5111 Newark Ave · Austell, GA 30111

$125,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 41 Days on market

Built 1932 6,791 sqft lot $130/sqft · 43% below area Est $220k · 43% under

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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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Appreciation +5.0/10.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nestled on a charming tree-lined street in historic Clarkdale, this adorable bungalow is full of character, charm, and endless potential. Featuring 2 bedrooms and 1 bathroom, this fixer upper offers the perfect opportunity for investors, renovators, or buyers looking to create their dream home in a truly special location. Inside, you'll find tall ceilings, original charm, and a layout ready to be reimagined. Whether you envision a cozy cottage, stylish renovation, or income-producing property, the possibilities here are endless. Enjoy the peaceful feel of this historic community while still being conveniently located near shopping, dining, parks, and major highways. Rare opportunities like this don't come around often in Clarkdale!

Key facts

• 6,791 sq ft lot
• Built 1932
• Listed 41 days

Property features AI

Exterior

• Parking: On-street parking; Open parking available
• Utilities: Public water; Public sewer; 110-volt electric service; Electricity available; Water available
• Home design: One-level home; Fixer condition
• Construction: Other construction materials; Block foundation; Other roof
• Exterior features: Private entrance; Rear stairs; Covered front porch; Sidewalks

Interior

• Kitchen: Cabinets; Pantry
• Bedrooms: Two main-level bedrooms; Split bedroom plan
• Flooring: Carpet
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Heating: Other; Cooling: Other
• Interior features: No shared/attached walls; Other interior features; Three fireplaces (decorative; family room)
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#175 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, 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: Clarkdale Elementary School (math 25% / reading 27%, grade F, #728 of 1,228 statewide, top 60%, 700 students, 75% FRL); Garrett Middle School (math 15% / reading 21%, grade F, #375 of 470 statewide, top 80%, 906 students, 85% 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 22% at this address vs 42% district-wide (-20 pts) — the specific schools serving this property underperform the Cobb County average; the district grade overstates school quality for this exact location.
• Market conditions: 4 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,625 units permitted in Cobb County in 2024 (389 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($864 loan paydown + $4k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 2y ago; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $125k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1932 — 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 D-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: 1.32% ✓
• Cap rate: 10.36%
• Cash-on-cash: 14.53%
• DSCR: 1.65
• GRM: 6.3

CMA / ARV

• ARV (median comp): $220,488
• List price: $125,000
• Delta: -43.31%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3295 Bloomfield Ave	0.23mi	3/1.0	1,080 (+12%)	1mo	$250,000	$231	67

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.1%
• Equity multiple: 2.20×
• Total profit: $42,087
• Equity at exit: $56,205

10-year hold

• IRR: 22.2%
• Equity multiple: 4.20×
• Total profit: $112,062
• Equity at exit: $86,619

Cash invested: $35,000 (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 30111

• Active inventory: 4
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$172 /mo · $2,065/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $424

Break-even live

Break-even rent $1,113

Max offer price $125,000

Occupancy floor 69%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3670 Goodwin Rd Austell, GA	3.0	1.0	1025	$1,650	$1.61	19d	1	1.06mi

Listing history 32 events

1. 2026-06-18
   days on market $125,000 Active 41 DOM
2. 2026-06-17
   days on market $125,000 Active 40 DOM
3. 2026-06-16
   days on market $125,000 Active 39 DOM
4. 2026-06-15
   days on market $125,000 Active 38 DOM
5. 2026-06-13
   days on market $125,000 Active 36 DOM
6. 2026-06-13
   days on market $125,000 Active 35 DOM
7. 2026-06-09
   days on market $125,000 Active 32 DOM
8. 2026-06-08
   pricedays on market $125,000 Active 31 DOM
9. 2026-06-07
   days on market $150,000 Active 30 DOM
10. 2026-06-04
    days on market $150,000 Active 27 DOM
11. 2026-06-03
    days on market $150,000 Active 26 DOM
12. 2026-06-02
    days on market $150,000 Active 25 DOM
13. 2026-06-01
    days on market $150,000 Active 24 DOM
14. 2026-05-31
    days on market $150,000 Active 23 DOM
15. 2026-05-08
    listed $150,000 New 741-char remark

