6696 Mableton Pkwy SE · Mableton, GA 30126

$529,000

20 bd · 16.0 ba · — sqft · MultiFamily · 71 Days on market

Built 1959 Good condition 0.40 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.2/5.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Opportunities like this don't come around often in Mableton. This updated quadruplex at 6696 Mableton Parkway SE delivers the kind of stability and upside investors are always looking for. Major improvements were already handled in 2021, including a newer roof, HVAC, plumbing, and key mechanical systems-giving you peace of mind and keeping maintenance costs low from day one. With two units already tenant-occupied, you step into immediate income while still having room to increase returns. Set in a growing area with convenient access to transit routes and the expanding Mableton trail system, this property checks the boxes for both tenant appeal and long-term appreciation. Its proximity to employment centers, schools, shopping, and dining continues to support strong rental demand throughout Cobb County. Whether you're expanding your portfolio or securing your first multi-family asset, this is a smart, straightforward investment with solid footing and future potential. Two units are tenant-occupied-please do not disturb tenants. Rent roll and financials available upon request

Key facts

• Plumbing
• Hvac
• Updated quadruplex

Tags

• UPDATED QUADRUPLEX
• NEWER ROOF
• HVAC
• PLUMBING
• KEY MECHANICAL SYSTEMS
• TENANT-OCCUPIED

What this means for you Summary

Snapshot

• This is a 4 × 5-bed/4.0-bath units multifamily listed at $529k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $5k ($56k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $529k).
• Recommended offer: $497k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.8% vs local median 4.0% in Mableton — 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 70/100 on livability (#94 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-, crime B+; Watch: schools F, amenities F, commute D-.
• 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 (+3.7%/yr); 398 active listings in the ZIP; solid renter incomes; 1,625 units permitted in Cobb County in 2024 (389 in 5+ unit buildings).
• At $10,514/mo this rent would consume 124% of the median local household income ($102k/yr) (locally 1046% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k 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.
• At projected returns (-3.0% appreciation + 3.7% rent growth), your $148k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($497k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y 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 $455k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $497,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.99% ✓
• Cap rate: 16.84%
• Cash-on-cash: 37.67%
• DSCR: 2.68
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.66% rent growth · sell at horizon

5-year hold

• IRR: 34.4%
• Equity multiple: 2.47×
• Total profit: $217,643
• Equity at exit: $78,876

10-year hold

• IRR: 41.6%
• Equity multiple: 5.06×
• Total profit: $600,768
• Equity at exit: $45,738

Cash invested: $148,120 (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 30126

• Rents YoY: 3.7%
• Active inventory: 398
• Price-to-rent: 16.8×

Monthly cashflow live

• Estimated rent: $10,514 high
• Mortgage (P&I): −$2,774
• Tax est. 1.5%: −$661 /mo · $7,935/yr
• Insurance: −$220
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,208
• Net cashflow: $4,650

Break-even live

Break-even rent $4,628

Max offer price $529,000

Occupancy floor 51%

Sensitivity live

Price	-10% $5,016	-5% $4,833	+0% $4,650	+5% $4,467	+10% $4,285
Rent	-10% $3,820	-5% $4,235	+0% $4,650	+5% $5,066	+10% $5,481
Rate	-1.0pp $4,917	-0.5pp $4,785	base $4,650	+0.5pp $4,513	+1.0pp $4,374

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	5	4	$10,516
Total (4 units)			$10,514

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: $132,250
• Closing costs: $15,870
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $529,000 Active 71 DOM
2. 2026-06-17
   days on market $529,000 Active 70 DOM
3. 2026-06-16
   days on market $529,000 Active 69 DOM
4. 2026-06-15
   days on market $529,000 Active 68 DOM
5. 2026-06-13
   days on market $529,000 Active 66 DOM
6. 2026-06-13
   days on market $529,000 Active 65 DOM
7. 2026-06-09
   days on market $529,000 Active 62 DOM
8. 2026-06-08
   days on market $529,000 Active 61 DOM
9. 2026-06-07
   days on market $529,000 Active 60 DOM
10. 2026-06-04
    days on market $529,000 Active 57 DOM
11. 2026-06-03
    days on market $529,000 Active 56 DOM
12. 2026-06-02
    days on market $529,000 Active 55 DOM
13. 2026-06-01
    days on market $529,000 Active 54 DOM
14. 2026-05-31
    days on market $529,000 Active 53 DOM
15. 2026-04-08
    listed $529,000 New 1101-char remark

    Show marketing remark (1125 chars)

