5947 Sherrie Ln · Lithia Springs, GA 30127

$233,000

3 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 35 Days on market

Built 1975 Est $301k · 23% under

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Why this score? — see what drove the C- 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 +15.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• 1% rule +3.8/10.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling for all INVESTORS! This is an investor's DREAM! This is a great income generating property is set up as a family rental with stable income. Your investment return is very high! Entire house has been renovated. Brand new tiles and Heating and cooling system, new water tank, new paint and new carpet at living room. Lovely 3 bedrooms and 2 full bathrooms home with large yard and private back yard. Here is your chance...

Key facts

• Fenced backyard
• Built 1975
• Listed 35 days

Tags

• FENCED BACKYARD
• WASHER DRYER INCLUDED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $233k.

Deal economics

• At list price, monthly cash flow is $70 ($846/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (11.9% below list).
• Recommended offer: $205k (11.9% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.6% in Lithia Springs — 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 62/100 on livability (#311 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment C-, schools 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 flat; 650 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $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 35 days — a 3% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $99k; list at $233k implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,158 (11.9% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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. 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: 0.88% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.30%
• DSCR: 1.06
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $300,672
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5927 Sherrie Ln	0.04mi	3/2.0	1,252 (-3%)	3mo	$257,000	$205	90
4733 Sullivan Rd	0.36mi	3/2.0	1,378 (+6%)	9mo	$334,900	$243	65
5833 Westerling Pl	0.41mi	3/2.0	1,442 (+11%)	8mo	$335,000	$232	56
4711 Old Douglasville Rd	0.70mi	2/1.0 (-1)	1,200 (-7%)	18mo	$220,000	$183	31

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 · 0.74% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.42×
• Total profit: $-37,836
• Equity at exit: $34,741

10-year hold

• IRR: -13.1%
• Equity multiple: 0.31×
• Total profit: $-45,084
• Equity at exit: $20,146

Cash invested: $65,240 (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 30127

• Rents YoY: 0.7%
• Active inventory: 650
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,052 high
• Mortgage (P&I): −$1,222
• Tax from tax record: −$231 /mo · $2,776/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $70

Break-even live

Break-even rent $1,962

Max offer price $233,000

Occupancy floor 92%

Sensitivity live

Price	-10% $202	-5% $136	+0% $70	+5% $5	+10% $-61
Rent	-10% $-92	-5% $-11	+0% $70	+5% $152	+10% $233
Rate	-1.0pp $188	-0.5pp $130	base $70	+0.5pp $10	+1.0pp $-51

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: $58,250
• Closing costs: $6,990
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5550 Pemrock Ct Powder Springs, GA	3.0	3.0	1613	$2,135	$1.32	24d	1	1.01mi
5955 Water Oaks Dr Austell, GA	4.0	2.0	1490	$2,176	$1.46	13d	1	1.18mi
3946 Creel Dr Lithia Springs, GA	3.0	1.5	1800	$1,595	$0.89	5d	1	1.27mi
3666 Glenda St Lithia Springs, GA	3.0	2.0	980	$1,200	$1.22	24d	1	1.40mi
3670 Goodwin Rd Austell, GA	3.0	1.0	1025	$1,650	$1.61	19d	1	1.40mi
6403 Kensington Ct Austell, GA	4.0	2.0	1352	$1,674	$1.24	24d	1	1.46mi

Listing history 20 events

1. 2026-06-17
   status $233,000 Under Contract 35 DOM
2. 2026-06-16
   days on market $233,000 Active 35 DOM
3. 2026-06-15
   days on market $233,000 Active 34 DOM
4. 2026-06-13
   days on market $233,000 Active 32 DOM
5. 2026-06-13
   days on market $233,000 Active 31 DOM
6. 2026-06-09
   days on market $233,000 Active 28 DOM
7. 2026-06-08
   days on market $233,000 Active 27 DOM
8. 2026-06-07
   days on market $233,000 Active 26 DOM
9. 2026-06-04
   days on market $233,000 Active 23 DOM
10. 2026-06-03
    days on market $233,000 Active 22 DOM
11. 2026-06-02
    days on market $233,000 Active 21 DOM
12. 2026-06-01
    days on market $233,000 Active 20 DOM
13. 2026-05-31
    days on market $233,000 Active 19 DOM
14. 2026-05-12
    listed $233,000 Active 157-char remark
15. 2018-04-11
    soldstatus $99,000
16. 2018-04-09
    soldstatus $99,000 Sold 428-char remark

    Show marketing remark (428 chars)

    Calling for all INVESTORS! This is an investor's DREAM! This is a great income generating property is set up as a family rental with stable income. Your investment return is very high! Entire house has been renovated. Brand new tiles and Heating and cooling system, new water tank, new paint and new carpet at living room. Lovely 3 bedrooms and 2 full bathrooms home with large yard and private back yard. Here is your chance...

17. 2018-03-19
    status Pending 428-char remark

    Show marketing remark (428 chars)

    Calling for all INVESTORS! This is an investor's DREAM! This is a great income generating property is set up as a family rental with stable income. Your investment return is very high! Entire house has been renovated. Brand new tiles and Heating and cooling system, new water tank, new paint and new carpet at living room. Lovely 3 bedrooms and 2 full bathrooms home with large yard and private back yard. Here is your chance...

18. 2017-08-25
    listed $119,900 Active 428-char remark

    Show marketing remark (428 chars)

    Calling for all INVESTORS! This is an investor's DREAM! This is a great income generating property is set up as a family rental with stable income. Your investment return is very high! Entire house has been renovated. Brand new tiles and Heating and cooling system, new water tank, new paint and new carpet at living room. Lovely 3 bedrooms and 2 full bathrooms home with large yard and private back yard. Here is your chance...

19. 1992-05-15
    soldstatus $59,000
20. 1978-11-01
    soldstatus $32,481

ⓘ 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: $2,776 · $231/mo
• Projected year-2 tax: $2,776 · $231/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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $24,619
• − Mortgage interest: −$13,052
• − Property taxes: −$2,776
• − Insurance: −$1,165
• − Repairs & maintenance: −$1,970
• − Management: −$1,970
• − Depreciation: −$6,778
• Taxable loss: −$3,091
• Est. tax savings @ 24.0%: +$742
• After-tax cash flow: $1,587/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 — Lithia Springs

• Score: 62/100
• State rank: #311
• US rank: #16881

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cobb County · 777,758 people
• City population: 27,036
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 71,626
• Household income: $110,904
• Rent vs Own: 14.6% rent · 85.4% own
• Severe rent burden: 912.0

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 0.65)
• Race & ethnicity: Black 45% White 37% Hispanic / Latino 11% Two or more races 7% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Hispanic 2% Italian 1% Lithuanian 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 8% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -161.28%
• Current HPI: 222.6123
• Rent YoY: ▲ 0.74%
• 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

+617.3% since first listed

8 events — show timeline

• 2026-06-16 Pending — FSBO.com
• 2026-05-12 Listed $233,000 FSBO.com
• 2018-04-11 Sold (Public Records) $99,000 Public Records
• 2018-04-09 Sold (MLS) $99,000 FMLS
• 2018-03-19 Pending — FMLS
• 2017-08-25 Listed $119,900 FMLS
• 1992-05-15 Sold (Public Records) $59,000 Public Records
• 1978-11-01 Sold (Public Records) $32,481 Public Records

Property tax history

+11.4%/yr

Latest (2025): $2,776 · -0.1% YoY. Source: county tax records.