    Show marketing remark (741 chars)

    Nestled on a charming tree-lined street in historic Clarkdale, this adorable bungalow is full of character, charm, and endless potential. Featuring 2 bedrooms and 1 bathroom, this fixer upper offers the perfect opportunity for investors, renovators, or buyers looking to create their dream home in a truly special location. Inside, you'll find tall ceilings, original charm, and a layout ready to be reimagined. Whether you envision a cozy cottage, stylish renovation, or income-producing property, the possibilities here are endless. Enjoy the peaceful feel of this historic community while still being conveniently located near shopping, dining, parks, and major highways. Rare opportunities like this don't come around often in Clarkdale!

16. 2026-05-08
    listed $150,000 Active 753-char remark

    Show marketing remark (741 chars)

    Nestled on a charming tree-lined street in historic Clarkdale, this adorable bungalow is full of character, charm, and endless potential. Featuring 2 bedrooms and 1 bathroom, this fixer upper offers the perfect opportunity for investors, renovators, or buyers looking to create their dream home in a truly special location. Inside, you'll find tall ceilings, original charm, and a layout ready to be reimagined. Whether you envision a cozy cottage, stylish renovation, or income-producing property, the possibilities here are endless. Enjoy the peaceful feel of this historic community while still being conveniently located near shopping, dining, parks, and major highways. Rare opportunities like this don't come around often in Clarkdale!

17. 2025-08-13
    status Back On Market
18. 2025-08-12
    historical
19. 2025-06-05
    status Pending
20. 2025-06-05
    status Under Contract
21. 2025-06-02
    historical
22. 2025-06-02
    status Back On Market
23. 2025-06-02
    status Active
24. 2025-05-31
    historical
25. 2025-05-31
    historical
26. 2025-05-16
    listed $160,000 New
27. 2025-05-16
    listed $160,000 Active
28. 2025-01-07
    historical
29. 2025-01-07
    historical
30. 2024-12-26
    listed $125,000 New
31. 2024-12-26
    listed $125,000 Active
32. 2000-03-22
    soldstatus $70,000

ⓘ 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: $2,065 · $172/mo
• Projected year-2 tax: $2,065 · $172/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 4/10 Moderate 23% 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: $19,800
• − Mortgage interest: −$7,002
• − Property taxes: −$2,065
• − Insurance: −$625
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$3,636
• Taxable income: $3,304
• Est. tax owed @ 24.0%: −$793
• After-tax cash flow: $4,293/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 — Austell

• Score: 67/100
• State rank: #175
• US rank: #11059

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+78.6% since first listed

20 events — show timeline

• 2026-06-10 Price Changed $125,000 GAMLS
• 2026-06-08 Price Changed $125,000 FMLS
• 2026-05-08 Listed $150,000 FMLS
• 2026-05-08 Listed $150,000 GAMLS
• 2025-08-13 Relisted — GAMLS
• 2025-08-12 Listing Removed — GAMLS
• 2025-06-05 Pending — FMLS
• 2025-06-05 Pending — GAMLS
• 2025-06-02 Listing Removed — FMLS
• 2025-06-02 Relisted — GAMLS
• 2025-06-02 Relisted — FMLS
• 2025-05-31 Listing Removed — FMLS
• 2025-05-31 Listing Removed — GAMLS
• 2025-05-16 Listed $160,000 FMLS
• 2025-05-16 Listed $160,000 GAMLS
• 2025-01-07 Listing Removed — GAMLS
• 2025-01-07 Listing Removed — FMLS
• 2024-12-26 Listed $125,000 GAMLS
• 2024-12-26 Listed $125,000 FMLS
• 2000-03-22 Sold (Public Records) $70,000 Public Records

Property tax history

+19.5%/yr

Latest (2025): $2,065 · -0.1% YoY. Source: county tax records.