3542 Hopkins Ct · Powder Springs, GA 30127

$206,500

3 bd · 2.5 ba · 1,364 sqft · Townhouse public records · 2 Days on market

Built 1985 4,042 sqft lot Est $211k · at est.

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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 +20.0/30.0
• ARV discount +8.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.1/10.0
• 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

GREAT LOCATION! 3BR/2.5BA TOWNHOME, NEW CARPET & VINYL, NEW EXTERIOR AND INTERIOR PAINT, NEW ROOF & WATER HEATER, BRIGHT OPEN FAM RM W/GAS STARTER FIREPLACE, LG SEP DINING ROOM, LG MASTER W/WALK-IN CLOSET, PRIVATE FENCED BACKYARD

Key facts

• City park
• Bike walking trail
• Gas stove

Tags

• GAS STOVE
• NEW DISHWASHER
• STONE FIREPLACE
• FENCED BACKYARD
• BIKE WALKING TRAIL
• CITY PARK

Property features AI

Finance

• Other: Roads are asphalt city streets; Directions: GPS
• HOA & community: Community amenities include proximity to schools, shopping, trails/greenway, and a park; One unit in the community

Exterior

• Parking: Driveway parking; Open parking for 4 vehicles
• Utilities: Public water; Public sewer; 220-volt electric service; Cable available; Electricity available; Natural gas available; Phone available; Underground utilities; Water available; Sewer available
• Home design: Condominium; Two levels; End unit
• Construction: Vinyl siding; Composition roof; Concrete perimeter foundation; Resale condition
• Exterior features: Private yard; Back yard fencing; Rear porch

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Gas range
• Bedrooms: Three bedrooms on the upper level; Bedroom features: Other
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms; One half bathroom (main level); Master bath with tub/shower combo
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Entrance foyer; Gas-starter fireplace; Wood-framed windows; 1 common wall (end unit)
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $206k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $206k).
• Cap rate 7.8% 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; 22 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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 $1k of loan paydown is wiped out by about $6k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 19y 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 $90k; list at $206k implies a 130% 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 $206,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.01% ✓
• Cap rate: 7.77%
• Cash-on-cash: 5.27%
• DSCR: 1.23
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $211,420
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3514 Ten Oaks Ct	0.07mi	3/2.5	1,376 (+1%)	2mo	$200,000	$145	94
3684 Stephanie Ct	0.06mi	3/2.5	1,332 (-2%)	0mo	$208,000	$156	93
3503 Ten Oaks Ct	0.04mi	3/2.5	1,320 (-3%)	5mo	$205,000	$155	88
3590 Hopkins Ct	0.11mi	3/2.5	1,332 (-2%)	9mo	$206,500	$155	84
3628 Hopkins Ct	0.16mi	3/2.5	1,332 (-2%)	8mo	$205,000	$154	82
3626 Hopkins Ct	0.16mi	3/2.5	1,332 (-2%)	9mo	$210,000	$158	81
3614 Hopkins Ct	0.17mi	3/2.5	1,332 (-2%)	9mo	$192,000	$144	81
3589 Hopkins Ct	0.11mi	2/2.5 (-1)	1,276 (-6%)	8mo	$175,000	$137	73
3666 Hopkins Ct	0.14mi	2/2.5 (-1)	1,276 (-6%)	8mo	$160,000	$125	71
3507 Ten Oaks Cir	0.06mi	2/2.5 (-1)	1,184 (-13%)	5mo	$191,900	$162	66
3916 Abbott Way #2	0.60mi	2/2.0 (-1)	1,463 (+7%)	1mo	$275,000	$188	52
3832 Abbott Ln #1	0.60mi	2/2.0 (-1)	1,463 (+7%)	3mo	$250,000	$171	51

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: -10.6%
• Equity multiple: 0.62×
• Total profit: $-21,901
• Equity at exit: $30,790

10-year hold

• IRR: -4.8%
• Equity multiple: 0.72×
• Total profit: $-16,359
• Equity at exit: $17,854

Cash invested: $57,820 (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: 8.3×

Monthly cashflow live

• Estimated rent: $2,083 high
• Mortgage (P&I): −$1,083
• Tax from tax record: −$223 /mo · $2,671/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $254

