3950 Hubert Dr · Powder Springs, GA 30127

$225,000

2 bd · 1.5 ba · 1,170 sqft · SingleFamily public records · 6 Days on market

Built 1968 0.34 ac lot $192/sqft · 23% below area Est $293k · 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 +15.2/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• 1% rule +4.0/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 3-bedroom, 1.5-bath home offering timeless appeal and incredible outdoor space. Nestled on a desirable corner lot, this four-sided brick residence combines durability with classic style. Inside, you'll find original hardwood floors that add warmth and character throughout, creating a cozy yet inviting atmosphere. Step outside to enjoy a beautifully spacious, fully fenced backyard that is perfect for entertaining, pets, or simply relaxing. The large, level front yard provides additional space for outdoor enjoyment. With solid construction, great bones, and room to make it your own, this home is full of potential and ready for its next chapter.

Key facts

• 0.34 acre lot
• 2 parking spots
• Built 1968

Property features AI

Exterior

• Parking: Attached carport; Two carport spaces; Level driveway; Open parking available
• Utilities: Public water; Public sewer; Electric service available; Cable available
• Home design: One-level home; Brick 4 sides construction; Resale property; Composition roof; Brick/mortar foundation
• Construction: Brick 4 sides exterior; Composition roof; Brick/mortar foundation
• Exterior features: Covered patio; Patio; Back yard fencing; Chain link and wood fencing; Storage shed(s)

Interior

• Kitchen: Eat-in kitchen; Electric oven; Electric range; Range hood; Refrigerator
• Bedrooms: Three main-level bedrooms; No special bedroom features listed
• Flooring: Hardwood floors; Tile floors
• Bathrooms: One full bathroom; One half bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans; Electric cooling components
• Interior features: No shared/common walls; Living room; Open concept dining area; Eat-in kitchen; Crawl space basement; Storage shed(s)
• Laundry & utility: Dedicated laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $79 ($948/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 $202k (10.3% below list).
• Recommended offer: $202k (10.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.7% in Powder 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 71/100 on livability (#79 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, employment B+; Watch: 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: Compton Elementary School (math 17% / reading 19%, grade F, #926 of 1,228 statewide, top 76%, 591 students, 82% FRL); Tapp Middle School (math 23% / reading 39%, grade F, #237 of 470 statewide, top 51%, 873 students, 66% FRL); Mceachern High School (math 19% / reading 24%, grade F, #218 of 424 statewide, top 53%, 2,327 students, 63% FRL) — zoned schools average 70% FRL vs 39% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 42% district-wide (-18 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 flat; 650 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 85% of comp listings sitting > 30 days — soft ceiling on asking rent; 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 18y 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.

Recommended offer $201,843 (10.3% below list)

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.90% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.50%
• DSCR: 1.07
• GRM: 9.3

CMA / ARV

• ARV (median comp): $292,913
• List price: $225,000
• Delta: -23.19%
• 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
3950 Hubert Dr	0.00mi	3/1.5 (+1)	1,170 (0%)	1mo	$217,500	$186	94
3756 Ponderosa Ln	0.42mi	3/1.0 (+1)	1,176 (+0%)	2mo	$185,000	$157	70
3831 Dillard St	0.61mi	3/1.0 (+1)	1,172 (+0%)	3mo	$275,000	$235	62
4321 Springdale Cir	0.62mi	3/1.5 (+1)	1,172 (+0%)	5mo	$270,000	$230	62
3770 Ponderosa Ln	0.44mi	3/1.5 (+1)	1,252 (+7%)	10mo	$280,000	$224	55
4292 Pinetree Dr	0.57mi	3/1.5 (+1)	1,200 (+3%)	15mo	$250,000	$208	52
3414 Hopkins Rd	0.75mi	3/2.0 (+1)	1,100 (-6%)	2mo	$256,000	$233	46
4091 Macedonia Rd	0.58mi	3/2.0 (+1)	1,114 (-5%)	16mo	$310,000	$278	45
3619 Ponderosa Ln	0.33mi	3/1.0 (+1)	1,025 (-12%)	15mo	$240,000	$234	44
3798 Ponderosa Ln	0.50mi	3/1.0 (+1)	1,000 (-14%)	2mo	$166,100	$166	44
1003 Hopkins Xing	0.74mi	3/2.0 (+1)	1,077 (-8%)	13mo	$260,000	$241	34
4274 Pineview Dr	0.61mi	3/0.5 (+1)	1,344 (+15%)	16mo	$215,000	$160	24

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: -16.4%
• Equity multiple: 0.43×
• Total profit: $-35,910
• Equity at exit: $33,548

10-year hold

• IRR: -12.7%
• Equity multiple: 0.33×
• Total profit: $-42,369
• Equity at exit: $19,454

Cash invested: $63,000 (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 30127

