5132 Meadows Lake Dr · Austell, GA 30127

$299,000

4 bd · 2.5 ba · 2,211 sqft · SingleFamily public records · 78 Days on market

Built 1999 0.46 ac lot $135/sqft · 18% below area Est $363k · 18% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.4/30.0
• DSCR +4.0/10.0
• Schools +3.8/10.0
• 1% rule +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the charm and opportunity of this spacious home nestled in the desirable Meadows Lake community. This property offers a fantastic layout and great bones just waiting for your vision and a little TLC to make it truly shine

Key facts

• 0.46 acre lot
• 2 garage spots
• Built 1999

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $4 ($51/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 $257k (14.0% below list).
• Recommended offer: $257k (14.0% 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+, schools D-, amenities 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.
• Market conditions: Rents flat; 650 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $9k 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 78 days — a 6% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y ago; this cycle's ask has dropped $26k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $257,271 (14.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 14% 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 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.06%
• DSCR: 1.00
• GRM: 9.7

CMA / ARV

• ARV (median comp): $362,581
• List price: $299,000
• Delta: -17.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5416 Sweetsprings Dr SW	0.36mi	4/3.0	2,277 (+3%)	6mo	$330,000	$145	71
4280 Chads Park Dr	0.18mi	4/3.0	2,453 (+11%)	2mo	$335,000	$137	69
4505 Laurie Ln	0.46mi	4/2.0	2,170 (-2%)	8mo	$254,000	$117	67
4573 Westview Dr	0.55mi	4/3.0	2,082 (-6%)	2mo	$325,000	$156	61
5497 Sweetsprings Dr SW	0.46mi	4/3.0	2,068 (-6%)	9mo	$370,000	$179	58
4107 Springridge Ct	0.57mi	3/2.5 (-1)	2,156 (-2%)	8mo	$230,000	$107	58
5081 Hubert Dr	0.35mi	3/2.0 (-1)	2,042 (-8%)	8mo	$299,500	$147	57
4490 Epworth Ct	0.47mi	3/2.0 (-1)	2,336 (+6%)	8mo	$348,500	$149	55
5329 Memorial Ln	0.27mi	3/2.0 (-1)	1,888 (-15%)	2mo	$315,000	$167	55
4825 Rollins Dr	0.74mi	3/2.5 (-1)	2,024 (-8%)	0mo	$545,000	$269	46
5452 Sweetsprings Dr	0.54mi	5/3.0 (+1)	2,415 (+9%)	8mo	$399,000	$165	46
4807 Norma Ln	0.53mi	3/2.0 (-1)	1,914 (-13%)	2mo	$288,000	$150	44

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 · 0.74% rent growth · sell at horizon

5-year hold

• IRR: -18.7%
• Equity multiple: 0.36×
• Total profit: $-53,885
• Equity at exit: $44,582

10-year hold

• IRR: -16.4%
• Equity multiple: 0.18×
• Total profit: $-68,947
• Equity at exit: $25,852

Cash invested: $83,720 (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 30127

• Rents YoY: 0.7%
• Active inventory: 650
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,573 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$336 /mo · $4,027/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $4

Break-even live

Break-even rent $2,567

Max offer price $299,000

Occupancy floor 95%

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5330 Sweetsprings Way SW Powder Springs, GA	5.0	3.0	2369	$2,625	$1.11	20d	1	0.44mi
5315 Paddington Ln Powder Springs, GA	3.0	2.5	2009	$2,145	$1.07	24d	1	0.50mi
5315 Paddington Ln Powder Springs, GA	3.0	2.5	2009	$2,145	$1.07	20d	1	0.50mi
5550 Pemrock Ct Powder Springs, GA	3.0	3.0	1613	$2,135	$1.32	24d	1	0.75mi
5042 Rosemeade Ct Powder Springs, GA	4.0	2.5	3000	$2,800	$0.93	4d	1	0.95mi
4961 Brownwood Dr Powder Springs, GA	3.0	2.5	1747	$2,100	$1.20	43d	1	1.10mi
4040 Brookfield Way Austell, GA	4.0	2.5	2083	$2,430	$1.17	17d	1	1.18mi
4020 Brookfield Way Austell, GA	4.0	3.0	1934	$2,136	$1.10	24d	1	1.20mi
3959 Morning Dew Ct Powder Springs, GA	4.0	3.0	1746	$5,900	$3.38	43d	1	1.42mi
5955 Water Oaks Dr Austell, GA	4.0	2.0	1490	$2,176	$1.46	12d	1	1.45mi
4493 Brownsville Rd Powder Springs, GA	1.0–3.0	1.0–2.0	1095	$2,684	$2.45	1d	18	1.45mi

Listing history 41 events

1. 2026-06-18
   days on market $299,000 Active 78 DOM
2. 2026-06-17
   days on market $299,000 Active 77 DOM
3. 2026-06-16
   days on market $299,000 Active 76 DOM
4. 2026-06-15
   days on market $299,000 Active 75 DOM
5. 2026-06-13
   days on market $299,000 Active 73 DOM
6. 2026-06-13
   days on market $299,000 Active 72 DOM
7. 2026-06-09
   days on market $299,000 Active 69 DOM
8. 2026-06-08
   days on market $299,000 Active 68 DOM
9. 2026-06-07
   days on market $299,000 Active 67 DOM
10. 2026-06-04
    days on market $299,000 Active 64 DOM
11. 2026-06-03
    days on market $299,000 Active 63 DOM
12. 2026-06-02
    pricedays on market $299,000 Active 62 DOM
13. 2026-06-01
    days on market $310,000 Active 61 DOM
14. 2026-05-31
    days on market $310,000 Active 60 DOM
15. 2026-04-17
    price $310,000 230-char remark

