5921 John St · Austell, GA 30106

$279,000

4 bd · 1.0 ba · 1,656 sqft · SingleFamily public records · 38 Days on market

Built 1970 10,454 sqft lot $168/sqft · 8% below area Est $303k · 8% under ↓ 9% since listing

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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).

• Cash flow +13.2/30.0
• ARV discount +11.1/15.0
• DSCR +4.0/10.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This solid, one-level home offers the perfect opportunity for buyers looking to make a space their own. Situated on a spacious lot with a fenced yard all around the home, this property has great bones and tons of upside. Step inside to find a traditional layout featuring a large family den with a brick fireplace, original character throughout, and plenty of natural light. The home offers a functional kitchen and a layout ready for your personal updates. Enjoy your mornings or evenings on the covered front porch, perfect for relaxing or entertaining. Out back, you'll find a fenced yard, storage building, and room to have a garden, or create your ideal outdoor space.

Key facts

• Covered front porch
• Fenced yard
• Brick fireplace

Tags

• FENCED YARD
• BRICK FIREPLACE
• COVERED FRONT PORCH
• STORAGE BUILDING
• SPACIOUS LOT

Property features AI

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity available; Sewer available
• Home design: Single-level home; Resale property; Fee simple ownership
• Construction: Brick construction (brick 4 sides); Composition roof; Slab foundation
• Exterior features: Covered patio; Patio; Chain link fencing; Outbuilding / shed(s)

Interior

• Kitchen: Dishwasher; Electric oven; Refrigerator
• Bedrooms: Four main-level bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central air conditioning; Electric heating; Radiant heating
• Interior features: One fireplace in the family room; No shared/common walls; Other interior features
• Laundry & utility: Dedicated laundry room; Mud room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $-6 ($-75/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (18.6% below list).
• Recommended offer: $227k (18.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.7% in Austell — 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 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: Hendricks Elementary School (math 19% / reading 27%, grade F, #797 of 1,228 statewide, top 65%, 502 students, 74% FRL); Garrett Middle School (math 15% / reading 21%, grade F, #375 of 470 statewide, top 80%, 906 students, 85% FRL); South Cobb High School (math 21% / reading 20%, grade F, #231 of 424 statewide, top 54%, 2,127 students, 67% FRL) — zoned schools average 75% FRL vs 39% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 42% district-wide (-22 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 (+1.3%/yr); 187 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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 40% of the median local income ($69k/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 $2k of loan paydown is wiped out by about $8k 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

• It's been on market 38 days — a 3% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,113 (18.6% 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. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.10%
• DSCR: 1.00
• GRM: 10.2

CMA / ARV

• ARV (median comp): $302,945
• List price: $279,000
• Delta: -1.30%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6202 Humphries Hill Rd	0.38mi	4/2.0	1,662 (+0%)	9mo	$236,900	$143	70
5901 Miller Rd	0.06mi	3/2.0 (-1)	1,833 (+11%)	11mo	$370,000	$202	61
5975 Tate Dr	0.59mi	3/2.5 (-1)	1,743 (+5%)	8mo	$305,000	$175	47
5890 Betty St	0.07mi	3/1.5 (-1)	1,408 (-15%)	22mo	$310,000	$220	47
5895 Water Oaks Dr	0.62mi	4/2.5	1,723 (+4%)	15mo	$315,000	$183	46
2171 Westside Dr	0.58mi	3/2.5 (-1)	1,851 (+12%)	1mo	$348,000	$188	41
2021 Westside Dr	0.44mi	3/2.5 (-1)	1,890 (+14%)	5mo	$350,000	$185	40
5997 Tate Dr	0.66mi	4/3.0	1,797 (+8%)	13mo	$330,000	$184	36
5703 Newnan Cir	0.67mi	3/2.5 (-1)	1,819 (+10%)	8mo	$320,000	$176	35
3080 W Jackson Way	0.60mi	3/2.5 (-1)	1,827 (+10%)	12mo	$350,000	$192	34
3101 W Jackson Way	0.62mi	3/2.5 (-1)	1,791 (+8%)	18mo	$328,000	$183	31
6000 Water Oaks Dr	0.75mi	3/2.0 (-1)	1,510 (-9%)	17mo	$235,000	$156	27

