750 Sixflags Rd #394 · South Fulton, GA 30168

$53,400

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 69 Days on market

Built 2026 Average condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Condition / age +2.8/5.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 2 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a clubhouse, a soccer field, a basketball court, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Clubhouse
• Soccer field
• Basketball court

Tags

• CLUBHOUSE
• SOCCER FIELD
• BASKETBALL COURT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $53k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $53k).
• Recommended offer: $50k (6.0% below list) — sets the bar for market timing.
• Cap rate 34.5% vs local median 4.6% in South Fulton — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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; 131 active listings in the ZIP; 1,625 units permitted in Cobb County in 2024 (389 in 5+ unit buildings).
• This rent runs 39% 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 $369 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.8% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($50k) is reasonable based on typical stale-listing flexibility.

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 $50,196 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 3.85% ✓
• Cap rate: 34.52%
• Cash-on-cash: 100.82%
• DSCR: 5.49
• GRM: 2.2

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: 99.4%
• Equity multiple: 5.47×
• Total profit: $66,869
• Equity at exit: $7,962

10-year hold

• IRR: —
• Equity multiple: 10.61×
• Total profit: $143,657
• Equity at exit: $4,617

Cash invested: $14,952 (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: 131
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $2,057 medium
• Mortgage (P&I): −$280
• Tax est. 1.5%: −$67 /mo · $801/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $1,256

Break-even live

Break-even rent $467

Max offer price $53,400

Occupancy floor 34%

Sensitivity live

Price	-10% $1,293	-5% $1,275	+0% $1,256	+5% $1,238	+10% $1,219
Rent	-10% $1,094	-5% $1,175	+0% $1,256	+5% $1,337	+10% $1,419
Rate	-1.0pp $1,283	-0.5pp $1,270	base $1,256	+0.5pp $1,242	+1.0pp $1,228

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: $13,350
• Closing costs: $1,602
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $53,400 Active 69 DOM
2. 2026-06-18
   days on market $53,400 Active 66 DOM
3. 2026-06-17
   days on market $53,400 Active 65 DOM
4. 2026-06-16
   days on market $53,400 Active 64 DOM
5. 2026-06-15
   days on market $53,400 Active 63 DOM
6. 2026-06-13
   days on market $53,400 Active 61 DOM
7. 2026-06-13
   days on market $53,400 Active 60 DOM
8. 2026-06-09
   days on market $53,400 Active 57 DOM
9. 2026-06-08
   days on market $53,400 Active 56 DOM
10. 2026-06-07
    days on market $53,400 Active 55 DOM
11. 2026-06-04
    days on market $53,400 Active 52 DOM
12. 2026-06-03
    days on market $53,400 Active 51 DOM
13. 2026-06-02
    days on market $53,400 Active 50 DOM
14. 2026-06-01
    pricedays on market $53,400 Active 49 DOM
15. 2026-05-31
    days on market $52,900 Active 48 DOM
16. 2026-04-13
    listed $52,900 Active 403-char remark

    Show marketing remark (403 chars)

    * THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 2 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a clubhouse, a soccer field, a basketball court, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 23% 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: $24,687
• − Mortgage interest: −$2,991
• − Property taxes: −$801
• − Insurance: −$267
• − Repairs & maintenance: −$1,975
• − Management: −$1,975
• − Depreciation: −$1,553
• Taxable income: $15,124
• Est. tax owed @ 24.0%: −$3,630
• After-tax cash flow: $11,444/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.

Condition & rehab AI · 1 photo

Average 55/100 Cosmetic rehab

This 3-bedroom, 2-bathroom manufactured home is in average condition with some minor repairs needed. It has a good exterior and roof, and the interior could benefit from a fresh coat of paint. Landscaping could be trimmed for better curb appeal. The home is located in a family-friendly community with amenities, making it a good investment.

Repairs flagged

• Minor interior walls/paint — Some minor wear and tear on the interior walls and paint that could be touched up.
• Minor landscaping — Some minor overgrowth in the landscaping that could be trimmed and maintained.

Value-add opportunities

• Resale Paint the interior walls — Fresh paint can make the interior look new and appealing to potential buyers.
• Rental Trim the landscaping — Well-maintained landscaping can attract more renters and improve curb appeal.

Renovation cost estimate screening

Repair item	Severity	Est. cost
interior walls/paint · Some minor wear and tear on the interior walls and paint that could be touched up.	Minor	$500–3,000
landscaping · Some minor overgrowth in the landscaping that could be trimmed and maintained.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint the interior walls — Fresh paint can make the interior look new and appealing to potential buyers. ↑
• Rental Trim the landscaping — Well-maintained landscaping can attract more renters and improve curb appeal. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — South Fulton

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Cobb County · 777,758 people
• City population: 127,674
• 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

1 event — show timeline

• 2026-04-13 Listed $52,900 Zillow