4961 Ridgeside Ct · Kennesaw, GA 30102

$299,900

3 bd · 2.5 ba · 2,508 sqft · SingleFamily public records · 27 Days on market

Built 1988 0.34 ac lot $120/sqft · 24% below area Est $395k · 24% under $83/mo HOA · 3% of rent

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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 +15.0/15.0
• Cash flow +10.2/30.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• 1% rule +3.1/10.0
• DSCR +2.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention investors! This 1988-built residence at 4961 Ridgeside Ct presents a rare blank-slate opportunity in the heart of Cobb County. Located on a quiet cul-de-sac in the Wade Green Forest community, this home features a multi-level layout with significant potential for value-add renovation. The property sits on a sizable lot with a spacious deck and is zoned for the highly-rated Kell High School district. Enjoy close proximity to Kennesaw State University, local shopping, and easy I-75 access. Perfect for a buy-and-hold or fix-and-flip project. Property is being sold as-is. Schedule your tour today!

Key facts

• Spacious deck
• Multi-level layout
• Easy i-75 access

Tags

• MULTI-LEVEL LAYOUT
• SIZABLE LOT
• SPACIOUS DECK
• ZONED FOR KELL HIGH SCHOOL
• EASY I-75 ACCESS

Property features AI

Finance

• Other: Property condition listed as resale
• HOA & community: Homeowners association with $1,000 annual fee

Exterior

• Parking: Driveway; Parking pad; Open parking available
• Utilities: Public water; Septic tank sewer; Electricity available
• Home design: One-level home with additional finished lower level; Resale property
• Construction: Wood siding; Composition roof; Slab foundation; Built with traditional construction materials
• Exterior features: Balcony; Patio; Located at the end of a cul-de-sac on a city street with asphalt road frontage

Interior

• Kitchen: White cabinets; Laminate countertops; Open view to the family room; Refrigerator included
• Bedrooms: Three main-level bedrooms; Two lower-level (basement) bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms; Master bathroom with tub/shower combo
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: One fireplace in the living room; Split bedroom plan / roommate floor plan; Finished daylight basement with interior and exterior entry; Other interior features
• Laundry & utility: Laundry room; Additional utility space

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-170 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $270k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (18.6% below list).
• Recommended offer: $244k (18.6% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.6% in Kennesaw — 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 78/100 on livability (#19 in GA, #2,588 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-, crime B+; Watch: 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: Pitner Elementary School (math 37% / reading 45%, grade F, #411 of 1,228 statewide, top 34%, 796 students, 49% FRL); Palmer Middle School (math 39% / reading 52%, grade D+, #97 of 470 statewide, top 22%, 828 students, 46% FRL); Kell High School (math 28% / reading 21%, grade F, #184 of 424 statewide, top 48%, 1,506 students, 32% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: Rents rising (+1.7%/yr); 326 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $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 27 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $137k; list at $300k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $244,186 (18.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.81% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.44%
• DSCR: 0.89
• GRM: 10.2

CMA / ARV

• ARV (median comp): $394,518
• List price: $299,900
• Delta: -23.98%
• 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
1361 Summit Ln NW	0.22mi	4/2.5 (+1)	2,496 (-0%)	4mo	$435,000	$174	81
1156 Meadow Oaks Dr NW	0.17mi	4/3.0 (+1)	2,386 (-5%)	1mo	$490,000	$205	77
1276 Westover Trce NW	0.49mi	3/2.0	2,488 (-1%)	1mo	$369,615	$149	73
5281 Cross Creek Pt	0.56mi	3/2.5	2,488 (-1%)	4mo	$376,000	$151	69
1071 Ferry Creek Way	0.38mi	4/3.0 (+1)	2,400 (-4%)	1mo	$408,000	$170	67
1033 Justice Ln NW	0.31mi	3/2.0	2,329 (-7%)	6mo	$350,000	$150	66
1140 Reading Dr NW	0.52mi	4/3.0 (+1)	2,580 (+3%)	4mo	$365,000	$141	61
4809 Burlington Ct NW	0.53mi	4/3.0 (+1)	2,584 (+3%)	6mo	$424,000	$164	59
5386 Cross Creek Cv	0.70mi	4/2.5 (+1)	2,542 (+1%)	5mo	$410,000	$161	56
4827 Caboose Ln NW	0.45mi	3/2.5	2,174 (-13%)	2mo	$330,000	$152	55
4795 Erie Ct NW	0.68mi	4/3.0 (+1)	2,375 (-5%)	1mo	$407,500	$172	52
4700 Cromwell Ct NW	0.70mi	4/2.5 (+1)	2,372 (-5%)	6mo	$418,300	$176	48

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 · 1.71% rent growth · sell at horizon

5-year hold

• IRR: -21.8%
• Equity multiple: 0.26×
• Total profit: $-62,530
• Equity at exit: $44,716

10-year hold

• IRR: -19.0%
• Equity multiple: 0.04×
• Total profit: $-80,726
• 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 30102

