5-year hold

• IRR: -21.7%
• Equity multiple: 0.26×
• Total profit: $-65,946
• Equity at exit: $47,698

10-year hold

• IRR: -22.2%
• Equity multiple: -0.02×
• Total profit: $-91,169
• Equity at exit: $27,659

Cash invested: $89,572 (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 30127

• Rents YoY: 0.7%
• Active inventory: 650
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,692 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$444 /mo · $5,329/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $-129

Break-even live

Break-even rent $2,854

Max offer price $297,184

Occupancy floor 100%

Sensitivity live

Price	-10% $52	-5% $-38	+0% $-129	+5% $-219	+10% $-310
Rent	-10% $-341	-5% $-235	+0% $-129	+5% $-22	+10% $84
Rate	-1.0pp $33	-0.5pp $-47	base $-129	+0.5pp $-211	+1.0pp $-296

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5042 Rosemeade Ct Powder Springs, GA	4.0	2.5	3000	$2,800	$0.93	5d	1	0.81mi
5745 Crystal Springs Way Powder Springs, GA	4.0	2.5	2452	$2,500	$1.02	25d	1	1.46mi

Listing history 10 events

1. 2026-05-14
   status Pending 52-char remark

   Show marketing remark (834 chars)

   PRICED BELOW APPRAISED VALUE!! Hurry because this will not last long!! So much space to enjoy! One of biggest house in the area at 3700sq ft. Needs some repairs but roof and HVAC was replaced 5years ago. Water Heater was replaced in 2020. Plus, the large backyard is excellent for relaxing or entertaining! Situated in a peaceful, established neighborhood, this beautifully maintained property offers spacious living areas. This home has so much potential. Needs some TLC but at this price... it's a steal. Nestled in a tranquil cul-de-sac. Full basement with a full bathroom. The basement is an excellent entertainment space and ideal for guests or multi-generational living. This is the one! SOLD AS-IS - Seller is only taking Cash or Conventional Seller is seeking a fast closing and will not accept VA or FHA financing.

2. 2026-05-14
   status Under Contract 834-char remark

   Show marketing remark (834 chars)

   PRICED BELOW APPRAISED VALUE!! Hurry because this will not last long!! So much space to enjoy! One of biggest house in the area at 3700sq ft. Needs some repairs but roof and HVAC was replaced 5years ago. Water Heater was replaced in 2020. Plus, the large backyard is excellent for relaxing or entertaining! Situated in a peaceful, established neighborhood, this beautifully maintained property offers spacious living areas. This home has so much potential. Needs some TLC but at this price... it's a steal. Nestled in a tranquil cul-de-sac. Full basement with a full bathroom. The basement is an excellent entertainment space and ideal for guests or multi-generational living. This is the one! SOLD AS-IS - Seller is only taking Cash or Conventional Seller is seeking a fast closing and will not accept VA or FHA financing.

3. 2026-05-13
   historical Active Under Contract 52-char remark
4. 2026-05-06
   listed $319,900 Active 52-char remark

   Show marketing remark (834 chars)

   PRICED BELOW APPRAISED VALUE!! Hurry because this will not last long!! So much space to enjoy! One of biggest house in the area at 3700sq ft. Needs some repairs but roof and HVAC was replaced 5years ago. Water Heater was replaced in 2020. Plus, the large backyard is excellent for relaxing or entertaining! Situated in a peaceful, established neighborhood, this beautifully maintained property offers spacious living areas. This home has so much potential. Needs some TLC but at this price... it's a steal. Nestled in a tranquil cul-de-sac. Full basement with a full bathroom. The basement is an excellent entertainment space and ideal for guests or multi-generational living. This is the one! SOLD AS-IS - Seller is only taking Cash or Conventional Seller is seeking a fast closing and will not accept VA or FHA financing.

5. 2026-05-06
   listed $319,900 New 834-char remark

   Show marketing remark (834 chars)

   PRICED BELOW APPRAISED VALUE!! Hurry because this will not last long!! So much space to enjoy! One of biggest house in the area at 3700sq ft. Needs some repairs but roof and HVAC was replaced 5years ago. Water Heater was replaced in 2020. Plus, the large backyard is excellent for relaxing or entertaining! Situated in a peaceful, established neighborhood, this beautifully maintained property offers spacious living areas. This home has so much potential. Needs some TLC but at this price... it's a steal. Nestled in a tranquil cul-de-sac. Full basement with a full bathroom. The basement is an excellent entertainment space and ideal for guests or multi-generational living. This is the one! SOLD AS-IS - Seller is only taking Cash or Conventional Seller is seeking a fast closing and will not accept VA or FHA financing.

