6263 Dodgen Rd SW · Mableton, GA 30126

$210,000

3 bd · 1.5 ba · 1,551 sqft · SingleFamily public records · 35 Days on market

Built 1952 2.50 ac lot Est $323k · 35% under

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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 +19.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Schools +3.8/10.0
• 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

Don't miss this rare opportunity in a high-end, rapidly growing area of Mableton surrounded by established homes and continued development. Situated on an expansive 2.5-acre lot, this full brick home offers the perfect canvas for investors, builders, or buyers ready to create something truly special. This fixer-upper is priced for potential and already features a brand new roof, giving you a major head start on renovations. Even better, sewer is on site-a huge advantage that opens the door for expansion, redevelopment, or maximizing the full potential of the land. With its prime location, solid brick construction, substantial acreage, and strong surrounding values, this property is ideal for a flip, custom renovation, or long-term investment. Unlock the possibilities and capitalize on the location, land, and upside-opportunities like this are hard to find!

Key facts

• Sewer on site
• 2.5-acre lot
• Brand new roof

Tags

• 2.5-ACRE LOT
• BRAND NEW ROOF
• SEWER ON SITE
• SOLID BRICK CONSTRUCTION

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $204k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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 rising (+3.7%/yr); 398 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $1k of loan paydown is wiped out by about $6k 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 35 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y 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 $75k; list at $210k implies a 180% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.02% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.01%
• DSCR: 1.22
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $322,608
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6263 Dodgen Rd SW	0.00mi	3/1.5	1,551 (0%)	1mo	$190,000	$123	99
101 Stroud Dr	0.42mi	3/2.0	1,580 (+2%)	2mo	$314,900	$199	73
6361 Dodgen Rd SW	0.17mi	2/1.0 (-1)	1,351 (-13%)	6mo	$255,000	$189	59
40 Sheraton Way SW	0.40mi	3/2.5	1,431 (-8%)	9mo	$257,700	$180	57
399 Gresham Rd SW	0.71mi	3/2.0	1,491 (-4%)	8mo	$195,000	$131	52
6090 Heritage Way SE	0.41mi	4/2.5 (+1)	1,423 (-8%)	9mo	$330,000	$232	50
522 Elizabeth Ln SW	0.66mi	4/2.0 (+1)	1,626 (+5%)	8mo	$360,000	$221	48
307 Gordon Woods Dr SW	0.67mi	4/3.0 (+1)	1,550 (-0%)	13mo	$360,000	$232	47
496 Elizabeth Ln SW	0.62mi	3/2.0	1,353 (-13%)	2mo	$325,000	$240	46
6650 Valley Hill Dr SW	0.75mi	3/2.0	1,427 (-8%)	6mo	$330,000	$231	45
361 Gordon Valley Ln SW	0.58mi	3/2.0	1,772 (+14%)	5mo	$261,000	$147	43
87 Virgil St SW	0.48mi	3/2.0	1,325 (-15%)	11mo	$275,000	$208	42

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: -7.7%
• Equity multiple: 0.71×
• Total profit: $-16,911
• Equity at exit: $31,312

10-year hold

• IRR: 2.7%
• Equity multiple: 1.20×
• Total profit: $11,539
• Equity at exit: $18,157

Cash invested: $58,800 (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: 398
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,151 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$265 /mo · $3,178/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $246