• Rents YoY: 1.7%
• Active inventory: 326
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,442 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$319 /mo · $3,827/yr
• Insurance: −$125
• HOA: −$83
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $-170

Break-even live

Break-even rent $2,658

Max offer price $269,785

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 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1212 Woodstream Cir NW Acworth, GA	3.0	2.0	1850	$2,100	$1.14	24d	1	0.09mi
626 Sunshine Trce NW Acworth, GA	4.0	3.0	2311	$2,695	$1.17	19d	1	0.32mi
836 Sunset Ct NW Acworth, GA	4.0	3.0	2298	$2,250	$0.98	44d	1	0.41mi
1352 Hearthstone Way NW Acworth, GA	4.0	2.5	2280	$2,395	$1.05	5d	1	0.79mi
4523 Hickory Grove Dr NW Acworth, GA	3.0	2.0	2120	$2,045	$0.96	13d	1	0.87mi
1704 Hickory Grove Trl NW Acworth, GA	4.0	2.5	2858	$2,795	$0.98	24d	1	0.96mi
4414 Declan Dr NW Kennesaw, GA	3.0	3.5	2644	$3,000	$1.13	21d	1	1.07mi
4414 Declan Dr NW Kennesaw, GA	3.0	3.5	2644	$3,200	$1.21	22d	1	1.07mi
1800 Baynard Ct NW Acworth, GA	3.0	2.5	1846	$2,250	$1.22	44d	1	1.12mi
1800 Baynard Ct NW Acworth, GA	3.0	2.5	1846	$2,250	$1.22	5d	1	1.12mi
4421 Hickory Chase Dr NW Acworth, GA	4.0	2.5	2150	$2,600	$1.21	44d	1	1.17mi
3009 Faireno Pl Unit 3009 Acworth, GA	3.0	2.5	1849	$2,459	$1.33	44d	1	1.18mi
2008 Halcyon Ln Acworth, GA	3.0	2.5	1849	$2,405	$1.30	5d	1	1.21mi
1040 Tranquil Gardens Pl Unit 1040 Acworth, GA	4.0	2.5	1833	$2,684	$1.46	44d	1	1.22mi
1031 Tranquil Gardens Pl Acworth, GA	3.0–4.0	2.5	1789	$2,295	$1.28	21d	9	1.24mi
4392 Windmoor Dr NW Kennesaw, GA	4.0	3.5	2399	$2,300	$0.96	5d	1	1.24mi
4631 Astible Ct NW Acworth, GA	4.0	2.5	2905	$2,800	$0.96	44d	1	1.34mi
5024 Kendall Sta NW Acworth, GA	4.0	2.5	3104	$2,319	$0.75	5d	1	1.48mi
2308 October Ct NW Acworth, GA	3.0	2.5	2648	$2,660	$1.00	24d	1	1.48mi

HOA detail

• Monthly dues: $83 · $996/yr

Listing history 18 events

1. 2026-05-01
   listed $324,900 New 610-char remark

   Show marketing remark (610 chars)

   Attention investors! This 1988-built residence at 4961 Ridgeside Ct presents a rare blank-slate opportunity in the heart of Cobb County. Located on a quiet cul-de-sac in the Wade Green Forest community, this home features a multi-level layout with significant potential for value-add renovation. The property sits on a sizable lot with a spacious deck and is zoned for the highly-rated Kell High School district. Enjoy close proximity to Kennesaw State University, local shopping, and easy I-75 access. Perfect for a buy-and-hold or fix-and-flip project. Property is being sold as-is. Schedule your tour today!

2. 2026-05-01
   listed $324,900 Active 610-char remark

   Show marketing remark (610 chars)

   Attention investors! This 1988-built residence at 4961 Ridgeside Ct presents a rare blank-slate opportunity in the heart of Cobb County. Located on a quiet cul-de-sac in the Wade Green Forest community, this home features a multi-level layout with significant potential for value-add renovation. The property sits on a sizable lot with a spacious deck and is zoned for the highly-rated Kell High School district. Enjoy close proximity to Kennesaw State University, local shopping, and easy I-75 access. Perfect for a buy-and-hold or fix-and-flip project. Property is being sold as-is. Schedule your tour today!

3. 2010-10-18
   soldstatus $136,900
4. 2010-10-01
   historical

   Show marketing remark (408 chars)

   TOTAL RENOVATION TOP TO BOTTOM INCLUDES: HVAC, ROOF, GUTTERS, EXT & INT PAINT, CARPET, HARDWOODS, LIGHT FIXTURES, OUTLETS & COVERS, PROGRAMABLE THERMOSTATS, SIX PANEL DOORS & HARDWARE, KITCHEN COUNTERTOPS, AND MANY MORE. CULDESAC...SPLIT LEVEL...MOVE IN READY HOME FOR A GREAT PRICE. ONE YR WARRANTY. WILLING TO CONSIDER LEASE PURCHASE. HOME QUALIFIES FOR 100% FINANCING (DOWN PAYMENT ASSISTANCE)

5. 2010-09-29
   soldstatus $136,900 Sold

   Show marketing remark (408 chars)

