776 Crestside Ct · Mableton, GA 30168

$178,000

2 bd · 3.0 ba · 1,292 sqft · Townhouse public records · 106 Days on market

Built 1987 4,443 sqft lot Est $174k · at est.

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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 +20.6/30.0
• ARV discount +6.6/15.0
• DSCR +6.5/10.0
• 1% rule +4.8/10.0
• 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

END UNIT 2 MASTER BEDROOM TOWN HOME- THAT'S MOVE IN READY. FRESH CARPET AND PAINT!

Key facts

• Built 1987
• Listed 106 days

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath townhouse listed at $178k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/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 $174k (2.1% below list).
• Recommended offer: $162k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,625 units permitted in Cobb County in 2024 (389 in 5+ unit buildings).
• This rent runs 33% 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

• It's been on market 106 days — a 9% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 8y ago; this cycle's ask has dropped $14k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; list at $178k implies a 128% 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 $161,980 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
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: 0.98% ✗
• Cap rate: 7.89%
• Cash-on-cash: 5.69%
• DSCR: 1.25
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $174,420
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
776 Crestside Ct	0.00mi	2/2.5	1,292 (0%)	1mo	$175,000	$135	97
7224 Crestside Dr #1	0.08mi	2/2.5	1,280 (-1%)	4mo	$165,000	$129	89
7221 Crestside Dr	0.05mi	2/2.5	1,280 (-1%)	8mo	$150,000	$117	87
774 Crestside Ct	0.01mi	3/2.5 (+1)	1,292 (0%)	9mo	$165,000	$128	85
796 Crestside Ct #1	0.04mi	2/2.5	1,214 (-6%)	5mo	$135,900	$112	82
7238 Crestside Dr #79	0.10mi	3/2.5 (+1)	1,240 (-4%)	2mo	$221,900	$179	80
7220 Crestside Dr	0.07mi	3/3.0 (+1)	1,212 (-6%)	8mo	$157,000	$130	75
7236 Crestside Dr #80	0.09mi	3/2.5 (+1)	1,240 (-4%)	13mo	$230,900	$186	71
7240 Crestside Dr #78	0.10mi	3/2.5 (+1)	1,240 (-4%)	13mo	$233,900	$189	71
7264 Crestside Dr #66	0.14mi	3/2.5 (+1)	1,240 (-4%)	13mo	$230,900	$186	69
7266 Crestside Dr #65	0.14mi	3/2.5 (+1)	1,240 (-4%)	14mo	$230,900	$186	68
937 Pine Oak Trl	0.22mi	2/2.0	1,480 (+15%)	5mo	$135,000	$91	57

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 · 0.77% rent growth · sell at horizon

5-year hold

• IRR: -9.9%
• Equity multiple: 0.65×
• Total profit: $-17,651
• Equity at exit: $26,540

10-year hold

• IRR: -3.7%
• Equity multiple: 0.78×
• Total profit: $-11,122
• Equity at exit: $15,390

Cash invested: $49,840 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,742 high
• Mortgage (P&I): −$933
• Tax from tax record: −$133 /mo · $1,592/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $236

