2034 Drennon Ave · Austell, GA 30106

$159,999

2 bd · 1.5 ba · 1,078 sqft · Townhouse public records · 43 Days on market

Built 1981 4,403 sqft lot $148/sqft · 7% below area Est $171k · 7% 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 +23.9/30.0
• ARV discount +10.5/15.0
• DSCR +7.7/10.0
• 1% rule +5.7/10.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUD HOMES ARE "SOLD AS-IS". INFORMATION DEEMED RELIABLE BUT NOT GUARANTEED. SELLING BROKER TO VERIFY ALL INFORMATION. BIDS OVER "AS-IS" VALUE W/FHA REQUIRES CASH PAID AT CLOSING FOR OVERBID AMOUNT. EQUAL HOUSING OPPORTUNITY. CASE# 105-145272. FHA FINANCING: IE (INSURED ESCROW) $2365

Key facts

• High demand area
• Cornet trail
• 2 parking spots

Tags

• HIGH DEMAND AREA
• CORNET TRAIL

Property features AI

Finance

• Other: Asphalt road frontage on a city street; GPS-friendly directions
• HOA & community: Community includes sidewalks, street lights, nearby trails/greenway and proximity to public transport; Community has 2,034 units

Exterior

• Parking: Two total parking spaces; Assigned parking; Driveway with level access; Open parking available
• Utilities: Public water; Public sewer; 110-volt electric; Cable available; Electricity available; Natural gas available; Phone available
• Home design: One level; Fee simple ownership; Resale condition
• Construction: HardiPlank and wood siding; Shingle roof; Slab foundation
• Exterior features: Private entrance; Private yard; Rear porch; Outdoor lighting; Back yard fencing; Pond on property

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Electric range; Cabinets and other counter surfaces; Open-concept dining area
• Bedrooms: Two upper-level bedrooms; Roommate floor plan
• Flooring: Carpet; Laminate; Other
• Bathrooms: Two full bathrooms; One half bathroom (main level); Master bath with tub/shower combo
• Heating & cooling: Central heating; Central air
• Interior features: Walk-in closets; Double-pane windows; 2+ common walls
• Laundry & utility: Laundry in hall

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $160k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.7% in Austell — 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 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: Sanders Elementary School (math 19% / reading 22%, grade F, #860 of 1,228 statewide, top 70%, 620 students, 82% 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 78% FRL vs 39% district-wide (39 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 (+1.3%/yr); 184 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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 43 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask is 3% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $25k; list at $160k implies a 540% 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,199 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 8.62%
• Cash-on-cash: 8.33%
• DSCR: 1.37
• GRM: 7.8

CMA / ARV

• ARV (median comp): $171,429
• List price: $159,999
• Delta: -6.67%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2075 Lenoa Ln	0.10mi	2/2.5	1,078 (0%)	1mo	$113,000	$105	90
2012 Drennon Ave	0.06mi	2/2.5	1,056 (-2%)	4mo	$179,000	$170	86
1984 Padgett Dr	0.09mi	2/2.5	1,084 (+1%)	7mo	$139,000	$128	86
2020 Drennon Ave	0.04mi	2/2.5	1,078 (0%)	13mo	$205,000	$190	83
2102 Lenoa Ln	0.15mi	2/2.5	1,078 (0%)	11mo	$206,000	$191	80
2044 Lenoa Ln	0.14mi	2/2.5	1,078 (0%)	15mo	$152,000	$141	77
2070 Lenoa Ln	0.12mi	2/2.5	1,078 (0%)	24mo	$205,000	$190	70

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 · 1.3% rent growth · sell at horizon

5-year hold

• IRR: -5.5%
• Equity multiple: 0.80×
• Total profit: $-9,023
• Equity at exit: $23,856

10-year hold

• IRR: 2.1%
• Equity multiple: 1.14×
• Total profit: $6,160
• Equity at exit: $13,834

Cash invested: $44,800 (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 30106

• Home prices YoY: -33.4%
• Rents YoY: 1.3%
• Active inventory: 184
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,712 high
• Mortgage (P&I): −$839
• Tax from tax record: −$136 /mo · $1,633/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $311

