5900 Pendley Ct · Mableton, GA 30126

$219,000

3 bd · 1.5 ba · 1,075 sqft · SingleFamily public records · 16 Days on market

Built 1962 0.32 ac lot Est $226k · at est.

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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 +13.3/30.0
• ARV discount +8.8/15.0
• DSCR +4.0/10.0
• Schools +3.8/10.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1st Time Home Buyers/Investors take a look at this one! The property is currently rented, but the tenants are willing to relocate if the new owner wants to occupy the home themselves. In that respect this home is exactly what's needed if you want to live alone or have a small family. The property is in great condition but at the same time the space is very manageable at under 1,100 square feet, not to mention a bargain price! The average home in GA is around $400k right now. Stop by to check out this beautiful brick range with lots of charm waiting to great you once you arrive.

Key facts

• 0.32 acre lot
• 2 garage spots
• Built 1962

Property features AI

Exterior

• Parking: Two garage spaces; Two carport spaces; Total of two parking spaces; Property includes garage and carport
• Utilities: Public water; Septic tank sewer
• Home design: One-story brick home; Resale condition
• Construction: Brick construction; Shingle roof; Other roof material; Brick/mortar and slab foundation; Built on one level
• Exterior features: Back yard with chain link fencing

Interior

• Kitchen: Electric cooktop; Microwave; Dishwasher
• Bedrooms: Three bedrooms on the main level; No special bedroom features listed
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom; One half bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No shared/common walls; Other interior features; Crawl space basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $0 ($1/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 $186k (14.9% below list).
• Recommended offer: $186k (14.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Mableton Elementary School (math 18% / reading 21%, grade F, #878 of 1,228 statewide, top 75%, 898 students, 81% FRL); Garrett Middle School (math 15% / reading 21%, grade F, #375 of 470 statewide, top 80%, 906 students, 85% FRL); Pebblebrook High School (math 23% / reading 30%, grade F, #171 of 424 statewide, top 41%, 2,511 students, 70% FRL) — zoned schools average 79% FRL vs 39% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 21% at this address vs 42% district-wide (-21 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $7k 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 16 days — a 2% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 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 $142k; list at $219k implies a 54% 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 $186,465 (14.9% below list)

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.85% ✗
• Cap rate: 6.29%
• Cash-on-cash: 0.00%
• DSCR: 1.00
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $225,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1519 Pendley Dr	0.10mi	2/1.5 (-1)	1,025 (-5%)	5mo	$215,000	$210	79
5915 James Rd	0.05mi	3/1.5	1,050 (-2%)	21mo	$220,000	$210	77
1551 Old Alabama Rd	0.27mi	3/1.0	1,012 (-6%)	2mo	$255,000	$252	74
5621 Zanola Dr SW	0.44mi	2/1.0 (-1)	1,046 (-3%)	11mo	$190,000	$182	59
1825 Witt Cir	0.67mi	3/2.0	1,100 (+2%)	7mo	$320,000	$291	57
5508 Zanola Dr SW	0.65mi	3/1.5	1,152 (+7%)	9mo	$213,000	$185	50
5860 Dunn Rd SW	0.39mi	3/2.0	1,161 (+8%)	23mo	$295,000	$254	48
1793 Witt Cir	0.62mi	3/1.0	1,178 (+10%)	12mo	$250,000	$212	43
6064 Ford Ave	0.52mi	2/1.0 (-1)	938 (-13%)	9mo	$163,350	$174	40
1417 Lake Cir	0.56mi	2/1.0 (-1)	1,204 (+12%)	12mo	$170,000	$141	36
1116 Cliff Dr	0.68mi	2/1.0 (-1)	1,000 (-7%)	20mo	$185,000	$185	33
1788 Belcher Cir	0.61mi	2/1.0 (-1)	972 (-10%)	23mo	$125,000	$129	29

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: -15.6%
• Equity multiple: 0.44×
• Total profit: $-34,234
• Equity at exit: $32,654

10-year hold

• IRR: -6.1%
• Equity multiple: 0.60×
• Total profit: $-24,609
• Equity at exit: $18,935

