6309 Wellington Way · Austell, GA 30106

$247,000

3 bd · 1.0 ba · 1,352 sqft · SingleFamily public records · 408 Days on market

Built 1970 0.26 ac lot $183/sqft · 15% below area Est $291k · 15% 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 +14.4/15.0
• Cash flow +10.5/30.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• DSCR +3.0/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A beautifully renovated 4-bedroom, 1-bathroom ranch home. This home features stylish updates including stainless steel kitchen appliances, granite countertops, and updated flooring throughout. Situated on a large level lot. Conveniently located near shopping, dining, and more! Do not miss this great opportunity!

Key facts

• Large level lot
• Updated flooring
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• UPDATED FLOORING
• LARGE LEVEL LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $247k.

Deal economics

• At list price, monthly cash flow is $-127 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (26.3% below list).
• Recommended offer: $182k (26.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.7% in Austell — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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+, 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.
• Zoned schools: Hendricks Elementary School (math 19% / reading 27%, grade F, #797 of 1,228 statewide, top 65%, 502 students, 74% FRL); Garrett Middle School (math 15% / reading 21%, grade F, #375 of 470 statewide, top 80%, 906 students, 85% FRL); South Cobb High School (math 21% / reading 20%, grade F, #231 of 424 statewide, top 54%, 2,127 students, 67% FRL) — zoned schools average 75% FRL vs 39% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 42% district-wide (-22 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 rising (+1.3%/yr); 187 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 1,625 units permitted in Cobb County in 2024 (389 in 5+ unit buildings).
• This rent runs 32% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 408 days — a 12% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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 $121k; list at $247k implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,957 (26.3% 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 408 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.20%
• DSCR: 0.90
• GRM: 11.3

CMA / ARV

• ARV (median comp): $291,432
• List price: $247,000
• Delta: -15.25%
• 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
6402 Kensington Ct	0.06mi	4/2.0 (+1)	1,320 (-2%)	10mo	$296,000	$224	76
6163 Temple St	0.33mi	3/1.0	1,272 (-6%)	7mo	$285,000	$224	69
3315 Brookfield Dr	0.39mi	4/2.5 (+1)	1,326 (-2%)	10mo	$295,000	$222	59
6471 Ansley Blvd	0.75mi	3/1.0	1,350 (-0%)	7mo	$220,000	$163	59
3400 Scott Dr	0.48mi	3/1.0	1,225 (-9%)	8mo	$230,000	$188	55
5851 Miller Rd	0.47mi	3/1.0	1,308 (-3%)	22mo	$261,000	$200	55
5890 Betty St	0.41mi	3/1.5	1,408 (+4%)	22mo	$310,000	$220	54
6364 Arthur Dr	0.67mi	3/1.0	1,219 (-10%)	8mo	$225,000	$185	45
6000 Water Oaks Dr	0.39mi	3/2.0	1,510 (+12%)	17mo	$235,000	$156	44
6197 Union Grove Rd	0.67mi	3/3.0	1,477 (+9%)	3mo	$245,000	$166	43
6411 Temple St	0.66mi	3/2.0	1,536 (+14%)	1mo	$260,000	$169	42
6307 Ansley Blvd	0.51mi	4/2.0 (+1)	1,172 (-13%)	18mo	$199,900	$171	30

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: -21.7%
• Equity multiple: 0.26×
• Total profit: $-51,226
• Equity at exit: $36,829

10-year hold

• IRR: -19.8%
• Equity multiple: 0.03×
• Total profit: $-67,394
• Equity at exit: $21,356

Cash invested: $69,160 (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: 187
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,820 high
• Mortgage (P&I): −$1,295
• Tax from tax record: −$166 /mo · $1,994/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $-127

Break-even live

Break-even rent $1,980

Max offer price $224,586

Occupancy floor —

Sensitivity live

Price	-10% $13	-5% $-57	+0% $-127	+5% $-197	+10% $-267
Rent	-10% $-271	-5% $-199	+0% $-127	+5% $-55	+10% $17
Rate	-1.0pp $-2	-0.5pp $-64	base $-127	+0.5pp $-191	+1.0pp $-256

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: $61,750
• Closing costs: $7,410
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6403 Kensington Ct Austell, GA	4.0	2.0	1352	$1,674	$1.24	26d	1	0.07mi
3666 Glenda St Lithia Springs, GA	3.0	2.0	980	$1,200	$1.22	26d	1	0.30mi
5955 Water Oaks Dr Austell, GA	4.0	2.0	1490	$2,176	$1.46	14d	1	0.39mi
3670 Goodwin Rd Austell, GA	3.0	1.0	1025	$1,650	$1.61	20d	1	0.53mi
3034 Millstone Ct Austell, GA	4.0	2.0	1430	$1,825	$1.28	24d	1	0.99mi
3034 Millstone Ct Austell, GA	4.0	2.0	1430	$1,825	$1.28	26d	1	0.99mi
3946 Creel Dr Lithia Springs, GA	3.0	1.5	1800	$1,595	$0.89	7d	1	0.99mi
5989 Bowden St Austell, GA	4.0	3.0	1388	$3,965	$2.86	45d	1	1.09mi
5550 Pemrock Ct Powder Springs, GA	3.0	3.0	1613	$2,135	$1.32	26d	1	1.09mi
6739 S Sweetwater Rd Lithia Springs, GA	2.0	1.0	1442	$1,450	$1.01	46d	1	1.18mi
6698 Baker Dr Lithia Springs, GA	3.0	2.0	1308	$1,800	$1.38	45d	1	1.19mi