• Rents YoY: 0.7%
• Active inventory: 650
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,018 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$242 /mo · $2,903/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $79

Break-even live

Break-even rent $1,918

Max offer price $225,000

Occupancy floor 91%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3590 Ponderosa Ln Powder Springs, GA	3.0	1.0	1025	$4,600	$4.49	44d	1	0.27mi
3494 Mustang Dr Powder Springs, GA	3.0	2.0	1144	$1,800	$1.57	44d	1	0.87mi
3589 Hopkins Ct Powder Springs, GA	2.0	2.5	1276	$1,595	$1.25	24d	1	0.91mi
3645 Sharon Dr Powder Springs, GA	3.0	2.0	1334	$2,250	$1.69	44d	1	0.92mi
3690 Stephanie Ct Powder Springs, GA	3.0	2.5	1332	$1,950	$1.46	44d	1	0.94mi
4037 Compton Cir Powder Springs, GA	3.0	2.0	1395	$1,895	$1.36	44d	1	0.96mi
3682 Stephanie Ct Powder Springs, GA	3.0	2.5	1332	$1,900	$1.43	44d	1	0.97mi
4484 Marietta St Powder Springs, GA	2.0	2.0	1269	$2,638	$2.08	44d	1	1.01mi
4484 Marietta St Powder Springs, GA	1.0	1.0	810	$2,128	$2.63	44d	1	1.01mi
4490 Marietta St Powder Springs, GA	1.0–2.0	1.0–2.0	874	$2,179	$2.49	2d	29	1.03mi
4170 Mistymorn Way Powder Springs, GA	3.0	3.0	1180	$2,049	$1.74	44d	1	1.26mi
3234 Valley View St Powder Springs, GA	3.0	2.0	1222	$1,800	$1.47	44d	1	1.36mi
3405 Ridgecrest Dr Powder Springs, GA	3.0	2.0	1381	$1,875	$1.36	44d	1	1.44mi

Listing history 17 events

1. 2026-05-15
   listed $225,000 Active 681-char remark

   Show marketing remark (675 chars)

   Welcome to this charming 3-bedroom, 1.5-bath home offering timeless appeal and incredible outdoor space. Nestled on a desirable corner lot, this four-sided brick residence combines durability with classic style. Inside, you'll find original hardwood floors that add warmth and character throughout, creating a cozy yet inviting atmosphere. Step outside to enjoy a beautifully spacious, fully fenced backyard that is perfect for entertaining, pets, or simply relaxing. The large, level front yard provides additional space for outdoor enjoyment. With solid construction, great bones, and room to make it your own, this home is full of potential and ready for its next chapter.

2. 2026-05-15
   listed $225,000 New 675-char remark

   Show marketing remark (675 chars)

   Welcome to this charming 3-bedroom, 1.5-bath home offering timeless appeal and incredible outdoor space. Nestled on a desirable corner lot, this four-sided brick residence combines durability with classic style. Inside, you'll find original hardwood floors that add warmth and character throughout, creating a cozy yet inviting atmosphere. Step outside to enjoy a beautifully spacious, fully fenced backyard that is perfect for entertaining, pets, or simply relaxing. The large, level front yard provides additional space for outdoor enjoyment. With solid construction, great bones, and room to make it your own, this home is full of potential and ready for its next chapter.

3. 2026-05-14
   historical $225,000 675-char remark

   Show marketing remark (675 chars)

   Welcome to this charming 3-bedroom, 1.5-bath home offering timeless appeal and incredible outdoor space. Nestled on a desirable corner lot, this four-sided brick residence combines durability with classic style. Inside, you'll find original hardwood floors that add warmth and character throughout, creating a cozy yet inviting atmosphere. Step outside to enjoy a beautifully spacious, fully fenced backyard that is perfect for entertaining, pets, or simply relaxing. The large, level front yard provides additional space for outdoor enjoyment. With solid construction, great bones, and room to make it your own, this home is full of potential and ready for its next chapter.

4. 2026-05-14
   historical $225,000 681-char remark

   Show marketing remark (675 chars)

   Welcome to this charming 3-bedroom, 1.5-bath home offering timeless appeal and incredible outdoor space. Nestled on a desirable corner lot, this four-sided brick residence combines durability with classic style. Inside, you'll find original hardwood floors that add warmth and character throughout, creating a cozy yet inviting atmosphere. Step outside to enjoy a beautifully spacious, fully fenced backyard that is perfect for entertaining, pets, or simply relaxing. The large, level front yard provides additional space for outdoor enjoyment. With solid construction, great bones, and room to make it your own, this home is full of potential and ready for its next chapter.