6. 2026-05-01
   historical $319,900 834-char remark

   Show marketing remark (834 chars)

   PRICED BELOW APPRAISED VALUE!! Hurry because this will not last long!! So much space to enjoy! One of biggest house in the area at 3700sq ft. Needs some repairs but roof and HVAC was replaced 5years ago. Water Heater was replaced in 2020. Plus, the large backyard is excellent for relaxing or entertaining! Situated in a peaceful, established neighborhood, this beautifully maintained property offers spacious living areas. This home has so much potential. Needs some TLC but at this price... it's a steal. Nestled in a tranquil cul-de-sac. Full basement with a full bathroom. The basement is an excellent entertainment space and ideal for guests or multi-generational living. This is the one! SOLD AS-IS - Seller is only taking Cash or Conventional Seller is seeking a fast closing and will not accept VA or FHA financing.

7. 2026-05-01
   historical $319,900 52-char remark

   Show marketing remark (834 chars)

   PRICED BELOW APPRAISED VALUE!! Hurry because this will not last long!! So much space to enjoy! One of biggest house in the area at 3700sq ft. Needs some repairs but roof and HVAC was replaced 5years ago. Water Heater was replaced in 2020. Plus, the large backyard is excellent for relaxing or entertaining! Situated in a peaceful, established neighborhood, this beautifully maintained property offers spacious living areas. This home has so much potential. Needs some TLC but at this price... it's a steal. Nestled in a tranquil cul-de-sac. Full basement with a full bathroom. The basement is an excellent entertainment space and ideal for guests or multi-generational living. This is the one! SOLD AS-IS - Seller is only taking Cash or Conventional Seller is seeking a fast closing and will not accept VA or FHA financing.

8. 2010-12-31
   price $89,900 Reduced
9. 2006-06-14
   soldstatus $195,000
10. 2004-09-27
    soldstatus $179,900

ⓘ 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: $5,329 · $444/mo
• Projected year-2 tax: $5,329 · $444/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 · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $32,300
• − Mortgage interest: −$17,919
• − Property taxes: −$5,329
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,584
• − Management: −$2,584
• − Depreciation: −$9,306
• Taxable loss: −$7,023
• Est. tax savings @ 24.0%: +$1,685
• After-tax cash flow: $142/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 — Austell

• Score: 67/100
• State rank: #175
• US rank: #11059

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment D+ Housing A+ Health & safety C User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cobb County · 777,758 people
• City population: 49,719
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 71,626
• Household income: $110,904
• Rent vs Own: 14.6% rent · 85.4% own
• Severe rent burden: 912.0

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 0.65)
• Race & ethnicity: Black 45% White 37% Hispanic / Latino 11% Two or more races 7% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Hispanic 2% Italian 1% Lithuanian 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 8% French/Haitian/Cajun 2% 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: ▼ -161.28%
• Current HPI: 222.6123
• Rent YoY: ▲ 0.74%
• 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

+64.5% since first listed

13 events — show timeline

• 2026-06-02 Sold (Public Records) $296,000 Public Records
• 2026-05-29 Sold (MLS) $296,000 GAMLS
• 2026-05-29 Sold (MLS) $296,000 FMLS
• 2026-05-14 Pending — FMLS
• 2026-05-14 Pending — GAMLS
• 2026-05-13 Contingent — FMLS
• 2026-05-06 Listed $319,900 FMLS
• 2026-05-06 Listed $319,900 GAMLS
• 2026-05-01 Coming Soon $319,900 GAMLS
• 2026-05-01 Coming Soon $319,900 FMLS
• 2010-12-31 Price Changed $89,900 GAMLS
• 2006-06-14 Sold (Public Records) $195,000 Public Records
• 2004-09-27 Sold (Public Records) $179,900 Public Records

Property tax history

+7.4%/yr

Latest (2025): $5,329 · -0.1% YoY. Source: county tax records.