2995 Chesilhurst Ct · Powder Springs, GA 30127

$299,900

3 bd · 2.0 ba · 1,985 sqft · SingleFamily public records · 45 Days on market

Built 1993 8,629 sqft lot $151/sqft · 9% below area Est $331k · 9% under $7/mo HOA

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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 +11.7/15.0
• Cash flow +9.9/30.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• 1% rule +2.9/10.0
• DSCR +2.8/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming split-level home tucked away on a peaceful cul-de-sac in the desirable Melrose Square community. Step inside to a vaulted great room with a cozy brick fireplace, a formal dining area, and a bright kitchen with ample cabinet space, perfect for everyday living and entertaining. The lower level offers a versatile bonus room with additional living space, while the back deck provides a great spot to relax or host gatherings overlooking the backyard. Upstairs features a spacious primary suite with a large bath, along with two generously sized secondary bedrooms. With solid bones and plenty of potential, this home is ideal for buyers looking to add their personal touch. Being sold as-is, it presents a fantastic opportunity to customize or invest in a rapidly growing area just minutes from shopping, dining, and everything Cobb County has to offer.

Key facts

• Bright kitchen
• Vaulted great room
• Brick fireplace

Tags

• SPLIT-LEVEL HOME
• CUL-DE-SAC
• VAULTED GREAT ROOM
• BRICK FIREPLACE
• FORMAL DINING AREA
• BRIGHT KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-188 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $267k (11.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (21.3% below list).
• Recommended offer: $236k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.7% in Powder Springs — 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 71/100 on livability (#79 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, employment B+; Watch: 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.
• Market conditions: Rents flat; 650 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 45 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 15y 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 $107k; list at $300k implies a 181% 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 $235,898 (21.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.79% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.68%
• DSCR: 0.88
• GRM: 10.6

CMA / ARV

• ARV (median comp): $331,096
• List price: $299,900
• Delta: -9.42%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5069 Glendora Dr	0.06mi	3/2.0	1,998 (+1%)	6mo	$340,000	$170	92
5212 Glendora Ct	0.17mi	4/2.0 (+1)	1,792 (-10%)	6mo	$300,000	$167	66
3168 Hopeland Ct	0.36mi	4/2.5 (+1)	2,140 (+8%)	3mo	$377,000	$176	61
2981 Elberta Ter	0.30mi	3/3.0	1,730 (-13%)	2mo	$350,000	$202	59
5050 Hopeland Dr	0.40mi	4/2.5 (+1)	1,826 (-8%)	6mo	$345,000	$189	56
3311 Hillside Dr	0.74mi	4/2.0 (+1)	2,040 (+3%)	0mo	$340,000	$167	56
2619 Restoration Dr	0.47mi	3/2.0	2,267 (+14%)	0mo	$495,000	$218	54
3109 Nectar Dr	0.30mi	4/3.0 (+1)	2,215 (+12%)	5mo	$385,000	$174	54
4801 Deer Chase	0.52mi	3/2.5	1,734 (-13%)	4mo	$335,000	$193	50
4808 Winding Ln	0.61mi	3/2.5	1,740 (-12%)	1mo	$352,500	$203	48
3383 Lochness Ln	0.73mi	3/2.0	1,746 (-12%)	8mo	$300,000	$172	39
4537 Rushing Wind Ct	0.66mi	3/2.5	1,711 (-14%)	7mo	$323,100	$189	38

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: -23.3%
• Equity multiple: 0.22×
• Total profit: $-65,766
• Equity at exit: $44,716

10-year hold

• IRR: -25.2%
• Equity multiple: -0.11×
• Total profit: $-93,132
• Equity at exit: $25,930

Cash invested: $83,972 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,359 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$346 /mo · $4,158/yr
• Insurance: −$125
• HOA: −$7
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $-188