Cash invested: $61,320 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,865 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$233 /mo · $2,800/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $0

Break-even live

Break-even rent $1,865

Max offer price $219,000

Occupancy floor 95%

Sensitivity live

Price	-10% $124	-5% $62	+0% $0	+5% $-62	+10% $-124
Rent	-10% $-147	-5% $-74	+0% $0	+5% $74	+10% $147
Rate	-1.0pp $110	-0.5pp $56	base $0	+0.5pp $-57	+1.0pp $-114

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5575 Burrus Rd Austell, GA	3.0	2.0	1301	$1,500	$1.15	13d	1	0.52mi
5874 S Gordon Rd Austell, GA	3.0	2.0	1286	$1,850	$1.44	13d	1	0.52mi
1204 Veterans Memorial Hwy SW Mableton, GA	1.0–2.0	1.0	960	$1,266	$1.32	23d	2	0.60mi
6192 Pine Bluff Ct Austell, GA	3.0	2.0	1296	$1,831	$1.41	18d	1	0.69mi
5794 Pinecrest Rd Austell, GA	4.0	2.0	1296	$2,300	$1.77	44d	1	0.69mi
1138 Gerald Pl SW Unit B Mableton, GA	2.0	1.0	1318	$1,495	$1.13	6d	1	0.81mi
5791 Lisa Ln Austell, GA	4.0	2.0	1164	$1,750	$1.50	44d	1	0.83mi
3509 Cardinal Dr SW Mableton, GA	3.0	2.5	1421	$1,829	$1.29	44d	1	0.90mi
6485 Sherwood Trl Austell, GA	3.0	2.0	1374	$2,045	$1.49	20d	1	1.08mi
6485 Sherwood Trl Austell, GA	3.0	2.0	1374	$1,850	$1.35	44d	1	1.08mi
811 Old Powder Springs Rd SW Mableton, GA	2.0	1.0	1100	$3,400	$3.09	44d	1	1.10mi
6117 Pisgah Rd SW Mableton, GA	4.0	2.0	1500	$2,500	$1.67	25d	1	1.18mi
1860 Gherry Dr Austell, GA	3.0	2.0	1465	$1,606	$1.10	6d	1	1.19mi
737 Boggs Rd Unit 1B Mableton, GA	2.0	1.0	950	$1,149	$1.21	25d	1	1.32mi
2020 Annette Ln Austell, GA	3.0	2.0	1452	$1,900	$1.31	25d	1	1.38mi

Listing history 12 events

1. 2026-06-21
   days on market $219,000 Active 16 DOM
2. 2026-06-18
   price $219,000 Active 13 DOM
3. 2026-06-18
   days on market $229,000 Active 13 DOM
4. 2026-06-17
   days on market $229,000 Active 12 DOM
5. 2026-06-16
   days on market $229,000 Active 11 DOM
6. 2026-06-15
   days on market $229,000 Active 10 DOM
7. 2026-06-13
   days on market $229,000 Active 8 DOM
8. 2026-06-13
   days on market $229,000 Active 7 DOM
9. 2026-06-09
   days on market $229,000 Active 4 DOM
10. 2026-06-08
    days on market $229,000 Active 3 DOM
11. 2026-06-07
    remarks 584-char remark
12. 2026-06-07
    listed $229,000 Active 2 DOM

ⓘ 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: $2,800 · $233/mo
• Projected year-2 tax: $2,800 · $233/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 · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $22,376
• − Mortgage interest: −$12,267
• − Property taxes: −$2,800
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,790
• − Management: −$1,790
• − Depreciation: −$6,371
• Taxable loss: −$3,737
• Est. tax savings @ 24.0%: +$897
• After-tax cash flow: $898/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

+709.2% since first listed

4 events — show timeline

• 2026-06-05 Listed $229,000 GAMLS
• 2026-06-05 Listed $229,000 FMLS
• 2020-01-17 Sold (Public Records) $142,000 Public Records
• 1981-01-30 Sold (Public Records) $28,300 Public Records

Property tax history

+4.8%/yr

Latest (2025): $2,800 · +13.9% YoY. Source: county tax records.