Break-even live

Break-even rent $1,840

Max offer price $210,000

Occupancy floor 84%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6106 Venetian Way Mableton, GA	4.0	1.5	1622	$1,750	$1.08	5d	1	0.16mi
26 Nellie Brook Dr SW Mableton, GA	3.0	2.0	1253	$2,000	$1.60	24d	1	0.26mi
6040 Austin Dr SW Mableton, GA	3.0	2.0	1642	$2,100	$1.28	44d	1	0.47mi
221 Clydesdale Ln SE Mableton, GA	4.0	3.0	1442	$2,050	$1.42	5d	1	0.59mi
6715 Armonia Dr Mableton, GA	3.0	2.5	1800	$2,500	$1.39	13d	1	0.60mi
6719 Armonia Dr Mableton, GA	3.0	2.5	1800	$2,600	$1.44	44d	1	0.60mi
214 Kinship Dr Mableton, GA	3.0	2.5	1800	$2,500	$1.39	44d	1	0.62mi
6761 Armonia Dr Mableton, GA	3.0	2.5	1800	$2,600	$1.44	5d	1	0.63mi
6512 Mitchell Ln SW Mableton, GA	3.0	2.0	2120	$2,570	$1.21	2d	1	0.63mi
6412 Mountain Home Way SE Mableton, GA	3.0	2.5	1500	$2,250	$1.50	24d	1	0.65mi
6412 Mountain Home Way SE Mableton, GA	3.0	2.5	1430	$2,150	$1.50	5d	1	0.65mi
6508 Mountain Home Way SE Mableton, GA	3.0	2.5	1500	$2,200	$1.47	44d	1	0.66mi
5961 Garner Rd SW Mableton, GA	3.0	2.0	1992	$1,845	$0.93	5d	1	0.68mi
6660 Mableton Pkwy SE Mableton, GA	1.0–3.0	1.0–2.0	900	$1,588	$1.76	2d	8	0.76mi
6132 Lynne Cir SW Mableton, GA	3.0	1.0	1104	$1,895	$1.72	24d	1	0.76mi
411 Clearstream Ln Austell, GA	4.0	2.5	2164	$2,299	$1.06	3d	1	0.85mi
709 Alburgh ALY Mableton, GA	3.0	3.5	1977	$2,550	$1.29	21d	1	0.87mi
848 Howard Ct SW Mableton, GA	3.0	2.0	1435	$1,045	$0.73	5d	1	1.06mi
30 Cooper Lake Rd SW Mableton, GA	1.0–3.0	1.0–2.0	1036	$1,399	$1.35	13d	3	1.06mi
879 Howard Ct SW Mableton, GA	3.0	2.0	1435	$1,250	$0.87	20d	1	1.13mi
6710 Stoneleigh Way Mableton, GA	3.0	2.5	1876	$2,150	$1.15	13d	1	1.14mi
5750 Old Gordon Rd Mableton, GA	2.0	1.5	1165	$3,200	$2.75	44d	1	1.15mi
6271 Mountain Ct SE Mableton, GA	3.0	2.0	1649	$2,200	$1.33	17d	1	1.15mi
6117 Pisgah Rd SW Mableton, GA	4.0	2.0	1500	$2,500	$1.67	24d	1	1.17mi
597 S Gordon Rd SW Mableton, GA	3.0	1.0	1118	$4,500	$4.03	44d	1	1.18mi
586 Ridge Ave SW Mableton, GA	3.0	2.0	1340	$1,925	$1.44	24d	1	1.23mi
7076 Shenandoah Trl Austell, GA	4.0	2.5	1928	$2,165	$1.12	44d	1	1.24mi
6877 Slate Stone Way SE Mableton, GA	3.0	2.5	1860	$2,200	$1.18	4d	1	1.24mi
7072 Shenandoah Trl Austell, GA	4.0	3.0	1928	$1,861	$0.97	15d	1	1.26mi
6618 Saint Abernathy Dr SE Mableton, GA	4.0	2.5	1987	$2,900	$1.46	24d	1	1.26mi
811 Old Powder Springs Rd SW Mableton, GA	2.0	1.0	1100	$3,400	$3.09	44d	1	1.31mi
6170 Pisgah Rd SW Mableton, GA	3.0	2.0	1534	$1,870	$1.22	20d	1	1.33mi
588 Hunnicutt Rd SE Mableton, GA	3.0	2.5	1544	$2,200	$1.42	5d	1	1.43mi
7069 Silver Bend Overlook Austell, GA	3.0	2.5	1888	$2,140	$1.13	5d	1	1.48mi

Listing history 16 events

1. 2026-04-27
   status Back On Market 871-char remark

   Show marketing remark (889 chars)

   Don’t miss this rare opportunity in a high-end, rapidly growing area of Mableton surrounded by established homes and continued development. Situated on an expansive 2.5-acre lot, this full brick home offers the perfect canvas for investors, builders, or buyers ready to create something truly special. This fixer-upper is priced for potential and already features a brand new roof, giving you a major head start on renovations. Even better, sewer is on site—a huge advantage that opens the door for expansion, redevelopment, or maximizing the full potential of the land. With its prime location, solid brick construction, substantial acreage, and strong surrounding values, this property is ideal for a flip, custom renovation, or long-term investment. Unlock the possibilities and capitalize on the location, land, and upside—opportunities like this are hard to find!

2. 2026-04-27
   status Active 889-char remark

   Show marketing remark (889 chars)

   Don’t miss this rare opportunity in a high-end, rapidly growing area of Mableton surrounded by established homes and continued development. Situated on an expansive 2.5-acre lot, this full brick home offers the perfect canvas for investors, builders, or buyers ready to create something truly special. This fixer-upper is priced for potential and already features a brand new roof, giving you a major head start on renovations. Even better, sewer is on site—a huge advantage that opens the door for expansion, redevelopment, or maximizing the full potential of the land. With its prime location, solid brick construction, substantial acreage, and strong surrounding values, this property is ideal for a flip, custom renovation, or long-term investment. Unlock the possibilities and capitalize on the location, land, and upside—opportunities like this are hard to find!

