2026 Drennon Ave · Austell, GA 30106

$150,000

2 bd · 2.5 ba · 1,056 sqft · Townhouse public records · 46 Days on market

Built 1981 5,445 sqft lot $142/sqft · at area comps Est $155k · 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 +25.4/30.0
• ARV discount +8.9/15.0
• DSCR +8.4/10.0
• 1% rule +6.5/10.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover comfort and charm in this beautiful 2-bedroom, 2.5-bath townhome nestled in Austell, GA. Perfectly situated on a lot featuring a small, scenic lake, this home offers a peaceful retreat while still being conveniently close to everything you need. Step inside to find tile flooring throughout the main living areas, offering both durability and easy maintenance. The bedrooms feature warm hardwood floors, adding a touch of elegance and comfort to your private spaces. Each bedroom includes its own full bathroom, providing convenience and privacy, while the additional half bath is perfect for guests.

Key facts

• 2 parking spots
• Built 1981
• Listed 45 days

Property features AI

Finance

• HOA & community: Near public transport; Near schools; Near shopping

Exterior

• Parking: Two parking spaces; Parking at kitchen level
• Utilities: Public water; Public sewer; Electric service with 110V and 220V in laundry; Natural gas available; Cable and phone available
• Home design: Two levels; Resale property; Fee simple ownership
• Construction: Cedar and wood siding exterior; Composition roof; Slab foundation; Built with traditional construction materials
• Exterior features: Private yard; Patio; Chain link fencing; Lake front / pond nearby; Asphalt road frontage (county road)

Interior

• Kitchen: Cabinets (stain); Laminate counters; Dishwasher
• Bedrooms: Two upper bedrooms; Bedroom features: Other
• Flooring: Hardwood
• Bathrooms: Two full bathrooms; One half bathroom (main level); Master bathroom with shower only
• Heating & cooling: Central heating (forced air); Central air conditioning (electric)
• Interior features: Entrance foyer; Bay window(s); 2+ common walls; Attic
• Laundry & utility: Laundry closet; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: Clarkdale Elementary School (math 25% / reading 27%, grade F, #728 of 1,228 statewide, top 60%, 700 students, 75% 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 76% FRL vs 39% district-wide (37 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 (+1.3%/yr); 187 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $4k 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 46 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago 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 $65k; list at $150k implies a 131% 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 $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.15% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.82%
• DSCR: 1.44
• GRM: 7.3

CMA / ARV

• ARV (median comp): $154,714
• List price: $150,000
• Delta: -3.05%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2012 Drennon Ave	0.04mi	2/2.5	1,056 (0%)	4mo	$179,000	$170	95
2075 Lenoa Ln	0.10mi	2/2.5	1,078 (+2%)	1mo	$113,000	$105	91
1984 Padgett Dr	0.10mi	2/2.5	1,084 (+3%)	7mo	$139,000	$128	85
2020 Drennon Ave	0.02mi	2/2.5	1,078 (+2%)	13mo	$205,000	$190	84
2102 Lenoa Ln	0.16mi	2/2.5	1,078 (+2%)	11mo	$206,000	$191	80
2044 Lenoa Ln	0.13mi	2/2.5	1,078 (+2%)	16mo	$152,000	$141	78
2070 Lenoa Ln	0.12mi	2/2.5	1,078 (+2%)	24mo	$205,000	$190	71

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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-5,304
• Equity at exit: $22,365

10-year hold

• IRR: 4.3%
• Equity multiple: 1.29×
• Total profit: $12,142
• Equity at exit: $12,969

Cash invested: $42,000 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,719 high
• Mortgage (P&I): −$787
• Tax from tax record: −$165 /mo · $1,983/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $344

Break-even live

Break-even rent $1,284

Max offer price $150,000

Occupancy floor 75%

Sensitivity live

Price	-10% $428	-5% $386	+0% $344	+5% $301	+10% $259
Rent	-10% $208	-5% $276	+0% $344	+5% $411	+10% $479
Rate	-1.0pp $419	-0.5pp $382	base $344	+0.5pp $305	+1.0pp $265