Break-even live

Break-even rent $1,319

Max offer price $159,999

Occupancy floor 77%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1975 Padgett Dr Unit 1 Austell, GA	2.0	2.5	1200	$1,449	$1.21	22d	1	0.05mi
2051 Lenoa Ln Austell, GA	2.0	2.5	1078	$1,600	$1.48	5d	1	0.08mi
4649 Danna Dr Austell, GA	3.0	2.0	1438	$1,765	$1.23	24d	1	0.24mi
4236 Austell Rd Austell, GA	1.0–2.0	1.0–2.0	1050	$1,623	$1.55	2d	17	0.47mi
2141 Sandalwood Ln SW Austell, GA	3.0	2.0	1475	$2,136	$1.45	15d	1	0.47mi
2105 Mesa Valley Way Austell, GA	1.0–3.0	1.0–2.0	1102	$1,672	$1.52	2d	35	0.51mi
1650 Anderson Mill Rd Austell, GA	1.0–3.0	1.0–2.0	1026	$1,492	$1.45	2d	22	0.56mi
1707 Virginia Cir SW Mableton, GA	3.0	2.0	1235	$1,835	$1.49	24d	1	0.81mi
1899 Mulkey Rd Austell, GA	1.0–3.0	1.0–2.0	990	$1,416	$1.43	3d	7	0.94mi
3759 Mulkey Cir SW Marietta, GA	3.0	1.5	1216	$1,600	$1.32	44d	1	1.02mi
1820 Mulkey Rd Austell, GA	1.0–3.0	1.0–2.0	970	$1,468	$1.51	2d	19	1.13mi
2222 East-West Connector Austell, GA	1.0–3.0	1.0–2.0	1143	$1,450	$1.27	44d	30	1.17mi
3730 Silver Leaf Ct SW Marietta, GA	3.0	2.0	1248	$2,250	$1.80	44d	1	1.26mi
3755 Medical Park Dr Austell, GA	1.0–2.0	1.0–2.0	979	$1,636	$1.67	5d	13	1.29mi
5128 Lakeview Ct Austell, GA	2.0	1.5	1080	$1,605	$1.49	13d	1	1.34mi
3890 Floyd Rd Unit B1 Austell, GA	2.0	2.5	1461	$2,801	$1.92	44d	1	1.38mi
3561 Ashley Station Dr SW #3561 Marietta, GA	2.0	2.5	1160	$1,500	$1.29	44d	1	1.38mi
2020 Annette Ln Austell, GA	3.0	2.0	1452	$1,900	$1.31	24d	1	1.38mi
3753 Austell Rd SW Unit C1 Austell, GA	3.0	2.0	1391	$2,375	$1.71	3d	1	1.39mi
3753 Austell Rd SW Unit B2 Austell, GA	2.0	2.0	1094	$2,279	$2.08	3d	1	1.39mi
3753 Austell Rd SW Unit A1 Austell, GA	1.0	1.0	718	$1,884	$2.62	3d	1	1.39mi
3753 Austell Rd Austell, GA	1.0–3.0	1.0–2.0	1110	$2,199	$1.98	1d	89	1.39mi
2347 Glencairn Ln SW Marietta, GA	3.0	2.0	1486	$1,831	$1.23	5d	1	1.42mi
3890 Floyd Rd Unit B2 Austell, GA	2.0	2.0	1094	$2,393	$2.19	44d	1	1.43mi
3890 Floyd Rd Unit A4 Austell, GA	1.0	1.0	853	$1,961	$2.30	4d	1	1.43mi
3890 Floyd Rd Unit 2201 Austell, GA	2.0	2.0	1128	$2,147	$1.90	24d	1	1.43mi
1860 Gherry Dr Austell, GA	3.0	2.0	1465	$1,606	$1.10	5d	1	1.46mi
3510 Ashley Station Dr SW Marietta, GA	3.0	2.5	1408	$1,845	$1.31	11d	1	1.50mi

Listing history 25 events

1. 2026-06-18
   days on market $159,999 Active 43 DOM
2. 2026-06-17
   days on market $159,999 Active 42 DOM
3. 2026-06-16
   days on market $159,999 Active 41 DOM
4. 2026-06-15
   days on market $159,999 Active 40 DOM
5. 2026-06-13
   days on market $159,999 Active 38 DOM
6. 2026-06-13
   days on market $159,999 Active 37 DOM
7. 2026-06-09
   days on market $159,999 Active 34 DOM
8. 2026-06-08
   days on market $159,999 Active 33 DOM
9. 2026-06-07
   days on market $159,999 Active 32 DOM
10. 2026-06-04
    days on market $159,999 Active 29 DOM
11. 2026-06-03
    days on market $159,999 Active 28 DOM
12. 2026-06-02
    days on market $159,999 Active 27 DOM
13. 2026-06-01
    days on market $159,999 Active 26 DOM
14. 2026-05-31
    days on market $159,999 Active 25 DOM
15. 2026-05-07
    price $159,999 497-char remark
16. 2026-05-02
    listed $155,000 Active 497-char remark
17. 2026-03-31
    historical
18. 2025-10-09
    listed $175,000 Active
19. 2014-10-08
    price $17,100

    Show marketing remark (303 chars)