3. 2026-04-21
   status Under Contract 871-char remark

   Show marketing remark (889 chars)

   Don’t miss this rare opportunity in a high-end, rapidly growing area of Mableton surrounded by established homes and continued development. Situated on an expansive 2.5-acre lot, this full brick home offers the perfect canvas for investors, builders, or buyers ready to create something truly special. This fixer-upper is priced for potential and already features a brand new roof, giving you a major head start on renovations. Even better, sewer is on site—a huge advantage that opens the door for expansion, redevelopment, or maximizing the full potential of the land. With its prime location, solid brick construction, substantial acreage, and strong surrounding values, this property is ideal for a flip, custom renovation, or long-term investment. Unlock the possibilities and capitalize on the location, land, and upside—opportunities like this are hard to find!

4. 2026-04-21
   status Pending 889-char remark

   Show marketing remark (889 chars)

   Don’t miss this rare opportunity in a high-end, rapidly growing area of Mableton surrounded by established homes and continued development. Situated on an expansive 2.5-acre lot, this full brick home offers the perfect canvas for investors, builders, or buyers ready to create something truly special. This fixer-upper is priced for potential and already features a brand new roof, giving you a major head start on renovations. Even better, sewer is on site—a huge advantage that opens the door for expansion, redevelopment, or maximizing the full potential of the land. With its prime location, solid brick construction, substantial acreage, and strong surrounding values, this property is ideal for a flip, custom renovation, or long-term investment. Unlock the possibilities and capitalize on the location, land, and upside—opportunities like this are hard to find!

5. 2026-04-15
   listed $210,000 New 871-char remark

   Show marketing remark (889 chars)

   Don’t miss this rare opportunity in a high-end, rapidly growing area of Mableton surrounded by established homes and continued development. Situated on an expansive 2.5-acre lot, this full brick home offers the perfect canvas for investors, builders, or buyers ready to create something truly special. This fixer-upper is priced for potential and already features a brand new roof, giving you a major head start on renovations. Even better, sewer is on site—a huge advantage that opens the door for expansion, redevelopment, or maximizing the full potential of the land. With its prime location, solid brick construction, substantial acreage, and strong surrounding values, this property is ideal for a flip, custom renovation, or long-term investment. Unlock the possibilities and capitalize on the location, land, and upside—opportunities like this are hard to find!

6. 2026-04-15
   listed $210,000 Active 889-char remark

   Show marketing remark (889 chars)

   Don’t miss this rare opportunity in a high-end, rapidly growing area of Mableton surrounded by established homes and continued development. Situated on an expansive 2.5-acre lot, this full brick home offers the perfect canvas for investors, builders, or buyers ready to create something truly special. This fixer-upper is priced for potential and already features a brand new roof, giving you a major head start on renovations. Even better, sewer is on site—a huge advantage that opens the door for expansion, redevelopment, or maximizing the full potential of the land. With its prime location, solid brick construction, substantial acreage, and strong surrounding values, this property is ideal for a flip, custom renovation, or long-term investment. Unlock the possibilities and capitalize on the location, land, and upside—opportunities like this are hard to find!

7. 2026-02-26
   soldstatus $75,000
8. 2012-10-29
   soldstatus $29,900 Sold
9. 2012-10-17
   historical
10. 2012-10-12
    historical Pending Approval
11. 2012-09-05
    listed $29,900 New
12. 2011-07-21
    price $39,000 Reduced
13. 2011-07-06
    price $49,000 Reduced
14. 2011-02-22
    price $69,000 Back On Market
15. 2010-11-06
    price $79,000 Reduced
16. 1999-04-06
    soldstatus $110,000

ⓘ 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: $3,178 · $265/mo
• Projected year-2 tax: $3,178 · $265/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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 17 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: $25,812
• − Mortgage interest: −$11,763
• − Property taxes: −$3,178
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,065
• − Management: −$2,065
• − Depreciation: −$6,109
• Taxable loss: −$419
• Est. tax savings @ 24.0%: +$100
• After-tax cash flow: $3,048/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

+90.9% since first listed

16 events — show timeline

• 2026-04-27 Relisted — GAMLS
• 2026-04-27 Relisted — FMLS
• 2026-04-21 Pending — GAMLS
• 2026-04-21 Pending — FMLS
• 2026-04-15 Listed $210,000 FMLS
• 2026-04-15 Listed $210,000 GAMLS
• 2026-02-26 Sold (Public Records) $75,000 Public Records
• 2012-10-29 Sold (MLS) $29,900 GAMLS
• 2012-10-17 Listing Removed — GAMLS
• 2012-10-12 Contingent — GAMLS
• 2012-09-05 Listed $29,900 GAMLS
• 2011-07-21 Price Changed $39,000 GAMLS
• 2011-07-06 Price Changed $49,000 GAMLS
• 2011-02-22 Price Changed $69,000 GAMLS
• 2010-11-06 Price Changed $79,000 GAMLS
• 1999-04-06 Sold (Public Records) $110,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $3,178 · -26.8% YoY. Source: county tax records.