    Show marketing remark (230 chars)

    Discover the charm and opportunity of this spacious home nestled in the desirable Meadows Lake community. This property offers a fantastic layout and great bones just waiting for your vision and a little TLC to make it truly shine

16. 2026-04-17
    price $310,000 230-char remark

    Show marketing remark (230 chars)

    Discover the charm and opportunity of this spacious home nestled in the desirable Meadows Lake community. This property offers a fantastic layout and great bones just waiting for your vision and a little TLC to make it truly shine

17. 2026-04-01
    listed $325,000 New 230-char remark

    Show marketing remark (230 chars)

    Discover the charm and opportunity of this spacious home nestled in the desirable Meadows Lake community. This property offers a fantastic layout and great bones just waiting for your vision and a little TLC to make it truly shine

18. 2026-04-01
    listed $325,000 Active 230-char remark

    Show marketing remark (230 chars)

    Discover the charm and opportunity of this spacious home nestled in the desirable Meadows Lake community. This property offers a fantastic layout and great bones just waiting for your vision and a little TLC to make it truly shine

19. 2025-12-11
    historical $2,099
20. 2025-12-07
    price $2,099
21. 2025-12-02
    price $2,149
22. 2025-11-26
    price $2,199
23. 2025-11-05
    price $2,219
24. 2025-10-24
    listed $2,249
25. 2023-10-24
    historical $2,049
26. 2023-10-20
    listed $2,049
27. 2018-06-28
    soldstatus $849,000
28. 2017-09-18
    soldstatus $144,000
29. 2017-09-14
    soldstatus $144,000 Sold
30. 2017-08-28
    historical Contingent - Due Diligence
31. 2017-08-14
    price $160,000
32. 2017-08-12
    status Active
33. 2017-08-04
    historical Contingent - Due Diligence
34. 2017-08-01
    status Active
35. 2017-07-26
    historical Contingent - Due Diligence
36. 2017-07-20
    listed $171,000 Active
37. 2007-08-08
    soldstatus $145,000
38. 2007-07-30
    soldstatus $145,000
39. 2007-01-22
    listed $154,500
40. 2003-07-02
    soldstatus $169,000
41. 1999-12-14
    soldstatus $135,900

ⓘ 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: $4,027 · $336/mo
• Projected year-2 tax: $4,027 · $336/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $30,873
• − Mortgage interest: −$16,749
• − Property taxes: −$4,027
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,470
• − Management: −$2,470
• − Depreciation: −$8,698
• Taxable loss: −$5,036
• Est. tax savings @ 24.0%: +$1,209
• After-tax cash flow: $1,260/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): 71,626
• Household income: $110,904
• Rent vs Own: 14.6% rent · 85.4% own
• Severe rent burden: 912.0

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 0.65)
• Race & ethnicity: Black 45% White 37% Hispanic / Latino 11% Two or more races 7% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Hispanic 2% Italian 1% Lithuanian 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 8% French/Haitian/Cajun 2% 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: ▼ -161.28%
• Current HPI: 222.6123
• Rent YoY: ▲ 0.74%
• 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

+128.1% since first listed

27 events — show timeline

• 2026-04-17 Price Changed $310,000 GAMLS
• 2026-04-17 Price Changed $310,000 FMLS
• 2026-04-01 Listed $325,000 FMLS
• 2026-04-01 Listed $325,000 GAMLS
• 2025-12-11 Rental Removed $2,099 Tricon
• 2025-12-07 Price Changed $2,099 Tricon
• 2025-12-02 Price Changed $2,149 Tricon
• 2025-11-26 Price Changed $2,199 Tricon
• 2025-11-05 Price Changed $2,219 Tricon
• 2025-10-24 Listed for Rent $2,249 Tricon
• 2023-10-24 Rental Removed $2,049 RENT.
• 2023-10-20 Listed for Rent $2,049 RENT.
• 2018-06-28 Sold (Public Records) $849,000 Public Records
• 2017-09-18 Sold (Public Records) $144,000 Public Records
• 2017-09-14 Sold (MLS) $144,000 FMLS
• 2017-08-28 Contingent — FMLS
• 2017-08-14 Price Changed $160,000 FMLS
• 2017-08-12 Relisted — FMLS
• 2017-08-04 Contingent — FMLS
• 2017-08-01 Relisted — FMLS
• 2017-07-26 Contingent — FMLS
• 2017-07-20 Listed $171,000 FMLS
• 2007-08-08 Sold (Public Records) $145,000 Public Records
• 2007-07-30 Sold (MLS) $145,000 FMLS
• 2007-01-22 Listed $154,500 FMLS
• 2003-07-02 Sold (Public Records) $169,000 Public Records
• 1999-12-14 Sold (Public Records) $135,900 Public Records

Property tax history

+4.6%/yr

Latest (2025): $4,027 · -0.1% YoY. Source: county tax records.