   TOTAL RENOVATION TOP TO BOTTOM INCLUDES: HVAC, ROOF, GUTTERS, EXT & INT PAINT, CARPET, HARDWOODS, LIGHT FIXTURES, OUTLETS & COVERS, PROGRAMABLE THERMOSTATS, SIX PANEL DOORS & HARDWARE, KITCHEN COUNTERTOPS, AND MANY MORE. CULDESAC...SPLIT LEVEL...MOVE IN READY HOME FOR A GREAT PRICE. ONE YR WARRANTY. WILLING TO CONSIDER LEASE PURCHASE. HOME QUALIFIES FOR 100% FINANCING (DOWN PAYMENT ASSISTANCE)

6. 2010-07-03
   price $134,900

   Show marketing remark (408 chars)

   TOTAL RENOVATION TOP TO BOTTOM INCLUDES: HVAC, ROOF, GUTTERS, EXT & INT PAINT, CARPET, HARDWOODS, LIGHT FIXTURES, OUTLETS & COVERS, PROGRAMABLE THERMOSTATS, SIX PANEL DOORS & HARDWARE, KITCHEN COUNTERTOPS, AND MANY MORE. CULDESAC...SPLIT LEVEL...MOVE IN READY HOME FOR A GREAT PRICE. ONE YR WARRANTY. WILLING TO CONSIDER LEASE PURCHASE. HOME QUALIFIES FOR 100% FINANCING (DOWN PAYMENT ASSISTANCE)

7. 2010-06-19
   listed $138,900 Active

   Show marketing remark (408 chars)

   TOTAL RENOVATION TOP TO BOTTOM INCLUDES: HVAC, ROOF, GUTTERS, EXT & INT PAINT, CARPET, HARDWOODS, LIGHT FIXTURES, OUTLETS & COVERS, PROGRAMABLE THERMOSTATS, SIX PANEL DOORS & HARDWARE, KITCHEN COUNTERTOPS, AND MANY MORE. CULDESAC...SPLIT LEVEL...MOVE IN READY HOME FOR A GREAT PRICE. ONE YR WARRANTY. WILLING TO CONSIDER LEASE PURCHASE. HOME QUALIFIES FOR 100% FINANCING (DOWN PAYMENT ASSISTANCE)

8. 2010-06-10
   historical
9. 2010-05-17
   soldstatus $70,000 Sold
10. 2010-05-06
    status Pending
11. 2010-04-20
    price $69,900
12. 2010-04-13
    status Active
13. 2010-04-06
    status Pending
14. 2010-03-19
    price $74,900
15. 2010-02-23
    listed $89,900 Active
16. 2005-06-07
    soldstatus $140,000
17. 2005-06-07
    soldstatus $140,000
18. 1996-10-02
    soldstatus $98,000

ⓘ 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: $3,827 · $319/mo
• Projected year-2 tax: $3,827 · $319/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 · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,302
• − Mortgage interest: −$16,799
• − Property taxes: −$3,827
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,344
• − Management: −$2,344
• − HOA: −$996
• − Depreciation: −$8,724
• Taxable loss: −$7,231
• Est. tax savings @ 24.0%: +$1,736
• After-tax cash flow: $-310/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 — Kennesaw

• Score: 78/100
• State rank: #19
• US rank: #2588

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cherokee County · 289,977 people
• City population: 104,638
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 45,319
• Household income: $97,676
• Rent vs Own: 23.4% rent · 76.6% own
• Severe rent burden: 940.0

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 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 14% Black 14% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 15% · Canada, Jamaica, Vietnam
• Languages at home: 81% English-only · Spanish 12% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -209.73%
• Current HPI: 250.4575
• Rent YoY: ▲ 1.71%
• 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

+206.0% since first listed

22 events — show timeline

• 2026-05-28 Pending — GAMLS
• 2026-05-28 Pending — FMLS
• 2026-05-21 Price Changed $299,900 FMLS
• 2026-05-21 Price Changed $299,900 GAMLS
• 2026-05-01 Listed $324,900 FMLS
• 2026-05-01 Listed $324,900 GAMLS
• 2010-10-18 Sold (Public Records) $136,900 Public Records
• 2010-10-01 Listing Removed — FMLS
• 2010-09-29 Sold (MLS) $136,900 FMLS
• 2010-07-03 Price Changed $134,900 FMLS
• 2010-06-19 Listed $138,900 FMLS
• 2010-06-10 Listing Removed — FMLS
• 2010-05-17 Sold (MLS) $70,000 FMLS
• 2010-05-06 Pending — FMLS
• 2010-04-20 Price Changed $69,900 FMLS
• 2010-04-13 Relisted — FMLS
• 2010-04-06 Pending — FMLS
• 2010-03-19 Price Changed $74,900 FMLS
• 2010-02-23 Listed $89,900 FMLS
• 2005-06-07 Sold (Public Records) $140,000 Public Records
• 2005-06-07 Sold (Public Records) $140,000 Public Records
• 1996-10-02 Sold (Public Records) $98,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $3,827 · -0.1% YoY. Source: county tax records.