2060 Lenoa Ln · Austell, GA 30106

$140,000

2 bd · 2.5 ba · 1,078 sqft · Townhouse public records · 56 Days on market

Built 1984 2,178 sqft lot $130/sqft · 9% below area Est $154k · 9% under

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Why this score? — see what drove the B- 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 +27.1/30.0
• ARV discount +11.5/15.0
• DSCR +9.4/10.0
• 1% rule +7.2/10.0
• 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

Welcome to 2060 Lenoa Lane, a townhome with NO HOA in Austell, GA. This is a cozy 2-bedroom/2.5-bathroom home for either a homeowner or investor. Ready to move in with new carpeting. Located within minutes of shopping, dining, and entertainment.

Key facts

• New carpeting
• Minutes of dining
• Minutes of shopping

Tags

• NEW CARPETING
• MINUTES OF SHOPPING
• MINUTES OF DINING
• MINUTES OF ENTERTAINMENT

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $140k.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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 rising (+1.3%/yr); 184 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $968 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 56 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $51k; list at $140k implies a 175% 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 $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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: 1.22% ✓
• Cap rate: 9.68%
• Cash-on-cash: 12.10%
• DSCR: 1.54
• GRM: 6.8

CMA / ARV

• ARV (median comp): $153,563
• List price: $140,000
• Delta: -8.83%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2075 Lenoa Ln	0.05mi	2/2.5	1,078 (0%)	1mo	$113,000	$105	97
1984 Padgett Dr	0.08mi	2/2.5	1,084 (+1%)	7mo	$139,000	$128	90
2102 Lenoa Ln	0.11mi	2/2.5	1,078 (0%)	11mo	$206,000	$191	86
2012 Drennon Ave	0.17mi	2/2.5	1,056 (-2%)	4mo	$179,000	$170	85
2044 Lenoa Ln	0.04mi	2/2.5	1,078 (0%)	16mo	$152,000	$141	85
2020 Drennon Ave	0.15mi	2/2.5	1,078 (0%)	13mo	$205,000	$190	82
2070 Lenoa Ln	0.03mi	2/2.5	1,078 (0%)	24mo	$205,000	$190	79

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-361
• Equity at exit: $20,874

10-year hold

• IRR: 7.6%
• Equity multiple: 1.53×
• Total profit: $20,778
• Equity at exit: $12,105

Cash invested: $39,200 (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: 184
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,711 high
• Mortgage (P&I): −$734
• Tax from tax record: −$164 /mo · $1,965/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $395

Break-even live

Break-even rent $1,210

Max offer price $140,000

Occupancy floor 72%

Sensitivity live

Price	-10% $475	-5% $435	+0% $395	+5% $356	+10% $316
Rent	-10% $260	-5% $328	+0% $395	+5% $463	+10% $531
Rate	-1.0pp $466	-0.5pp $431	base $395	+0.5pp $359	+1.0pp $322