Break-even live

Break-even rent $1,443

Max offer price $178,000

Occupancy floor 81%

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: $44,500
• Closing costs: $5,340
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
859 Springchase Dr Austell, GA	3.0	2.0	1530	$5,800	$3.79	44d	1	0.09mi
595 Riverside Pkwy Austell, GA	1.0–2.0	1.0	973	$1,059	$1.09	5d	7	0.36mi
575 Riverside Pkwy Austell, GA	1.0–2.0	1.0–2.0	848	$1,189	$1.40	2d	6	0.38mi
1032 Winterglen Way Austell, GA	3.0	2.5	1506	$2,075	$1.38	44d	1	0.41mi
1138 Summerstone Trce Austell, GA	3.0	2.5	1500	$1,736	$1.16	3d	1	0.45mi
1047 Winterglen Way Austell, GA	3.0	2.0	1390	$1,879	$1.35	3d	1	0.46mi
325 Riverside Pkwy SW Austell, GA	1.0–3.0	1.0–2.0	1029	$1,448	$1.41	44d	9	0.76mi
304 Flagstone Way Austell, GA	2.0	1.5	1000	$1,480	$1.48	24d	1	0.80mi
597 S Gordon Rd SW Mableton, GA	3.0	1.0	1118	$4,500	$4.03	44d	1	0.81mi
6970 Shenandoah Trl Austell, GA	1.0–2.0	1.0	830	$1,300	$1.57	2d	23	0.84mi
283 Flagstone Way Unit 283 Austell, GA	2.0	1.5	1000	$1,450	$1.45	44d	1	0.85mi
7440 Riverside Pkwy SW Austell, GA	2.0–3.0	2.0	1145	$1,500	$1.31	3d	4	0.98mi
1350 Ambercrest Way Austell, GA	3.0	2.5	1390	$2,061	$1.48	21d	1	1.06mi
1357 Ling Dr Austell, GA	3.0	2.0	1176	$1,805	$1.53	44d	1	1.11mi
7073 Allison Ct Austell, GA	1.0	1.0	1760	$1,100	$0.62	5d	1	1.15mi
879 Howard Ct SW Mableton, GA	3.0	2.0	1435	$1,250	$0.87	20d	1	1.18mi
848 Howard Ct SW Mableton, GA	3.0	2.0	1435	$1,045	$0.73	5d	1	1.19mi
7262 Bridgeport Ct Austell, GA	3.0	2.5	1390	$2,020	$1.45	20d	1	1.19mi
6607 Ivy Log Dr Austell, GA	2.0	2.0	1425	$1,728	$1.21	44d	1	1.29mi
6619 Ivy Log Dr Austell, GA	2.0	2.5	1160	$1,595	$1.38	24d	1	1.31mi
6623 Ivy Log Dr Austell, GA	2.0	2.5	1160	$1,600	$1.38	19d	1	1.32mi
6702 Songwood Dr Austell, GA	3.0	2.0	1527	$3,200	$2.10	44d	1	1.34mi
6761 Armonia Dr Mableton, GA	3.0	2.5	1800	$2,600	$1.44	5d	1	1.38mi
214 Kinship Dr Mableton, GA	3.0	2.5	1800	$2,500	$1.39	44d	1	1.41mi
6719 Armonia Dr Mableton, GA	3.0	2.5	1800	$2,600	$1.44	44d	1	1.41mi
6715 Armonia Dr Mableton, GA	3.0	2.5	1800	$2,500	$1.39	13d	1	1.42mi
6712 Ivy Log Dr Austell, GA	3.0	2.0	1500	$1,750	$1.17	44d	1	1.43mi
6660 Mableton Pkwy SE Mableton, GA	1.0–3.0	1.0–2.0	900	$1,378	$1.53	2d	8	1.45mi
7036 Ivy Pointe Row Austell, GA	3.0	2.0	1629	$2,000	$1.23	44d	1	1.47mi

Listing history 30 events

1. 2026-04-24
   status Pending
2. 2026-04-20
   historical Active Under Contract
3. 2026-03-17
   price $178,000
4. 2026-02-11
   historical $1,299
5. 2026-02-11
   price $188,000
6. 2026-01-07
   listed $192,000 Active
7. 2025-11-08
   price $1,299
8. 2025-10-17
   price $1,350
9. 2025-10-10
   price $1,375
10. 2025-09-26
    historical
11. 2025-09-18
    listed $1,425
12. 2025-09-18
    historical $1,375
13. 2025-09-17
    listed $1,375
14. 2025-06-26
    listed $202,500 Active
15. 2024-07-10
    historical $1,375
16. 2024-06-26
    price $1,375
17. 2024-06-06
    listed $1,425
18. 2024-06-06
    historical $1,425
19. 2024-03-21
    historical $1,425
20. 2024-03-21
    listed $1,425
21. 2024-03-20
    listed $1,425
22. 2018-11-20
    soldstatus $77,900
23. 2018-11-19
    soldstatus $77,900 Sold 84-char remark

    Show marketing remark (84 chars)

    END UNIT 2 MASTER BEDROOM TOWN HOME- THAT'S MOVE IN READY. FRESH CARPET AND PAINT!