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1975 Padgett Dr Unit 1 Austell, GA	2.0	2.5	1200	$1,449	$1.21	23d	1	0.05mi
2051 Lenoa Ln Austell, GA	2.0	2.5	1078	$1,600	$1.48	6d	1	0.08mi
4649 Danna Dr Austell, GA	3.0	2.0	1438	$1,765	$1.23	25d	1	0.24mi
4236 Austell Rd Austell, GA	1.0–2.0	1.0–2.0	1050	$1,623	$1.55	0d	17	0.47mi
2141 Sandalwood Ln SW Austell, GA	3.0	2.0	1475	$2,136	$1.45	16d	1	0.47mi
2105 Mesa Valley Way Austell, GA	1.0–3.0	1.0–2.0	1102	$1,692	$1.53	0d	35	0.51mi
1650 Anderson Mill Rd Austell, GA	1.0–3.0	1.0–2.0	1026	$1,518	$1.48	0d	22	0.56mi
1707 Virginia Cir SW Mableton, GA	3.0	2.0	1235	$1,835	$1.49	25d	1	0.81mi
1899 Mulkey Rd Austell, GA	1.0–3.0	1.0–2.0	990	$1,416	$1.43	4d	7	0.94mi
3759 Mulkey Cir SW Marietta, GA	3.0	1.5	1216	$1,600	$1.32	45d	1	1.02mi
1820 Mulkey Rd Austell, GA	1.0–3.0	1.0–2.0	970	$1,468	$1.51	3d	19	1.13mi
2222 East-West Connector Austell, GA	1.0–3.0	1.0–2.0	1143	$1,450	$1.27	45d	30	1.17mi
3730 Silver Leaf Ct SW Marietta, GA	3.0	2.0	1248	$2,250	$1.80	45d	1	1.26mi
3755 Medical Park Dr Austell, GA	1.0–2.0	1.0–2.0	979	$1,636	$1.67	6d	13	1.29mi
5128 Lakeview Ct Austell, GA	2.0	1.5	1080	$1,605	$1.49	14d	1	1.34mi
3890 Floyd Rd Austell, GA	1.0–3.0	1.0–2.5	1061	$2,222	$2.09	0d	47	1.35mi
3890 Floyd Rd Unit B1 Austell, GA	2.0	2.5	1461	$2,801	$1.92	45d	1	1.38mi
3561 Ashley Station Dr SW #3561 Marietta, GA	2.0	2.5	1160	$1,500	$1.29	45d	1	1.38mi
2020 Annette Ln Austell, GA	3.0	2.0	1452	$1,900	$1.31	25d	1	1.38mi
3753 Austell Rd SW Unit C1 Austell, GA	3.0	2.0	1391	$2,375	$1.71	4d	1	1.39mi
3753 Austell Rd Austell, GA	1.0–3.0	1.0–2.0	1110	$2,199	$1.98	0d	87	1.39mi
3753 Austell Rd SW Unit B2 Austell, GA	2.0	2.0	1094	$2,279	$2.08	4d	1	1.39mi
3753 Austell Rd SW Unit A1 Austell, GA	1.0	1.0	718	$1,884	$2.62	4d	1	1.39mi
2347 Glencairn Ln SW Marietta, GA	3.0	2.0	1486	$1,731	$1.16	0d	1	1.42mi
3890 Floyd Rd Unit 2201 Austell, GA	2.0	2.0	1128	$2,147	$1.90	25d	1	1.43mi
3890 Floyd Rd Unit B2 Austell, GA	2.0	2.0	1094	$2,393	$2.19	45d	1	1.43mi
3890 Floyd Rd Unit A4 Austell, GA	1.0	1.0	853	$1,961	$2.30	5d	1	1.43mi
1860 Gherry Dr Austell, GA	3.0	2.0	1465	$1,606	$1.10	6d	1	1.46mi
3482 Clare Cottage Trce SW Marietta, GA	3.0	2.5	1422	$1,500	$1.05	0d	1	1.47mi
3510 Ashley Station Dr SW Marietta, GA	3.0	2.5	1408	$1,845	$1.31	0d	1	1.50mi
3510 Ashley Station Dr SW Marietta, GA	3.0	2.5	1408	$1,845	$1.31	12d	1	1.50mi