Break-even live

Break-even rent $2,596

Max offer price $266,767

Occupancy floor —

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4860 Country Cove Way Powder Springs, GA	3.0	2.0	1370	$1,999	$1.46	2d	1	0.22mi
3111 Nectar Dr Powder Springs, GA	3.0	2.0	1585	$2,500	$1.58	43d	1	0.32mi
5306 Yoshino Ter Powder Springs, GA	4.0	2.5	2356	$2,800	$1.19	24d	1	0.46mi
5259 Springtide Ln Powder Springs, GA	3.0	3.0	1700	$1,895	$1.11	22d	1	0.60mi
1199 Paddocks Way Powder Springs, GA	3.0	2.5	1505	$1,661	$1.10	5d	1	0.65mi
1422 Gentry Ct Powder Springs, GA	3.0	2.0	1624	$2,299	$1.42	43d	1	0.95mi
1440 Paddocks Ct Powder Springs, GA	4.0	3.0	1920	$2,400	$1.25	24d	1	1.04mi
4306 Jones Ct Powder Springs, GA	3.0	2.0	1776	$1,980	$1.11	24d	1	1.22mi

HOA detail

• Monthly dues: $7 · $84/yr

Listing history 42 events

1. 2026-06-07
   statusdays on market $299,900 Pending 45 DOM
2. 2026-06-04
   days on market $299,900 Active 44 DOM
3. 2026-06-03
   days on market $299,900 Active 43 DOM
4. 2026-06-02
   days on market $299,900 Active 42 DOM
5. 2026-06-01
   days on market $299,900 Active 41 DOM
6. 2026-05-31
   days on market $299,900 Active 40 DOM
7. 2026-04-22
   listed $310,000 New 861-char remark

   Show marketing remark (861 chars)

   Charming split-level home tucked away on a peaceful cul-de-sac in the desirable Melrose Square community. Step inside to a vaulted great room with a cozy brick fireplace, a formal dining area, and a bright kitchen with ample cabinet space, perfect for everyday living and entertaining. The lower level offers a versatile bonus room with additional living space, while the back deck provides a great spot to relax or host gatherings overlooking the backyard. Upstairs features a spacious primary suite with a large bath, along with two generously sized secondary bedrooms. With solid bones and plenty of potential, this home is ideal for buyers looking to add their personal touch. Being sold as-is, it presents a fantastic opportunity to customize or invest in a rapidly growing area just minutes from shopping, dining, and everything Cobb County has to offer.

8. 2026-04-20
   listed $310,000 Active 861-char remark

   Show marketing remark (861 chars)

   Charming split-level home tucked away on a peaceful cul-de-sac in the desirable Melrose Square community. Step inside to a vaulted great room with a cozy brick fireplace, a formal dining area, and a bright kitchen with ample cabinet space, perfect for everyday living and entertaining. The lower level offers a versatile bonus room with additional living space, while the back deck provides a great spot to relax or host gatherings overlooking the backyard. Upstairs features a spacious primary suite with a large bath, along with two generously sized secondary bedrooms. With solid bones and plenty of potential, this home is ideal for buyers looking to add their personal touch. Being sold as-is, it presents a fantastic opportunity to customize or invest in a rapidly growing area just minutes from shopping, dining, and everything Cobb County has to offer.