24. 2018-11-19
    soldstatus $77,900 Sold

    Show marketing remark (84 chars)

    END UNIT 2 MASTER BEDROOM TOWN HOME- THAT'S MOVE IN READY. FRESH CARPET AND PAINT!

25. 2018-11-11
    status Under Contract

    Show marketing remark (84 chars)

    END UNIT 2 MASTER BEDROOM TOWN HOME- THAT'S MOVE IN READY. FRESH CARPET AND PAINT!

26. 2018-11-11
    status Pending 84-char remark

    Show marketing remark (84 chars)

    END UNIT 2 MASTER BEDROOM TOWN HOME- THAT'S MOVE IN READY. FRESH CARPET AND PAINT!

27. 2018-10-26
    listed $79,900 Active 84-char remark

    Show marketing remark (84 chars)

    END UNIT 2 MASTER BEDROOM TOWN HOME- THAT'S MOVE IN READY. FRESH CARPET AND PAINT!

28. 2018-10-26
    listed $79,900 New

    Show marketing remark (84 chars)

    END UNIT 2 MASTER BEDROOM TOWN HOME- THAT'S MOVE IN READY. FRESH CARPET AND PAINT!

29. 2005-05-19
    soldstatus $94,000
30. 2000-11-16
    soldstatus $70,000

ⓘ 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: $1,592 · $133/mo
• Projected year-2 tax: $1,638 · $136/mo
• Expected delta: +$46/yr (+$4/mo · 2.9%)

ⓘ 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 · 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: $20,909
• − Mortgage interest: −$9,971
• − Property taxes: −$1,592
• − Insurance: −$890
• − Repairs & maintenance: −$1,673
• − Management: −$1,673
• − Depreciation: −$5,178
• Taxable loss: −$67
• Est. tax savings @ 24.0%: +$16
• After-tax cash flow: $2,851/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

+154.3% since first listed

30 events — show timeline

• 2026-04-24 Pending — FMLS
• 2026-04-20 Contingent — FMLS
• 2026-03-17 Price Changed $178,000 FMLS
• 2026-02-11 Rental Removed $1,299 FMLS
• 2026-02-11 Price Changed $188,000 FMLS
• 2026-01-07 Listed $192,000 FMLS
• 2025-11-08 Price Changed $1,299 FMLS
• 2025-10-17 Price Changed $1,350 FMLS
• 2025-10-10 Price Changed $1,375 FMLS
• 2025-09-26 Listing Removed — FMLS
• 2025-09-18 Listed for Rent $1,425 FMLS
• 2025-09-18 Rental Removed $1,375 BUILDIUM
• 2025-09-17 Listed for Rent $1,375 BUILDIUM
• 2025-06-26 Listed $202,500 FMLS
• 2024-07-10 Rental Removed $1,375 RENTLY
• 2024-06-26 Price Changed $1,375 RENTLY
• 2024-06-06 Listed for Rent $1,425 RENTLY
• 2024-06-06 Rental Removed $1,425 RENTLY
• 2024-03-21 Rental Removed $1,425 BUILDIUM
• 2024-03-21 Listed for Rent $1,425 RENTLY
• 2024-03-20 Listed for Rent $1,425 BUILDIUM
• 2018-11-20 Sold (Public Records) $77,900 Public Records
• 2018-11-19 Sold (MLS) $77,900 GAMLS
• 2018-11-19 Sold (MLS) $77,900 FMLS
• 2018-11-11 Pending — GAMLS
• 2018-11-11 Pending — FMLS
• 2018-10-26 Listed $79,900 GAMLS
• 2018-10-26 Listed $79,900 FMLS
• 2005-05-19 Sold (Public Records) $94,000 Public Records
• 2000-11-16 Sold (Public Records) $70,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,592 · -13.2% YoY. Source: county tax records.