Listing history 28 events

1. 2026-06-21
   days on market $247,000 Active 408 DOM
2. 2026-06-18
   days on market $247,000 Active 405 DOM
3. 2026-06-17
   days on market $247,000 Active 404 DOM
4. 2026-06-16
   days on market $247,000 Active 403 DOM
5. 2026-06-15
   days on market $247,000 Active 402 DOM
6. 2026-06-13
   days on market $247,000 Active 400 DOM
7. 2026-06-13
   days on market $247,000 Active 399 DOM
8. 2026-06-09
   days on market $247,000 Active 396 DOM
9. 2026-06-08
   days on market $247,000 Active 395 DOM
10. 2026-06-07
    days on market $247,000 Active 394 DOM
11. 2026-06-04
    days on market $247,000 Active 391 DOM
12. 2026-06-03
    days on market $247,000 Active 390 DOM
13. 2026-06-02
    days on market $247,000 Active 389 DOM
14. 2026-06-01
    days on market $247,000 Active 388 DOM
15. 2026-05-31
    days on market $247,000 Active 387 DOM
16. 2025-05-09
    listed $247,000 New 313-char remark

    Show marketing remark (313 chars)

    A beautifully renovated 4-bedroom, 1-bathroom ranch home. This home features stylish updates including stainless steel kitchen appliances, granite countertops, and updated flooring throughout. Situated on a large level lot. Conveniently located near shopping, dining, and more! Do not miss this great opportunity!

17. 2019-05-31
    soldstatus $121,000 Closed 282-char remark

    Show marketing remark (282 chars)

    CORPORATE SELLER, NO SELLER DISCLOSURE AVAILABLE. TENANT OCCUPIED, DO NOT DISTURB. This brick ranch home has 4 bedrooms, 1 full bath, spacious kitchen with plenty of storage, hardwood/tile/carpet throughout, walk in closet, ceiling fans, over sized covered patio in fenced backyard.

18. 2019-05-31
    soldstatus $121,000

    Show marketing remark (282 chars)

    CORPORATE SELLER, NO SELLER DISCLOSURE AVAILABLE. TENANT OCCUPIED, DO NOT DISTURB. This brick ranch home has 4 bedrooms, 1 full bath, spacious kitchen with plenty of storage, hardwood/tile/carpet throughout, walk in closet, ceiling fans, over sized covered patio in fenced backyard.

19. 2019-04-29
    status Pending 282-char remark

    Show marketing remark (282 chars)

    CORPORATE SELLER, NO SELLER DISCLOSURE AVAILABLE. TENANT OCCUPIED, DO NOT DISTURB. This brick ranch home has 4 bedrooms, 1 full bath, spacious kitchen with plenty of storage, hardwood/tile/carpet throughout, walk in closet, ceiling fans, over sized covered patio in fenced backyard.

20. 2019-04-26
    listed $121,000 Active 282-char remark

    Show marketing remark (282 chars)

    CORPORATE SELLER, NO SELLER DISCLOSURE AVAILABLE. TENANT OCCUPIED, DO NOT DISTURB. This brick ranch home has 4 bedrooms, 1 full bath, spacious kitchen with plenty of storage, hardwood/tile/carpet throughout, walk in closet, ceiling fans, over sized covered patio in fenced backyard.

21. 2019-04-22
    listed $121,000
22. 2018-01-19
    soldstatus $711,000
23. 2007-02-26
    soldstatus $84,900
24. 2006-10-03
    soldstatus $100,830
25. 2006-09-27
    listed $84,900
26. 2002-08-08
    soldstatus $104,000
27. 1997-04-01
    soldstatus $75,000
28. 1986-07-28
    soldstatus $34,050

ⓘ 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: $1,994 · $166/mo
• Projected year-2 tax: $2,272 · $189/mo
• Expected delta: +$279/yr (+$23/mo · 14.0%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $21,835
• − Mortgage interest: −$13,836
• − Property taxes: −$1,994
• − Insurance: −$1,235
• − Repairs & maintenance: −$1,747
• − Management: −$1,747
• − Depreciation: −$7,185
• Taxable loss: −$5,909
• Est. tax savings @ 24.0%: +$1,418
• After-tax cash flow: $-104/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

• Census place: Austell, GA
• 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

+625.4% since first listed

13 events — show timeline

• 2025-05-09 Listed $247,000 GAMLS
• 2019-05-31 Sold (MLS) $121,000 GAMLS
• 2019-05-31 Sold (MLS) $121,000 FMLS
• 2019-04-29 Pending — FMLS
• 2019-04-26 Listed $121,000 FMLS
• 2019-04-22 Listed $121,000 GAMLS
• 2018-01-19 Sold (Public Records) $711,000 Public Records
• 2007-02-26 Sold (MLS) $84,900 FMLS
• 2006-10-03 Sold (Public Records) $100,830 Public Records
• 2006-09-27 Listed $84,900 FMLS
• 2002-08-08 Sold (Public Records) $104,000 Public Records
• 1997-04-01 Sold (Public Records) $75,000 Public Records
• 1986-07-28 Sold (Public Records) $34,050 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,994 · +0.0% YoY. Source: county tax records.