5. 2016-07-29
   soldstatus $96,400
6. 2016-07-28
   soldstatus $96,400 Sold

   Show marketing remark (356 chars)

   Ranch-4 sides brick, Large level, fenced lot. room for a garden. Covered patio & separate workshop w/electricity. Hardwoods in living room, kitchen, hall and bedrooms. Large Master BR can be converted back to 3 BR plan. HVAC - new in 2013, extra insulation & storm windows. Easy maintenance for first time buyers or empty nesters. Great Investment.

7. 2016-07-28
   soldstatus $96,400 Sold

   Show marketing remark (356 chars)

   Ranch-4 sides brick, Large level, fenced lot. room for a garden. Covered patio & separate workshop w/electricity. Hardwoods in living room, kitchen, hall and bedrooms. Large Master BR can be converted back to 3 BR plan. HVAC - new in 2013, extra insulation & storm windows. Easy maintenance for first time buyers or empty nesters. Great Investment.

8. 2016-06-15
   status Under Contract

   Show marketing remark (356 chars)

   Ranch-4 sides brick, Large level, fenced lot. room for a garden. Covered patio & separate workshop w/electricity. Hardwoods in living room, kitchen, hall and bedrooms. Large Master BR can be converted back to 3 BR plan. HVAC - new in 2013, extra insulation & storm windows. Easy maintenance for first time buyers or empty nesters. Great Investment.

9. 2016-06-15
   historical Contingent - Due Diligence

   Show marketing remark (356 chars)

   Ranch-4 sides brick, Large level, fenced lot. room for a garden. Covered patio & separate workshop w/electricity. Hardwoods in living room, kitchen, hall and bedrooms. Large Master BR can be converted back to 3 BR plan. HVAC - new in 2013, extra insulation & storm windows. Easy maintenance for first time buyers or empty nesters. Great Investment.

10. 2016-05-04
    listed $102,500 New

    Show marketing remark (356 chars)

    Ranch-4 sides brick, Large level, fenced lot. room for a garden. Covered patio & separate workshop w/electricity. Hardwoods in living room, kitchen, hall and bedrooms. Large Master BR can be converted back to 3 BR plan. HVAC - new in 2013, extra insulation & storm windows. Easy maintenance for first time buyers or empty nesters. Great Investment.

11. 2016-05-04
    listed $102,500 Active

    Show marketing remark (356 chars)

    Ranch-4 sides brick, Large level, fenced lot. room for a garden. Covered patio & separate workshop w/electricity. Hardwoods in living room, kitchen, hall and bedrooms. Large Master BR can be converted back to 3 BR plan. HVAC - new in 2013, extra insulation & storm windows. Easy maintenance for first time buyers or empty nesters. Great Investment.

12. 2016-05-03
    historical
13. 2016-02-19
    price $102,900
14. 2015-09-15
    listed $104,900 New
15. 2008-09-22
    soldstatus $114,500
16. 2008-09-15
    soldstatus $114,500
17. 2008-05-19
    listed $119,900

ⓘ 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: $2,903 · $242/mo
• Projected year-2 tax: $2,903 · $242/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $24,221
• − Mortgage interest: −$12,603
• − Property taxes: −$2,903
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,938
• − Management: −$1,938
• − Depreciation: −$6,545
• Taxable loss: −$2,831
• Est. tax savings @ 24.0%: +$679
• After-tax cash flow: $1,627/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 — Powder Springs

• Score: 71/100
• State rank: #79
• US rank: #6846

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Powder Springs, GA
• County: Cobb County · 777,758 people
• City population: 71,626
• 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

+81.4% since first listed

22 events — show timeline

• 2026-06-01 Sold (Public Records) $217,500 Public Records
• 2026-05-29 Sold (MLS) $217,500 GAMLS
• 2026-05-29 Sold (MLS) $217,500 FMLS
• 2026-05-20 Pending — GAMLS
• 2026-05-20 Pending — FMLS
• 2026-05-15 Listed $225,000 FMLS
• 2026-05-15 Listed $225,000 GAMLS
• 2026-05-14 Coming Soon $225,000 GAMLS
• 2026-05-14 Coming Soon $225,000 FMLS
• 2016-07-29 Sold (Public Records) $96,400 Public Records
• 2016-07-28 Sold (MLS) $96,400 GAMLS
• 2016-07-28 Sold (MLS) $96,400 FMLS
• 2016-06-15 Pending — GAMLS
• 2016-06-15 Contingent — FMLS
• 2016-05-04 Listed $102,500 GAMLS
• 2016-05-04 Listed $102,500 FMLS
• 2016-05-03 Listing Removed — GAMLS
• 2016-02-19 Price Changed $102,900 GAMLS
• 2015-09-15 Listed $104,900 GAMLS
• 2008-09-22 Sold (Public Records) $114,500 Public Records
• 2008-09-15 Sold (MLS) $114,500 FMLS
• 2008-05-19 Listed $119,900 FMLS

Property tax history

+19.0%/yr

Latest (2025): $2,903 · -0.1% YoY. Source: county tax records.