9. 2026-04-05
   historical $1,999
10. 2026-03-19
    listed $1,999
11. 2014-12-23
    price $106,900
12. 2014-12-23
    soldstatus $106,900
13. 2014-12-18
    price $106,900
14. 2014-12-16
    historical
15. 2014-12-08
    historical
16. 2014-12-05
    soldstatus $106,900 Sold
17. 2014-12-05
    price $125,000
18. 2014-12-05
    soldstatus $106,900 Sold
19. 2014-12-02
    status Pending
20. 2014-11-24
    status Under Contract
21. 2014-11-24
    historical Contingent - Due Diligence
22. 2014-11-24
    price $125,000
23. 2014-11-17
    status Back On Market
24. 2014-11-17
    status Active
25. 2014-11-08
    price $59,000
26. 2014-11-04
    status Under Contract
27. 2014-11-03
    status Pending Offer Approval
28. 2014-10-31
    listed $125,000 New
29. 2014-10-31
    listed $125,000 Active
30. 2013-08-27
    soldstatus $65,000
31. 2012-02-21
    historical
32. 2012-02-16
    soldstatus $59,000 Sold
33. 2012-02-16
    soldstatus $59,000 Sold
34. 2012-01-23
    historical
35. 2012-01-13
    status Under Contract
36. 2012-01-11
    status Pending
37. 2012-01-05
    price $59,900
38. 2011-12-30
    listed $59,900 New
39. 2011-12-28
    listed $59,900 Active
40. 2010-09-14
    price $135,000 Reduced
41. 1995-08-02
    soldstatus $94,500
42. 1992-09-09
    soldstatus $84,900

ⓘ 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: $4,158 · $346/mo
• Projected year-2 tax: $4,158 · $346/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 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,308
• − Mortgage interest: −$16,799
• − Property taxes: −$4,158
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,265
• − Management: −$2,265
• − HOA: −$84
• − Depreciation: −$8,724
• Taxable loss: −$7,486
• Est. tax savings @ 24.0%: +$1,797
• After-tax cash flow: $-454/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 — Powder Springs

• Score: 71/100
• State rank: #79
• US rank: #6846

Category grades

Amenities F Commute F Cost of living A Crime B- Employment B+ Housing A+ Health & safety B+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cobb County · 777,758 people
• City population: 71,626
• 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

+265.1% since first listed

36 events — show timeline

• 2026-04-22 Listed $310,000 GAMLS
• 2026-04-20 Listed $310,000 FMLS
• 2026-04-05 Rental Removed $1,999 Tricon
• 2026-03-19 Listed for Rent $1,999 Tricon
• 2014-12-23 Price Changed $106,900 GAMLS
• 2014-12-23 Sold (Public Records) $106,900 Public Records
• 2014-12-18 Price Changed $106,900 FMLS
• 2014-12-16 Listing Removed — FMLS
• 2014-12-08 Listing Removed — GAMLS
• 2014-12-05 Sold (MLS) $106,900 GAMLS
• 2014-12-05 Sold (MLS) $106,900 FMLS
• 2014-12-05 Price Changed $125,000 FMLS
• 2014-12-02 Pending — FMLS
• 2014-11-24 Pending — GAMLS
• 2014-11-24 Contingent — FMLS
• 2014-11-24 Price Changed $125,000 GAMLS
• 2014-11-17 Relisted — GAMLS
• 2014-11-17 Relisted — FMLS
• 2014-11-08 Price Changed $59,000 GAMLS
• 2014-11-04 Pending — GAMLS
• 2014-11-03 Pending — FMLS
• 2014-10-31 Listed $125,000 GAMLS
• 2014-10-31 Listed $125,000 FMLS
• 2013-08-27 Sold (Public Records) $65,000 Public Records
• 2012-02-21 Listing Removed — FMLS
• 2012-02-16 Sold (MLS) $59,000 GAMLS
• 2012-02-16 Sold (MLS) $59,000 FMLS
• 2012-01-23 Listing Removed — GAMLS
• 2012-01-13 Pending — GAMLS
• 2012-01-11 Pending — FMLS
• 2012-01-05 Price Changed $59,900 GAMLS
• 2011-12-30 Listed $59,900 GAMLS
• 2011-12-28 Listed $59,900 FMLS
• 2010-09-14 Price Changed $135,000 GAMLS
• 1995-08-02 Sold (Public Records) $94,500 Public Records
• 1992-09-09 Sold (Public Records) $84,900 Public Records

Property tax history

+8.6%/yr

Latest (2025): $4,158 · -5.1% YoY. Source: county tax records.