5320 Rolling Meadow Dr · Lithia Springs, GA 30127

$322,900

3 bd · 2.5 ba · 2,146 sqft · SingleFamily public records · 16 Days on market

Built 2003 0.46 ac lot $150/sqft · 13% below area Est $371k · 13% 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 +13.3/15.0
• Cash flow +10.2/30.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• DSCR +2.9/10.0
• 1% rule +2.8/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this home in the heart of Powder Springs, offering comfort, space, and a peaceful suburban setting. Nestled in a quiet, established neighborhood, this property features an inviting layout with bright, open living spaces perfect for everyday living and entertaining. The spacious family room flows into a well-appointed kitchen with ample cabinetry, generous counter space, and a cozy dining area overlooking the backyard. The primary suite provides a relaxing retreat with great natural light and an en-suite bath. Secondary bedrooms are well-sized and versatile-ideal for guests, a home office, or hobbies. Step outside to a large, private backyard offering endless possibilities for outdoor living, gardening, or play. Located just minutes from shopping, dining, parks, and major commuter routes, this home also benefits from access to sought-after Cobb County schools, including Hendricks Elementary, Tapp Middle, and McEachern High. A wonderful opportunity to enjoy comfort, convenience, and community in one of West Cobb's most desirable areas.

Key facts

• Ample cabinetry
• 0.46 acre lot
• 2 garage spots

Tags

• BRIGHT OPEN LIVING SPACES
• WELL APPOINTED KITCHEN
• AMPLE CABINETRY
• GENEROUS COUNTER SPACE
• LARGE PRIVATE BACKYARD
• ACCESS TO COBB COUNTY SCHOOLS

Property features AI

Finance

• HOA & community: Community features present

Exterior

• Parking: Garage with 2 parking spaces
• Utilities: Public water; Public sewer; Other electric/utilities
• Home design: Two levels
• Construction: Other construction materials; Other roof type
• Exterior features: Back yard fencing; Deck; Other exterior features; Other additional structures

Interior

• Kitchen: Pantry
• Bedrooms: Three bedrooms located on the upper level
• Flooring: Other flooring
• Bathrooms: Two full bathrooms; One half bathroom (half bath on the main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One fireplace in the family room; No shared/common walls; Resale condition
• Laundry & utility: Laundry room on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $323k.

Deal economics

• At list price, monthly cash flow is $-186 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $290k (10.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (21.8% below list).
• Recommended offer: $252k (21.8% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.5% in Lithia Springs — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 62/100 on livability (#311 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment C-, 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.
• Zoned schools: Hendricks Elementary School (math 19% / reading 27%, grade F, #797 of 1,228 statewide, top 65%, 502 students, 74% FRL); Tapp Middle School (math 23% / reading 39%, grade F, #237 of 470 statewide, top 51%, 873 students, 66% FRL); Mceachern High School (math 19% / reading 24%, grade F, #218 of 424 statewide, top 53%, 2,327 students, 63% FRL) — zoned schools average 67% FRL vs 39% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 42% district-wide (-17 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 flat; 658 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $10k 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 ($318k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 17y 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 $201k; list at $323k implies a 61% 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 $252,384 (21.8% 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. 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: 0.78% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.46%
• DSCR: 0.89
• GRM: 10.7

CMA / ARV

• ARV (median comp): $370,576
• List price: $322,900
• Delta: -12.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5480 Stout Pkwy SW	0.08mi	3/2.0	2,080 (-3%)	21mo	$345,000	$166	72
5830 Leah Ln	0.21mi	3/2.0	2,241 (+4%)	18mo	$370,000	$165	66
5857 Cobalt Dr	0.28mi	4/2.5 (+1)	2,305 (+7%)	12mo	$350,000	$152	60
5843 Millers Pond Ln	0.58mi	3/3.0	2,336 (+9%)	1mo	$355,000	$152	55
5854 Cobalt Dr	0.28mi	4/2.5 (+1)	2,452 (+14%)	11mo	$380,000	$155	49
5439 Beaver Lake Dr	0.17mi	4/2.5 (+1)	2,450 (+14%)	18mo	$410,000	$167	49
5825 Millers Pond Ln	0.53mi	4/2.0 (+1)	2,286 (+6%)	16mo	$265,000	$116	44
5705 Graceland Dr	0.55mi	4/3.0 (+1)	2,324 (+8%)	17mo	$350,000	$151	40
5829 William Vernon Dr	0.70mi	4/2.5 (+1)	2,460 (+15%)	24mo	$359,900	$146	18

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: -22.9%
• Equity multiple: 0.23×
• Total profit: $-69,748
• Equity at exit: $48,145

10-year hold

• IRR: -24.3%
• Equity multiple: -0.08×
• Total profit: $-97,938
• Equity at exit: $27,918