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2051 Lenoa Ln Austell, GA	2.0	2.5	1078	$1,600	$1.48	5d	1	0.01mi
1975 Padgett Dr Unit 1 Austell, GA	2.0	2.5	1200	$1,449	$1.21	22d	1	0.06mi
4649 Danna Dr Austell, GA	3.0	2.0	1438	$1,765	$1.23	25d	1	0.30mi
4236 Austell Rd Austell, GA	1.0–2.0	1.0–2.0	1050	$1,623	$1.55	3d	17	0.41mi
2105 Mesa Valley Way Austell, GA	1.0–3.0	1.0–2.0	1102	$1,672	$1.52	2d	35	0.45mi
2141 Sandalwood Ln SW Austell, GA	3.0	2.0	1475	$2,136	$1.45	15d	1	0.53mi
1650 Anderson Mill Rd Austell, GA	1.0–3.0	1.0–2.0	1026	$1,492	$1.45	2d	22	0.55mi
1707 Virginia Cir SW Mableton, GA	3.0	2.0	1235	$1,835	$1.49	25d	1	0.87mi
1899 Mulkey Rd Austell, GA	1.0–3.0	1.0–2.0	990	$1,416	$1.43	3d	7	0.87mi
3759 Mulkey Cir SW Marietta, GA	3.0	1.5	1216	$1,600	$1.32	44d	1	0.95mi
1820 Mulkey Rd Austell, GA	1.0–3.0	1.0–2.0	970	$1,468	$1.51	2d	19	1.06mi
2222 East-West Connector Austell, GA	1.0–3.0	1.0–2.0	1143	$1,450	$1.27	44d	30	1.10mi
3730 Silver Leaf Ct SW Marietta, GA	3.0	2.0	1248	$2,250	$1.80	44d	1	1.19mi
3755 Medical Park Dr Austell, GA	1.0–2.0	1.0–2.0	979	$1,636	$1.67	5d	13	1.23mi
3561 Ashley Station Dr SW #3561 Marietta, GA	2.0	2.5	1160	$1,500	$1.29	44d	1	1.32mi
3890 Floyd Rd Unit B1 Austell, GA	2.0	2.5	1461	$2,801	$1.92	44d	1	1.33mi
3753 Austell Rd SW Unit B2 Austell, GA	2.0	2.0	1094	$2,279	$2.08	3d	1	1.34mi
3753 Austell Rd SW Unit C1 Austell, GA	3.0	2.0	1391	$2,375	$1.71	3d	1	1.34mi
3753 Austell Rd SW Unit A1 Austell, GA	1.0	1.0	718	$1,884	$2.62	3d	1	1.34mi
3753 Austell Rd Austell, GA	1.0–3.0	1.0–2.0	1110	$2,199	$1.98	1d	89	1.34mi
2347 Glencairn Ln SW Marietta, GA	3.0	2.0	1486	$1,831	$1.23	5d	1	1.35mi
3890 Floyd Rd Unit B2 Austell, GA	2.0	2.0	1094	$2,393	$2.19	44d	1	1.39mi
3890 Floyd Rd Unit A4 Austell, GA	1.0	1.0	853	$1,961	$2.30	4d	1	1.39mi
3890 Floyd Rd Unit 2201 Austell, GA	2.0	2.0	1128	$2,147	$1.90	25d	1	1.39mi
5128 Lakeview Ct Austell, GA	2.0	1.5	1080	$1,605	$1.49	13d	1	1.40mi
3510 Ashley Station Dr SW Marietta, GA	3.0	2.5	1408	$1,845	$1.31	11d	1	1.43mi
2020 Annette Ln Austell, GA	3.0	2.0	1452	$1,900	$1.31	25d	1	1.45mi

Listing history 8 events

1. 2026-06-18
   days on market $140,000 Active 56 DOM
2. 2026-06-17
   days on market $140,000 Active 55 DOM
3. 2026-06-16
   days on market $140,000 Active 54 DOM
4. 2026-06-15
   statusdays on market $140,000 Active 53 DOM
5. 2026-06-13
   days on market $140,000 Price Change 51 DOM
6. 2026-06-13
   pricestatus $140,000 Price Change 50 DOM
7. 2026-03-30
   listed $145,000 New 245-char remark

   Show marketing remark (245 chars)

   Welcome to 2060 Lenoa Lane, a townhome with NO HOA in Austell, GA. This is a cozy 2-bedroom/2.5-bathroom home for either a homeowner or investor. Ready to move in with new carpeting. Located within minutes of shopping, dining, and entertainment.

8. 1985-04-29
   soldstatus $51,000

ⓘ 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: $1,965 · $164/mo
• Projected year-2 tax: $1,965 · $164/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 1/10 Low
• 🌡 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: $20,532
• − Mortgage interest: −$7,842
• − Property taxes: −$1,965
• − Insurance: −$700
• − Repairs & maintenance: −$1,643
• − Management: −$1,643
• − Depreciation: −$4,073
• Taxable income: $2,667
• Est. tax owed @ 24.0%: −$640
• After-tax cash flow: $4,105/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

+184.3% since first listed

2 events — show timeline

• 2026-03-30 Listed $145,000 GAMLS
• 1985-04-29 Sold (Public Records) $51,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,965 · -0.1% YoY. Source: county tax records.