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 · 1.3% rent growth · sell at horizon

5-year hold

• IRR: -18.3%
• Equity multiple: 0.37×
• Total profit: $-49,471
• Equity at exit: $41,600

10-year hold

• IRR: -14.1%
• Equity multiple: 0.25×
• Total profit: $-58,918
• Equity at exit: $24,123

Cash invested: $78,120 (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 30106

• Home prices YoY: -33.4%
• Rents YoY: 1.3%
• Active inventory: 187
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,271 high
• Mortgage (P&I): −$1,463
• Tax from tax record: −$221 /mo · $2,653/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $-6

Break-even live

Break-even rent $2,279

Max offer price $277,900

Occupancy floor 95%

Sensitivity live

Price	-10% $152	-5% $73	+0% $-6	+5% $-85	+10% $-164
Rent	-10% $-186	-5% $-96	+0% $-6	+5% $83	+10% $173
Rate	-1.0pp $134	-0.5pp $65	base $-6	+0.5pp $-79	+1.0pp $-152

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6403 Kensington Ct Austell, GA	4.0	2.0	1352	$1,674	$1.24	26d	1	0.41mi
3034 Millstone Ct Austell, GA	4.0	2.0	1430	$1,825	$1.28	26d	1	0.51mi
3034 Millstone Ct Austell, GA	4.0	2.0	1430	$1,825	$1.28	24d	1	0.51mi
5989 Bowden St Austell, GA	4.0	3.0	1388	$3,965	$2.86	45d	1	0.64mi
5734 Newnan Cir Austell, GA	4.0	3.0	2001	$2,251	$1.12	45d	1	0.64mi
5955 Water Oaks Dr Austell, GA	4.0	2.0	1490	$2,176	$1.46	14d	1	0.70mi
7201 Pine St Unit A Austell, GA	4.0	3.0	1900	$2,250	$1.18	26d	1	0.90mi
5995 Spring St Austell, GA	3.0	2.0	1905	$4,500	$2.36	4d	1	1.00mi
6230 Love St Austell, GA	4.0	2.0	1452	$4,950	$3.41	45d	1	1.13mi
4020 Brookfield Way Austell, GA	4.0	3.0	1934	$2,136	$1.10	26d	1	1.15mi
4040 Brookfield Way Austell, GA	4.0	2.5	2083	$2,430	$1.17	19d	1	1.18mi
5550 Pemrock Ct Powder Springs, GA	3.0	3.0	1613	$2,135	$1.32	26d	1	1.34mi
3946 Creel Dr Lithia Springs, GA	3.0	1.5	1800	$1,595	$0.89	7d	1	1.39mi

Listing history 19 events

1. 2026-06-21
   pricedays on market $279,000 Active 38 DOM
2. 2026-06-18
   days on market $299,000 Active 35 DOM
3. 2026-06-17
   days on market $299,000 Active 34 DOM
4. 2026-06-16
   days on market $299,000 Active 33 DOM
5. 2026-06-15
   days on market $299,000 Active 32 DOM
6. 2026-06-13
   days on market $299,000 Active 30 DOM
7. 2026-06-13
   days on market $299,000 Active 29 DOM
8. 2026-06-09
   days on market $299,000 Active 26 DOM
9. 2026-06-08
   days on market $299,000 Active 25 DOM
10. 2026-06-07
    days on market $299,000 Active 24 DOM
11. 2026-06-04
    days on market $299,000 Active 21 DOM
12. 2026-06-03
    days on market $299,000 Active 20 DOM
13. 2026-06-02
    days on market $299,000 Active 19 DOM
14. 2026-06-01
    days on market $299,000 Active 18 DOM
15. 2026-05-31
    days on market $299,000 Active 17 DOM
16. 2026-05-14
    price $312,000 673-char remark

    Show marketing remark (673 chars)

    This solid, one-level home offers the perfect opportunity for buyers looking to make a space their own. Situated on a spacious lot with a fenced yard all around the home, this property has great bones and tons of upside. Step inside to find a traditional layout featuring a large family den with a brick fireplace, original character throughout, and plenty of natural light. The home offers a functional kitchen and a layout ready for your personal updates. Enjoy your mornings or evenings on the covered front porch, perfect for relaxing or entertaining. Out back, you'll find a fenced yard, storage building, and room to have a garden, or create your ideal outdoor space.