Cash invested: $90,412 (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: 658
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,524 medium
• Mortgage (P&I): −$1,693
• Tax from tax record: −$352 /mo · $4,218/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $-186

Break-even live

Break-even rent $2,759

Max offer price $290,122

Occupancy floor —

Sensitivity live

Price	-10% $-3	-5% $-94	+0% $-186	+5% $-277	+10% $-368
Rent	-10% $-385	-5% $-285	+0% $-186	+5% $-86	+10% $14
Rate	-1.0pp $-23	-0.5pp $-103	base $-186	+0.5pp $-269	+1.0pp $-354

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: $80,725
• Closing costs: $9,687
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5745 Crystal Springs Way Powder Springs, GA	4.0	2.5	2452	$2,500	$1.02	26d	1	0.21mi
4961 Brownwood Dr Powder Springs, GA	3.0	2.5	1747	$2,100	$1.20	45d	1	1.46mi
5042 Rosemeade Ct Powder Springs, GA	4.0	2.5	3000	$2,800	$0.93	6d	1	1.47mi
57 Grandview Ln Powder Springs, GA	4.0	3.0	2568	$2,200	$0.86	45d	1	1.49mi

Listing history 20 events

1. 2026-05-12
   listed $322,900 New 1060-char remark

   Show marketing remark (1060 chars)

   Welcome to this home in the heart of Powder Springs, offering comfort, space, and a peaceful suburban setting. Nestled in a quiet, established neighborhood, this property features an inviting layout with bright, open living spaces perfect for everyday living and entertaining. The spacious family room flows into a well-appointed kitchen with ample cabinetry, generous counter space, and a cozy dining area overlooking the backyard. The primary suite provides a relaxing retreat with great natural light and an en-suite bath. Secondary bedrooms are well-sized and versatile-ideal for guests, a home office, or hobbies. Step outside to a large, private backyard offering endless possibilities for outdoor living, gardening, or play. Located just minutes from shopping, dining, parks, and major commuter routes, this home also benefits from access to sought-after Cobb County schools, including Hendricks Elementary, Tapp Middle, and McEachern High. A wonderful opportunity to enjoy comfort, convenience, and community in one of West Cobb's most desirable areas.

2. 2026-05-12
   listed $322,900 Active 1072-char remark

   Show marketing remark (1060 chars)

   Welcome to this home in the heart of Powder Springs, offering comfort, space, and a peaceful suburban setting. Nestled in a quiet, established neighborhood, this property features an inviting layout with bright, open living spaces perfect for everyday living and entertaining. The spacious family room flows into a well-appointed kitchen with ample cabinetry, generous counter space, and a cozy dining area overlooking the backyard. The primary suite provides a relaxing retreat with great natural light and an en-suite bath. Secondary bedrooms are well-sized and versatile-ideal for guests, a home office, or hobbies. Step outside to a large, private backyard offering endless possibilities for outdoor living, gardening, or play. Located just minutes from shopping, dining, parks, and major commuter routes, this home also benefits from access to sought-after Cobb County schools, including Hendricks Elementary, Tapp Middle, and McEachern High. A wonderful opportunity to enjoy comfort, convenience, and community in one of West Cobb's most desirable areas.

3. 2025-05-01
   historical $2,099
4. 2025-04-17
   price $2,099
5. 2025-04-12
   price $2,199
6. 2025-04-04
   listed $2,349
7. 2023-12-28
   historical $1,995
8. 2023-12-20
   price $1,995
9. 2023-11-17
   listed $2,115
10. 2018-02-16
    soldstatus $201,000
11. 2018-02-15
    soldstatus $201,000 Sold

    Show marketing remark (578 chars)

    This stunning home has it all and more! Custom shelving in dining room, hardwoods on main level, updated kitchen with stone backsplash, views of the beautiful private landscaped fenced backyard backs up to Stout Park! Large deck 36 x 20 perfect for entertaining, offers a jacuzzi as well! Large master w/ Trey ceiling offers a garden tub and shower. Custom Large walk in closets! Custom built bunk beds with slide a kids dream! Custom built-in spaces make this home unique & charming! Custom enclosed dog run w/ dog house! Quiet family, friendly neighborhood! Swim/tennis

12. 2018-02-15
    soldstatus $201,000 Sold

    Show marketing remark (578 chars)

    This stunning home has it all and more! Custom shelving in dining room, hardwoods on main level, updated kitchen with stone backsplash, views of the beautiful private landscaped fenced backyard backs up to Stout Park! Large deck 36 x 20 perfect for entertaining, offers a jacuzzi as well! Large master w/ Trey ceiling offers a garden tub and shower. Custom Large walk in closets! Custom built bunk beds with slide a kids dream! Custom built-in spaces make this home unique & charming! Custom enclosed dog run w/ dog house! Quiet family, friendly neighborhood! Swim/tennis

