6409 Ivey Terrace Dr SE · Mableton, GA 30126

$335,000

4 bd · 2.5 ba · 1,955 sqft · SingleFamily public records · 13 Days on market

Built 1991 0.35 ac lot $171/sqft · 21% below area Est $427k · 21% 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 +14.0/30.0
• DSCR +4.3/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious 4-bedroom, 2.5-bath two-story home set on a large, private lot with a wooded backyard. Inside, you'll find bright, open living areas filled with natural light, a cozy fireplace, and a functional layout perfect for everyday living and entertaining. The kitchen offers ample cabinet space and flows easily into the dining and living areas. Generously sized bedrooms and well-maintained bathrooms provide comfort throughout, This home offers both comfort and convenience in a peaceful setting.

Key facts

• 0.35 acre lot
• 2 garage spots
• Built 1991

Property features AI

Finance

• HOA & community: Community features: Other

Exterior

• Parking: Garage with 2 garage spaces
• Utilities: Public water; Public sewer; Electric: Other; Utilities: Other
• Home design: Two levels; Resale property
• Construction: Brick construction; Other roof
• Exterior features: Back yard with wood fencing; Fenced yard

Interior

• Kitchen: Refrigerator
• Bedrooms: Four bedrooms on the upper level
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms; One half bathroom; Upper-level full bathrooms: 2; Main-level half bathroom: 1; Master bathroom with a soaking tub
• Heating & cooling: Heating: Other; Cooling: Other
• Interior features: One fireplace located in the living room; Shuttered windows; Other interior features
• Laundry & utility: Laundry room on the upper level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $46 ($549/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 $253k (24.4% below list).
• Recommended offer: $253k (24.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: 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: Clay-Harmony Leland Elementary School (math 20% / reading 25%, grade F, #803 of 1,228 statewide, top 66%, 939 students, 67% 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 73% FRL vs 39% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 42% district-wide (-20 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 rising (+3.7%/yr); 405 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 13 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.
• Current owner paid $104k; list at $335k implies a 224% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $253,206 (24.4% below list)

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. 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?
4. 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.
5. 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.
6. 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: 0.76% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.59%
• DSCR: 1.03
• GRM: 11.0

CMA / ARV

• ARV (median comp): $426,684
• List price: $335,000
• Delta: -21.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6450 Ivey Rd	0.22mi	3/3.0 (-1)	1,856 (-5%)	2mo	$322,000	$173	72
6625 Saint Abernathy Dr SE	0.39mi	3/2.5 (-1)	1,987 (+2%)	14mo	$370,000	$186	62
598 Mount Gerizim Rd SE	0.36mi	4/2.5	2,174 (+11%)	6mo	$399,900	$184	59
6623 Saint Abernathy Dr SE	0.38mi	3/2.5 (-1)	1,983 (+1%)	19mo	$381,500	$192	59
284 Laureen Ln SE	0.72mi	3/2.0 (-1)	2,024 (+4%)	20mo	$285,000	$141	37
6258 Ivey Rd SE	0.68mi	5/3.0 (+1)	2,130 (+9%)	21mo	$455,000	$214	29
6258 Ivey Rd	0.71mi	5/3.0 (+1)	2,130 (+9%)	21mo	$455,000	$214	28
180 Iveydale Rd SE	0.74mi	3/2.5 (-1)	1,700 (-13%)	23mo	$265,000	$156	20

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 · 3.66% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.47×
• Total profit: $-49,862
• Equity at exit: $49,950

10-year hold

• IRR: -5.3%
• Equity multiple: 0.64×
• Total profit: $-33,373
• Equity at exit: $28,965

Cash invested: $93,800 (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 30126

• Rents YoY: 3.7%
• Active inventory: 405
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,532 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$58 /mo · $699/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $46