    HUD HOMES ARE "SOLD AS-IS". INFORMATION DEEMED RELIABLE BUT NOT GUARANTEED. SELLING BROKER TO VERIFY ALL INFORMATION. BIDS OVER "AS-IS" VALUE W/FHA REQUIRES CASH PAID AT CLOSING FOR OVERBID AMOUNT. EQUAL HOUSING OPPORTUNITY. CASE# 105-145272. FHA FINANCING: IE (INSURED ESCROW) $2365

20. 2013-05-20
    soldstatus $25,000 Sold

    Show marketing remark (303 chars)

    HUD HOMES ARE "SOLD AS-IS". INFORMATION DEEMED RELIABLE BUT NOT GUARANTEED. SELLING BROKER TO VERIFY ALL INFORMATION. BIDS OVER "AS-IS" VALUE W/FHA REQUIRES CASH PAID AT CLOSING FOR OVERBID AMOUNT. EQUAL HOUSING OPPORTUNITY. CASE# 105-145272. FHA FINANCING: IE (INSURED ESCROW) $2365

21. 2013-04-16
    status Under Contract

    Show marketing remark (303 chars)

    HUD HOMES ARE "SOLD AS-IS". INFORMATION DEEMED RELIABLE BUT NOT GUARANTEED. SELLING BROKER TO VERIFY ALL INFORMATION. BIDS OVER "AS-IS" VALUE W/FHA REQUIRES CASH PAID AT CLOSING FOR OVERBID AMOUNT. EQUAL HOUSING OPPORTUNITY. CASE# 105-145272. FHA FINANCING: IE (INSURED ESCROW) $2365

22. 2013-04-16
    price $25,000

    Show marketing remark (303 chars)

    HUD HOMES ARE "SOLD AS-IS". INFORMATION DEEMED RELIABLE BUT NOT GUARANTEED. SELLING BROKER TO VERIFY ALL INFORMATION. BIDS OVER "AS-IS" VALUE W/FHA REQUIRES CASH PAID AT CLOSING FOR OVERBID AMOUNT. EQUAL HOUSING OPPORTUNITY. CASE# 105-145272. FHA FINANCING: IE (INSURED ESCROW) $2365

23. 2013-04-06
    listed $17,100 New

    Show marketing remark (303 chars)

    HUD HOMES ARE "SOLD AS-IS". INFORMATION DEEMED RELIABLE BUT NOT GUARANTEED. SELLING BROKER TO VERIFY ALL INFORMATION. BIDS OVER "AS-IS" VALUE W/FHA REQUIRES CASH PAID AT CLOSING FOR OVERBID AMOUNT. EQUAL HOUSING OPPORTUNITY. CASE# 105-145272. FHA FINANCING: IE (INSURED ESCROW) $2365

24. 1999-12-30
    soldstatus $40,000
25. 1983-03-07
    soldstatus $40,700

ⓘ 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: $1,633 · $136/mo
• Projected year-2 tax: $1,633 · $136/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 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: $20,546
• − Mortgage interest: −$8,962
• − Property taxes: −$1,633
• − Insurance: −$800
• − Repairs & maintenance: −$1,644
• − Management: −$1,644
• − Depreciation: −$4,655
• Taxable income: $1,209
• Est. tax owed @ 24.0%: −$290
• After-tax cash flow: $3,440/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

• County: Cobb County · 777,758 people
• City population: 49,719
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 23,107
• Household income: $68,881
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 907.0

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 0.62)
• Race & ethnicity: Black 54% White 22% Hispanic / Latino 20% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 9% Puerto Rican 6%
• Common ancestry: Italian 2% Hispanic 1% Romanian 1%
• Foreign-born: 14% · Canada, Jamaica, Vietnam
• Languages at home: 79% English-only · Spanish 16% Other Indo-European 1% 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: ▼ -128.55%
• Current HPI: 256.6988
• Rent YoY: ▲ 1.30%
• 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

+293.1% since first listed

11 events — show timeline

• 2026-05-07 Price Changed $159,999 FMLS
• 2026-05-02 Listed $155,000 FMLS
• 2026-03-31 Listing Removed — FMLS
• 2025-10-09 Listed $175,000 FMLS
• 2014-10-08 Price Changed $17,100 GAMLS
• 2013-05-20 Sold (MLS) $25,000 GAMLS
• 2013-04-16 Pending — GAMLS
• 2013-04-16 Price Changed $25,000 GAMLS
• 2013-04-06 Listed $17,100 GAMLS
• 1999-12-30 Sold (Public Records) $40,000 Public Records
• 1983-03-07 Sold (Public Records) $40,700 Public Records

Property tax history

+5.4%/yr

Latest (2025): $1,633 · -0.1% YoY. Source: county tax records.