17. 2026-05-14
    price $312,000 673-char remark

    Show marketing remark (673 chars)

    This solid, one-level home offers the perfect opportunity for buyers looking to make a space their own. Situated on a spacious lot with a fenced yard all around the home, this property has great bones and tons of upside. Step inside to find a traditional layout featuring a large family den with a brick fireplace, original character throughout, and plenty of natural light. The home offers a functional kitchen and a layout ready for your personal updates. Enjoy your mornings or evenings on the covered front porch, perfect for relaxing or entertaining. Out back, you'll find a fenced yard, storage building, and room to have a garden, or create your ideal outdoor space.

18. 2026-05-01
    listed $329,000 New 673-char remark

    Show marketing remark (673 chars)

    This solid, one-level home offers the perfect opportunity for buyers looking to make a space their own. Situated on a spacious lot with a fenced yard all around the home, this property has great bones and tons of upside. Step inside to find a traditional layout featuring a large family den with a brick fireplace, original character throughout, and plenty of natural light. The home offers a functional kitchen and a layout ready for your personal updates. Enjoy your mornings or evenings on the covered front porch, perfect for relaxing or entertaining. Out back, you'll find a fenced yard, storage building, and room to have a garden, or create your ideal outdoor space.

19. 2026-05-01
    listed $329,000 Active 673-char remark

    Show marketing remark (673 chars)

    This solid, one-level home offers the perfect opportunity for buyers looking to make a space their own. Situated on a spacious lot with a fenced yard all around the home, this property has great bones and tons of upside. Step inside to find a traditional layout featuring a large family den with a brick fireplace, original character throughout, and plenty of natural light. The home offers a functional kitchen and a layout ready for your personal updates. Enjoy your mornings or evenings on the covered front porch, perfect for relaxing or entertaining. Out back, you'll find a fenced yard, storage building, and room to have a garden, or create your ideal outdoor space.

ⓘ 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: $2,653 · $221/mo
• Projected year-2 tax: $2,653 · $221/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 19 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: $27,254
• − Mortgage interest: −$15,628
• − Property taxes: −$2,653
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,180
• − Management: −$2,180
• − Depreciation: −$8,116
• Taxable loss: −$4,899
• Est. tax savings @ 24.0%: +$1,176
• After-tax cash flow: $1,101/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

• Census place: Austell, GA
• County: Cobb County · 777,758 people
• City population: 49,719
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 23,107
• Household income: $68,881
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 907.0

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 0.62)
• Race & ethnicity: Black 54% White 22% Hispanic / Latino 20% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 9% Puerto Rican 6%
• Common ancestry: Italian 2% Hispanic 1% Romanian 1%
• Foreign-born: 14% · Canada, Jamaica, Vietnam
• Languages at home: 79% English-only · Spanish 16% Other Indo-European 1% 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: ▼ -128.55%
• Current HPI: 256.6988
• Rent YoY: ▲ 1.30%
• 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

-9.1% since first listed

6 events — show timeline

• 2026-05-19 Price Changed $299,000 FMLS
• 2026-05-19 Price Changed $299,000 GAMLS
• 2026-05-14 Price Changed $312,000 GAMLS
• 2026-05-14 Price Changed $312,000 FMLS
• 2026-05-01 Listed $329,000 FMLS
• 2026-05-01 Listed $329,000 GAMLS

Property tax history

+21.6%/yr

Latest (2025): $2,653 · -18.7% YoY. Source: county tax records.