486 Benson Hurst Dr SW · Mableton, GA 30126

$350,000

3 bd · 2.0 ba · 2,512 sqft · SingleFamily public records · 24 Days on market

Built 1978 10,463 sqft lot Est $462k · 24% 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 +15.0/15.0
• Cash flow +7.8/30.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 5-bedroom, 3-bathroom two-story home is an ideal investor special for those looking for a high-potential project. The property features a desirable open floorplan that provides a modern, airy feel through the main living areas, which are finished with a mix of laminate flooring and carpeting. The kitchen is equipped with durable Formica countertops and leads toward a private backyard, offering plenty of space for outdoor improvements. With five full bedrooms and three bathrooms, this home has the structural layout and square footage to become a high-value asset once the necessary renovations are completed.

Key facts

• Private backyard
• Open floorplan
• 0.24 acre lot

Tags

• OPEN FLOORPLAN
• PRIVATE BACKYARD
• DURABLE FORMICA COUNTERTOPS

Property features AI

Exterior

• Parking: Driveway parking; Open parking available
• Utilities: Public water; Septic tank sewer; Electricity available
• Home design: Two levels; Resale property
• Construction: Brick and vinyl siding exterior; Shingle roof; Slab foundation
• Exterior features: Private entrance; Private yard; Patio (screened)

Interior

• Kitchen: Dishwasher; Disposal; Electric range
• Bedrooms: One main-level bedroom; Four upper-level bedrooms; Split bedroom plan
• Flooring: Carpet; Luxury vinyl; Vinyl
• Bathrooms: Three full bathrooms; One main-level bathroom; Two full upper-level bathrooms; Master bathroom with shower (no tub)
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: One fireplace located in the living room; Walk-in closet(s); No common walls
• Laundry & utility: Laundry area (other/unspecified)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-389 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $281k (19.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (29.8% below list).
• Recommended offer: $246k (29.8% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 4.0% in Mableton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 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.
• Zoned schools: Mableton Elementary School (math 18% / reading 21%, grade F, #878 of 1,228 statewide, top 75%, 898 students, 81% FRL); Floyd Middle School (math 17% / reading 24%, grade F, #345 of 470 statewide, top 74%, 845 students, 80% 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 76% FRL vs 39% district-wide (37 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 (+3.7%/yr); 405 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $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 24 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $114k; list at $350k implies a 207% 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 $245,844 (29.8% 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. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.70% ✗
• Cap rate: 4.96%
• Cash-on-cash: -4.77%
• DSCR: 0.79
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $462,208
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
658 Benson Hurst Dr SW	0.35mi	4/3.5 (+1)	2,505 (-0%)	0mo	$435,000	$174	72
4615 Oakland Ter SW	0.34mi	3/3.0	2,397 (-5%)	2mo	$440,000	$184	71
721 Shannon Green Cir SW	0.07mi	4/3.0 (+1)	2,276 (-9%)	2mo	$415,000	$182	70
4788 Langford Ct SW	0.20mi	4/2.5 (+1)	2,733 (+9%)	8mo	$495,000	$181	63
4781 Langford Ct SW	0.22mi	4/2.5 (+1)	2,291 (-9%)	9mo	$450,000	$196	61
570 Carlouetta Rd SW	0.31mi	3/2.0	2,180 (-13%)	4mo	$402,500	$185	60
4806 Lismoor Trce SW	0.69mi	4/2.5 (+1)	2,516 (+0%)	2mo	$455,000	$181	59
420 Northland Rd SW	0.21mi	4/2.0 (+1)	2,225 (-11%)	9mo	$426,000	$191	58
4733 Stridemore Ct	0.69mi	3/2.5	2,759 (+10%)	3mo	$435,000	$158	47
4782 Donnegal Ct SE	0.65mi	4/2.5 (+1)	2,368 (-6%)	8mo	$412,400	$174	46
221 Shady Ln SW	0.50mi	3/2.5	2,165 (-14%)	7mo	$415,000	$192	46
4487 S Springwood Dr SW	0.59mi	4/2.5 (+1)	2,227 (-11%)	6mo	$439,000	$197	41

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 · 3.66% rent growth · sell at horizon

5-year hold

• IRR: -23.7%
• Equity multiple: 0.18×
• Total profit: $-79,886
• Equity at exit: $52,186

10-year hold

• IRR: -17.1%
• Equity multiple: 0.03×
• Total profit: $-94,727
• Equity at exit: $30,262

Cash invested: $98,000 (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: 405
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,458 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$350 /mo · $4,203/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $-389

Break-even live

Break-even rent $2,951

Max offer price $281,221

Occupancy floor —

Sensitivity live

Price	-10% $-191	-5% $-290	+0% $-389	+5% $-488	+10% $-587
Rent	-10% $-584	-5% $-486	+0% $-389	+5% $-292	+10% $-195
Rate	-1.0pp $-213	-0.5pp $-300	base $-389	+0.5pp $-480	+1.0pp $-572