    Opportunities like this don’t come around often in Mableton. This updated quadruplex at 6696 Mableton Parkway SE delivers the kind of stability and upside investors are always looking for. Major improvements were already handled in 2021, including a newer roof, HVAC, plumbing, and key mechanical systems—giving you peace of mind and keeping maintenance costs low from day one. With two units already tenant-occupied, you step into immediate income while still having room to increase returns. Set in a growing area with convenient access to transit routes and the expanding Mableton trail system, this property checks the boxes for both tenant appeal and long-term appreciation. Its proximity to employment centers, schools, shopping, and dining continues to support strong rental demand throughout Cobb County. Whether you’re expanding your portfolio or securing your first multi-family asset, this is a smart, straightforward investment with solid footing and future potential. Two units are tenant-occupied—please do not disturb tenants. Rent roll and financials available upon request

16. 2026-04-08
    listed $529,000 Active 1125-char remark

    Show marketing remark (1125 chars)

    Opportunities like this don’t come around often in Mableton. This updated quadruplex at 6696 Mableton Parkway SE delivers the kind of stability and upside investors are always looking for. Major improvements were already handled in 2021, including a newer roof, HVAC, plumbing, and key mechanical systems—giving you peace of mind and keeping maintenance costs low from day one. With two units already tenant-occupied, you step into immediate income while still having room to increase returns. Set in a growing area with convenient access to transit routes and the expanding Mableton trail system, this property checks the boxes for both tenant appeal and long-term appreciation. Its proximity to employment centers, schools, shopping, and dining continues to support strong rental demand throughout Cobb County. Whether you’re expanding your portfolio or securing your first multi-family asset, this is a smart, straightforward investment with solid footing and future potential. Two units are tenant-occupied—please do not disturb tenants. Rent roll and financials available upon request

17. 2026-03-25
    historical
18. 2026-02-27
    status Back On Market
19. 2026-02-16
    historical Active Under Contract
20. 2026-01-09
    listed $539,400 New
21. 2021-06-30
    soldstatus $455,000 Sold
22. 2021-06-29
    historical
23. 2021-06-02
    status Back on Market
24. 2021-05-13
    historical
25. 2021-04-26
    listed $465,000
26. 2021-04-24
    historical
27. 2021-02-23
    listed $485,000 Back on Market

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 17 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: $126,168
• − Mortgage interest: −$29,632
• − Property taxes: −$7,935
• − Insurance: −$2,645
• − Repairs & maintenance: −$10,093
• − Management: −$10,093
• − Depreciation: −$15,389
• Taxable income: $50,380
• Est. tax owed @ 24.0%: −$12,091
• After-tax cash flow: $43,712/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.

Condition & rehab AI · 11 photos

Good 85/100 Cosmetic rehab

This updated quadruplex at 6696 Mableton Parkway SE is move-in ready with new roof, HVAC, plumbing, and key mechanical systems in 2021. It offers immediate income with two units already tenant-occupied and room to increase returns.

Value-add opportunities

• Both landscaping — improved curb appeal and tenant satisfaction
• Both furniture — improved tenant experience and rental value
• Both upgraded appliances — attracts more tenants and increases rental value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — improved curb appeal and tenant satisfaction ↑
• Both furniture — improved tenant experience and rental value ↑
• Both upgraded appliances — attracts more tenants and increases rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Mableton

• Score: 70/100
• State rank: #94
• US rank: #7534

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mableton, GA
• County: Cobb County · 777,758 people
• City population: 41,829
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 41,829
• Household income: $101,891
• Rent vs Own: 21.9% rent · 78.1% own
• Severe rent burden: 1046.0

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 0.69)
• Race & ethnicity: Black 42% White 30% Hispanic / Latino 20% Two or more races 8% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 11% Cuban 1%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 16% · Canada, China
• Languages at home: 77% English-only · Spanish 17% Other Indo-European 3% 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: ▼ -239.35%
• Current HPI: 230.378
• Rent YoY: ▲ 3.66%
• 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

+9.1% since first listed

13 events — show timeline

• 2026-04-08 Listed $529,000 FMLS
• 2026-04-08 Listed $529,000 GAMLS
• 2026-03-25 Listing Removed — GAMLS
• 2026-02-27 Relisted — GAMLS
• 2026-02-16 Contingent — GAMLS
• 2026-01-09 Listed $539,400 GAMLS
• 2021-06-30 Sold (MLS) $455,000 GAMLS
• 2021-06-29 Listing Removed — GAMLS
• 2021-06-02 Relisted — GAMLS
• 2021-05-13 Listing Removed — GAMLS
• 2021-04-26 Listed $465,000 GAMLS
• 2021-04-24 Listing Removed — GAMLS
• 2021-02-23 Listed $485,000 GAMLS