Break-even live

Break-even rent $2,474

Max offer price $335,000

Occupancy floor 93%

Sensitivity live

Price	-10% $235	-5% $141	+0% $46	+5% $-431	+10% $-546
Rent	-10% $-154	-5% $-54	+0% $46	+5% $146	+10% $246
Rate	-1.0pp $214	-0.5pp $131	base $46	+0.5pp $-41	+1.0pp $-129

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6271 Mountain Ct SE Mableton, GA	3.0	2.0	1649	$2,200	$1.33	18d	1	0.29mi
6618 Saint Abernathy Dr SE Mableton, GA	4.0	2.5	1987	$2,900	$1.46	25d	1	0.34mi
764 Wexford Cove Way Mableton, GA	4.0	3.5	2243	$2,939	$1.31	44d	1	0.46mi
6425 Bennington Bluff Ct #4 Mableton, GA	3.0	2.5	2525	$2,650	$1.05	25d	1	0.47mi
6412 Mountain Home Way SE Mableton, GA	3.0	2.5	1430	$2,150	$1.50	6d	1	0.54mi
6412 Mountain Home Way SE Mableton, GA	3.0	2.5	1500	$2,250	$1.50	25d	1	0.54mi
6508 Mountain Home Way SE Mableton, GA	3.0	2.5	1500	$2,200	$1.47	44d	1	0.54mi
588 Hunnicutt Rd SE Mableton, GA	3.0	2.5	1544	$2,200	$1.42	0d	1	0.59mi
588 Hunnicutt Rd SE Mableton, GA	3.0	2.5	1544	$2,200	$1.42	6d	1	0.59mi
221 Clydesdale Ln SE Mableton, GA	4.0	3.0	1442	$2,050	$1.42	6d	1	0.70mi
6877 Slate Stone Way SE Mableton, GA	3.0	2.5	1860	$2,200	$1.18	5d	1	0.71mi
6710 Stoneleigh Way Mableton, GA	3.0	2.5	1876	$2,150	$1.15	13d	1	0.71mi
26 Nellie Brook Dr SW Mableton, GA	3.0	2.0	1253	$2,000	$1.60	25d	1	0.94mi
6106 Venetian Way Mableton, GA	4.0	1.5	1622	$1,750	$1.08	6d	1	1.15mi
411 Clearstream Ln Austell, GA	4.0	2.5	2164	$2,299	$1.06	4d	1	1.20mi
1675 Coasta Way Mableton, GA	3.0	3.0	1900	$2,865	$1.51	6d	1	1.24mi
6472 Brookside Blvd Unit 1 Mableton, GA	3.0	2.5	2064	$2,700	$1.31	44d	1	1.27mi
1595 Ridgebrook Downs Mableton, GA	3.0	3.5	1970	$2,995	$1.52	25d	1	1.29mi
5929 Rosie Ln SE Mableton, GA	4.0	2.5	2027	$2,450	$1.21	6d	1	1.29mi
6146 Holly Park Ln SE #155 Mableton, GA	4.0	4.0	2593	$3,000	$1.16	44d	1	1.29mi
1640 Coasta Way Mableton, GA	3.0	3.5	2146	$2,850	$1.33	0d	1	1.30mi
6504 Brooklake Ct Mableton, GA	3.0	2.5	1843	$2,900	$1.57	18d	1	1.30mi
6504 Brooklake Ct Mableton, GA	3.0	2.5	1846	$2,900	$1.57	13d	1	1.30mi
6166 Holly Park Ln SE #160 Mableton, GA	4.0	4.0	2603	$2,850	$1.09	25d	1	1.31mi
214 Kinship Dr Mableton, GA	3.0	2.5	1800	$2,500	$1.39	44d	1	1.33mi
6715 Armonia Dr Mableton, GA	3.0	2.5	1800	$2,500	$1.39	13d	1	1.34mi
6719 Armonia Dr Mableton, GA	3.0	2.5	1800	$2,600	$1.44	44d	1	1.34mi
6761 Armonia Dr Mableton, GA	3.0	2.5	1800	$2,475	$1.38	0d	1	1.38mi