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
493 Benson Hurst Dr SW Mableton, GA	4.0	2.5	2250	$2,450	$1.09	20d	1	0.03mi
485 Valley Creek Rd SW Mableton, GA	4.0	2.0	1950	$2,179	$1.12	24d	1	0.34mi
4250 Tin Hare Ln SW Mableton, GA	3.0	2.5	2030	$2,800	$1.38	26d	1	0.51mi
4897 Conductor Way SW Mableton, GA	4.0	2.5	2106	$2,950	$1.40	1d	1	0.71mi
620 Gregory Manor Dr SW Smyrna, GA	3.0	2.5	2429	$2,425	$1.00	24d	1	0.81mi
4292 Gregory Ln SW Smyrna, GA	4.0	3.0	2230	$3,625	$1.63	45d	1	0.87mi
4667 Glore Rd SW Mableton, GA	4.0	2.0	1857	$5,800	$3.12	45d	1	0.92mi
1073 Wisteria Dr SW Mableton, GA	2.0	1.0	1964	$1,295	$0.66	26d	1	1.04mi
5161 Madison Green Dr SW Mableton, GA	4.0	3.5	3054	$8,450	$2.77	45d	1	1.18mi
1056 Whistle Dr Austell, GA	3.0	2.0	2254	$2,240	$0.99	1d	1	1.19mi
5485 Blossomwood TRL SW #4 Mableton, GA	3.0	4.0	2040	$2,550	$1.25	7d	1	1.32mi
3979 Covey Flush Ct SW Smyrna, GA	3.0	3.5	2491	$2,300	$0.92	24d	1	1.46mi
4265 Fawn Ln SE Smyrna, GA	3.0	2.0	1769	$2,652	$1.50	26d	1	1.49mi

Listing history 19 events

1. 2026-06-21
   days on market $350,000 Active 24 DOM
2. 2026-06-18
   days on market $350,000 Active 21 DOM
3. 2026-06-17
   days on market $350,000 Active 20 DOM
4. 2026-06-16
   days on market $350,000 Active 19 DOM
5. 2026-06-15
   days on market $350,000 Active 18 DOM
6. 2026-06-13
   days on market $350,000 Active 16 DOM
7. 2026-06-13
   days on market $350,000 Active 15 DOM
8. 2026-06-09
   days on market $350,000 Active 12 DOM
9. 2026-06-08
   days on market $350,000 Active 11 DOM
10. 2026-06-07
    days on market $350,000 Active 10 DOM
11. 2026-06-04
    days on market $350,000 Active 7 DOM
12. 2026-06-03
    days on market $350,000 Active 6 DOM
13. 2026-06-02
    days on market $350,000 Active 5 DOM
14. 2026-06-01
    days on market $350,000 Active 4 DOM
15. 2026-05-31
    days on market $350,000 Active 3 DOM
16. 2026-05-27
    listed $350,000 Active

    Show marketing remark (618 chars)

    This 5-bedroom, 3-bathroom two-story home is an ideal investor special for those looking for a high-potential project. The property features a desirable open floorplan that provides a modern, airy feel through the main living areas, which are finished with a mix of laminate flooring and carpeting. The kitchen is equipped with durable Formica countertops and leads toward a private backyard, offering plenty of space for outdoor improvements. With five full bedrooms and three bathrooms, this home has the structural layout and square footage to become a high-value asset once the necessary renovations are completed.

17. 2026-05-27
    listed $350,000 New 618-char remark

    Show marketing remark (618 chars)

    This 5-bedroom, 3-bathroom two-story home is an ideal investor special for those looking for a high-potential project. The property features a desirable open floorplan that provides a modern, airy feel through the main living areas, which are finished with a mix of laminate flooring and carpeting. The kitchen is equipped with durable Formica countertops and leads toward a private backyard, offering plenty of space for outdoor improvements. With five full bedrooms and three bathrooms, this home has the structural layout and square footage to become a high-value asset once the necessary renovations are completed.

18. 1993-10-19
    soldstatus $114,000
19. 1979-01-01
    soldstatus $56,000

ⓘ 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: $4,203 · $350/mo
• Projected year-2 tax: $4,203 · $350/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: $29,501
• − Mortgage interest: −$19,605
• − Property taxes: −$4,203
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,360
• − Management: −$2,360
• − Depreciation: −$10,182
• Taxable loss: −$10,959
• Est. tax savings @ 24.0%: +$2,630
• After-tax cash flow: $-2,042/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 — 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

+525.0% since first listed

4 events — show timeline

• 2026-05-27 Listed $350,000 GAMLS
• 2026-05-27 Listed $350,000 FMLS
• 1993-10-19 Sold (Public Records) $114,000 Public Records
• 1979-01-01 Sold (Public Records) $56,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $4,203 · +7.3% YoY. Source: county tax records.