13. 2018-01-09
    status Under Contract

    Show marketing remark (578 chars)

    This stunning home has it all and more! Custom shelving in dining room, hardwoods on main level, updated kitchen with stone backsplash, views of the beautiful private landscaped fenced backyard backs up to Stout Park! Large deck 36 x 20 perfect for entertaining, offers a jacuzzi as well! Large master w/ Trey ceiling offers a garden tub and shower. Custom Large walk in closets! Custom built bunk beds with slide a kids dream! Custom built-in spaces make this home unique & charming! Custom enclosed dog run w/ dog house! Quiet family, friendly neighborhood! Swim/tennis

14. 2018-01-09
    status Pending

    Show marketing remark (578 chars)

    This stunning home has it all and more! Custom shelving in dining room, hardwoods on main level, updated kitchen with stone backsplash, views of the beautiful private landscaped fenced backyard backs up to Stout Park! Large deck 36 x 20 perfect for entertaining, offers a jacuzzi as well! Large master w/ Trey ceiling offers a garden tub and shower. Custom Large walk in closets! Custom built bunk beds with slide a kids dream! Custom built-in spaces make this home unique & charming! Custom enclosed dog run w/ dog house! Quiet family, friendly neighborhood! Swim/tennis

15. 2018-01-03
    listed $199,000 Active

    Show marketing remark (578 chars)

    This stunning home has it all and more! Custom shelving in dining room, hardwoods on main level, updated kitchen with stone backsplash, views of the beautiful private landscaped fenced backyard backs up to Stout Park! Large deck 36 x 20 perfect for entertaining, offers a jacuzzi as well! Large master w/ Trey ceiling offers a garden tub and shower. Custom Large walk in closets! Custom built bunk beds with slide a kids dream! Custom built-in spaces make this home unique & charming! Custom enclosed dog run w/ dog house! Quiet family, friendly neighborhood! Swim/tennis

16. 2018-01-03
    listed $199,000 New

    Show marketing remark (578 chars)

    This stunning home has it all and more! Custom shelving in dining room, hardwoods on main level, updated kitchen with stone backsplash, views of the beautiful private landscaped fenced backyard backs up to Stout Park! Large deck 36 x 20 perfect for entertaining, offers a jacuzzi as well! Large master w/ Trey ceiling offers a garden tub and shower. Custom Large walk in closets! Custom built bunk beds with slide a kids dream! Custom built-in spaces make this home unique & charming! Custom enclosed dog run w/ dog house! Quiet family, friendly neighborhood! Swim/tennis

17. 2010-02-04
    soldstatus $130,000
18. 2010-01-29
    soldstatus $136,000 Sold
19. 2009-12-31
    historical
20. 2009-12-22
    listed $138,000 Active

ⓘ 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: $4,218 · $352/mo
• Projected year-2 tax: $4,218 · $352/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: $30,286
• − Mortgage interest: −$18,087
• − Property taxes: −$4,218
• − Insurance: −$1,614
• − Repairs & maintenance: −$2,423
• − Management: −$2,423
• − Depreciation: −$9,393
• Taxable loss: −$7,873
• Est. tax savings @ 24.0%: +$1,890
• After-tax cash flow: $-337/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 — Lithia Springs

• Score: 62/100
• State rank: #311
• US rank: #16881

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cobb County · 777,758 people
• City population: 27,036
• 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

+134.0% since first listed

22 events — show timeline

• 2026-05-29 Pending — GAMLS
• 2026-05-29 Pending — FMLS
• 2026-05-12 Listed $322,900 FMLS
• 2026-05-12 Listed $322,900 GAMLS
• 2025-05-01 Rental Removed $2,099 RENT.
• 2025-04-17 Price Changed $2,099 RENT.
• 2025-04-12 Price Changed $2,199 RENT.
• 2025-04-04 Listed for Rent $2,349 RENT.
• 2023-12-28 Rental Removed $1,995 GAMLS
• 2023-12-20 Price Changed $1,995 GAMLS
• 2023-11-17 Listed for Rent $2,115 GAMLS
• 2018-02-16 Sold (Public Records) $201,000 Public Records
• 2018-02-15 Sold (MLS) $201,000 GAMLS
• 2018-02-15 Sold (MLS) $201,000 FMLS
• 2018-01-09 Pending — GAMLS
• 2018-01-09 Pending — FMLS
• 2018-01-03 Listed $199,000 GAMLS
• 2018-01-03 Listed $199,000 FMLS
• 2010-02-04 Sold (Public Records) $130,000 Public Records
• 2010-01-29 Sold (MLS) $136,000 FMLS
• 2009-12-31 Listing Removed — FMLS
• 2009-12-22 Listed $138,000 FMLS

Property tax history

+4.4%/yr

Latest (2025): $4,218 · -0.1% YoY. Source: county tax records.