Break-even live

Break-even rent $1,761

Max offer price $206,500

Occupancy floor 83%

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: $51,625
• Closing costs: $6,195
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3682 Stephanie Ct Powder Springs, GA	3.0	2.5	1332	$1,900	$1.43	44d	1	0.08mi
3690 Stephanie Ct Powder Springs, GA	3.0	2.5	1332	$1,950	$1.46	44d	1	0.11mi
3589 Hopkins Ct Powder Springs, GA	2.0	2.5	1276	$1,595	$1.25	24d	1	0.12mi
3860 Pressley Ln Powder Springs, GA	3.0	2.5	1874	$2,395	$1.28	19d	1	0.58mi
3494 Mustang Dr Powder Springs, GA	3.0	2.0	1144	$1,800	$1.57	44d	1	0.60mi
3160 Kipling Dr Powder Springs, GA	4.0	2.0	1560	$1,900	$1.22	44d	1	0.76mi
3744 Silvery Way Powder Springs, GA	3.0	3.0	1805	$2,750	$1.52	44d	1	0.77mi
3744 Silvery Way Unit 1 Powder Springs, GA	3.0	2.5	1805	$2,750	$1.52	44d	1	0.77mi
3590 Ponderosa Ln Powder Springs, GA	3.0	1.0	1025	$4,600	$4.49	44d	1	0.78mi
2985 Valley View Cir Powder Springs, GA	3.0	3.0	1700	$2,140	$1.26	2d	1	0.78mi
3017 Valley View Dr Powder Springs, GA	4.0	2.0	1748	$4,950	$2.83	44d	1	0.89mi
2830 Macedonia Rd Powder Springs, GA	1.0–2.0	1.0–2.0	1154	$2,729	$2.36	1d	12	0.90mi
3234 Valley View St Powder Springs, GA	3.0	2.0	1222	$1,800	$1.47	44d	1	1.00mi
3344 Forest Hill Rd Powder Springs, GA	3.0	2.0	1798	$1,775	$0.99	21d	1	1.03mi
3405 Ridgecrest Dr Powder Springs, GA	3.0	2.0	1381	$1,875	$1.36	44d	1	1.06mi
3645 Sharon Dr Powder Springs, GA	3.0	2.0	1334	$2,250	$1.69	44d	1	1.12mi
3107 Goldenrod Ln SW Marietta, GA	3.0	2.0	1529	$1,775	$1.16	17d	1	1.16mi
4006 Evelyn Dr Powder Springs, GA	4.0	2.0	1828	$1,895	$1.04	44d	1	1.20mi
2909 Buckskin Trl SW Marietta, GA	3.0	2.0	1581	$2,019	$1.28	44d	1	1.31mi
3161 Tucson Ct Powder Springs, GA	3.0	2.0	1336	$1,595	$1.19	44d	1	1.46mi
3003 Brass Dr Austell, GA	3.0	2.5	1726	$2,150	$1.25	13d	1	1.47mi
2442 Chauncey Ln SW Marietta, GA	3.0	2.0	1490	$2,031	$1.36	3d	1	1.50mi

Listing history 4 events

1. 2026-06-18
   days on market $206,500 Active 2 DOM
2. 2026-06-16
   status $206,500 Active 1 DOM
3. 2026-06-16
   remarks 681-char remark
4. 2026-06-16
   listed $206,500 Coming Soon 1 DOM

ⓘ 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: $2,671 · $223/mo
• Projected year-2 tax: $2,671 · $223/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 3/10 Moderate
• 🌡 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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,997
• − Mortgage interest: −$11,567
• − Property taxes: −$2,671
• − Insurance: −$1,032
• − Repairs & maintenance: −$2,000
• − Management: −$2,000
• − Depreciation: −$6,007
• Taxable loss: −$280
• Est. tax savings @ 24.0%: +$67
• After-tax cash flow: $3,117/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

+357.9% since first listed

6 events — show timeline

• 2026-06-16 Listed $206,500 FMLS
• 2026-06-16 Coming Soon $206,500 FMLS
• 2007-04-10 Sold (MLS) $89,900 FMLS
• 2007-01-25 Listed $89,900 FMLS
• 1998-03-30 Sold (Public Records) $53,000 Public Records
• 1988-12-08 Sold (Public Records) $45,100 Public Records

Property tax history

+11.2%/yr

Latest (2025): $2,671 · -0.1% YoY. Source: county tax records.