Listing history 6 events

1. 2026-05-19
   status Pending 521-char remark
2. 2026-05-15
   status Under Contract 515-char remark

   Show marketing remark (515 chars)

   Welcome to this spacious 4-bedroom, 2.5-bath two-story home set on a large, private lot with a wooded backyard. Inside, you'll find bright, open living areas filled with natural light, a cozy fireplace, and a functional layout perfect for everyday living and entertaining. The kitchen offers ample cabinet space and flows easily into the dining and living areas. Generously sized bedrooms and well-maintained bathrooms provide comfort throughout, This home offers both comfort and convenience in a peaceful setting.

3. 2026-05-15
   historical Active Under Contract 521-char remark

   Show marketing remark (515 chars)

   Welcome to this spacious 4-bedroom, 2.5-bath two-story home set on a large, private lot with a wooded backyard. Inside, you'll find bright, open living areas filled with natural light, a cozy fireplace, and a functional layout perfect for everyday living and entertaining. The kitchen offers ample cabinet space and flows easily into the dining and living areas. Generously sized bedrooms and well-maintained bathrooms provide comfort throughout, This home offers both comfort and convenience in a peaceful setting.

4. 2026-05-05
   listed $335,000 Active 521-char remark

   Show marketing remark (515 chars)

   Welcome to this spacious 4-bedroom, 2.5-bath two-story home set on a large, private lot with a wooded backyard. Inside, you'll find bright, open living areas filled with natural light, a cozy fireplace, and a functional layout perfect for everyday living and entertaining. The kitchen offers ample cabinet space and flows easily into the dining and living areas. Generously sized bedrooms and well-maintained bathrooms provide comfort throughout, This home offers both comfort and convenience in a peaceful setting.

5. 2026-05-05
   listed $335,000 New 515-char remark

   Show marketing remark (515 chars)

   Welcome to this spacious 4-bedroom, 2.5-bath two-story home set on a large, private lot with a wooded backyard. Inside, you'll find bright, open living areas filled with natural light, a cozy fireplace, and a functional layout perfect for everyday living and entertaining. The kitchen offers ample cabinet space and flows easily into the dining and living areas. Generously sized bedrooms and well-maintained bathrooms provide comfort throughout, This home offers both comfort and convenience in a peaceful setting.

6. 1991-07-12
   soldstatus $103,500

ⓘ 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: $699 · $58/mo
• Projected year-2 tax: $3,082 · $257/mo
• Expected delta: +$2,383/yr (+$199/mo · 341.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,385
• − Mortgage interest: −$18,765
• − Property taxes: −$699
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,431
• − Management: −$2,431
• − Depreciation: −$9,745
• Taxable loss: −$5,361
• Est. tax savings @ 24.0%: +$1,287
• After-tax cash flow: $1,836/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

• Census place: Mableton, GA
• County: Cobb County · 777,758 people
• City population: 41,829
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 41,829
• Household income: $101,891
• Rent vs Own: 21.9% rent · 78.1% own
• Severe rent burden: 1046.0

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 42% White 30% Hispanic / Latino 20% Two or more races 8% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 11% Cuban 1%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 16% · Canada, China
• Languages at home: 77% English-only · Spanish 17% Other Indo-European 3% French/Haitian/Cajun 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: ▼ -239.35%
• Current HPI: 230.378
• Rent YoY: ▲ 3.66%
• 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

+223.7% since first listed

6 events — show timeline

• 2026-05-19 Pending — FMLS
• 2026-05-15 Pending — GAMLS
• 2026-05-15 Contingent — FMLS
• 2026-05-05 Listed $335,000 GAMLS
• 2026-05-05 Listed $335,000 FMLS
• 1991-07-12 Sold (Public Records) $103,500 Public Records

Property tax history

-3.2%/yr

Latest (2025): $699 · +2.5% YoY. Source: county tax records.