Listing history 32 events

1. 2026-06-21
   days on market $150,000 Active 46 DOM
2. 2026-06-18
   days on market $150,000 Active 43 DOM
3. 2026-06-17
   days on market $150,000 Active 42 DOM
4. 2026-06-16
   days on market $150,000 Active 41 DOM
5. 2026-06-15
   days on market $150,000 Active 40 DOM
6. 2026-06-13
   days on market $150,000 Active 38 DOM
7. 2026-06-13
   days on market $150,000 Active 37 DOM
8. 2026-06-09
   days on market $150,000 Active 34 DOM
9. 2026-06-08
   days on market $150,000 Active 33 DOM
10. 2026-06-07
    days on market $150,000 Active 32 DOM
11. 2026-06-04
    days on market $150,000 Active 29 DOM
12. 2026-06-03
    days on market $150,000 Active 28 DOM
13. 2026-06-02
    days on market $150,000 Active 27 DOM
14. 2026-06-01
    days on market $150,000 Active 26 DOM
15. 2026-05-31
    days on market $150,000 Active 25 DOM
16. 2026-05-06
    listed $155,000 New 612-char remark

    Show marketing remark (612 chars)

    Discover comfort and charm in this beautiful 2-bedroom, 2.5-bath townhome nestled in Austell, GA. Perfectly situated on a lot featuring a small, scenic lake, this home offers a peaceful retreat while still being conveniently close to everything you need. Step inside to find tile flooring throughout the main living areas, offering both durability and easy maintenance. The bedrooms feature warm hardwood floors, adding a touch of elegance and comfort to your private spaces. Each bedroom includes its own full bathroom, providing convenience and privacy, while the additional half bath is perfect for guests.

17. 2026-05-06
    listed $155,000 Active 612-char remark

    Show marketing remark (612 chars)

    Discover comfort and charm in this beautiful 2-bedroom, 2.5-bath townhome nestled in Austell, GA. Perfectly situated on a lot featuring a small, scenic lake, this home offers a peaceful retreat while still being conveniently close to everything you need. Step inside to find tile flooring throughout the main living areas, offering both durability and easy maintenance. The bedrooms feature warm hardwood floors, adding a touch of elegance and comfort to your private spaces. Each bedroom includes its own full bathroom, providing convenience and privacy, while the additional half bath is perfect for guests.

18. 2026-05-05
    historical
19. 2026-05-05
    historical
20. 2026-04-22
    price $155,000
21. 2026-04-22
    price $155,000
22. 2026-04-03
    price $160,000
23. 2026-04-03
    price $160,000
24. 2026-03-18
    listed $164,900 New
25. 2026-03-18
    listed $164,900 Active
26. 2022-08-19
    historical
27. 2022-05-13
    price $179,900
28. 2022-04-28
    listed $180,000 New
29. 2017-11-16
    soldstatus $65,000
30. 2005-02-25
    soldstatus $57,500
31. 1993-01-21
    soldstatus $53,909
32. 1983-05-31
    soldstatus $41,100

ⓘ 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: $1,983 · $165/mo
• Projected year-2 tax: $1,983 · $165/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 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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,627
• − Mortgage interest: −$8,402
• − Property taxes: −$1,983
• − Insurance: −$750
• − Repairs & maintenance: −$1,650
• − Management: −$1,650
• − Depreciation: −$4,364
• Taxable income: $1,828
• Est. tax owed @ 24.0%: −$439
• After-tax cash flow: $3,684/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

• 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

+265.0% since first listed

19 events — show timeline

• 2026-05-27 Price Changed $150,000 GAMLS
• 2026-05-27 Price Changed $150,000 FMLS
• 2026-05-06 Listed $155,000 FMLS
• 2026-05-06 Listed $155,000 GAMLS
• 2026-05-05 Listing Removed — GAMLS
• 2026-05-05 Listing Removed — FMLS
• 2026-04-22 Price Changed $155,000 GAMLS
• 2026-04-22 Price Changed $155,000 FMLS
• 2026-04-03 Price Changed $160,000 GAMLS
• 2026-04-03 Price Changed $160,000 FMLS
• 2026-03-18 Listed $164,900 GAMLS
• 2026-03-18 Listed $164,900 FMLS
• 2022-08-19 Listing Removed — GAMLS
• 2022-05-13 Price Changed $179,900 GAMLS
• 2022-04-28 Listed $180,000 GAMLS
• 2017-11-16 Sold (Public Records) $65,000 Public Records
• 2005-02-25 Sold (Public Records) $57,500 Public Records
• 1993-01-21 Sold (Public Records) $53,909 Public Records
• 1983-05-31 Sold (Public Records) $41,100 Public Records

Property tax history

+6.5%/yr

Latest (2025): $1,983 · -0.1% YoY. Source: county tax records.