6405 Kensington Ct · Austell, GA 30106

$179,900

3 bd · 1.0 ba · 1,352 sqft · SingleFamily public records · 122 Days on market

Built 1970 7,971 sqft lot $133/sqft · 36% below area Est $281k · 36% 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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.1/10.0
• 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

New Price Reduction. Charming four-sided brick ranch featuring a welcoming front porch and a bright, open kitchen with a spacious eat-in area. Step outside to a large deck, perfect for entertaining, which overlooks an open and private backyard ideal for gatherings or relaxation. The home offers great potential and is in need of some repairs, making it a wonderful opportunity to add your personal touch. A must-see property this one won't last long! No blind offers.

Key facts

• Large deck
• Private backyard
• Bright open kitchen

Tags

• FOUR-SIDED BRICK RANCH
• WELCOMING FRONT PORCH
• BRIGHT OPEN KITCHEN
• SPACIOUS EAT-IN AREA
• LARGE DECK
• PRIVATE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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+, schools D-, amenities 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 rising (+1.3%/yr); 184 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,625 units permitted in Cobb County in 2024 (389 in 5+ unit buildings).
• This rent runs 32% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 122 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $158,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 7.89%
• Cash-on-cash: 5.72%
• DSCR: 1.25
• GRM: 8.2

CMA / ARV

• ARV (median comp): $280,786
• List price: $179,900
• Delta: -35.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6402 Kensington Ct	0.04mi	4/2.0 (+1)	1,320 (-2%)	10mo	$296,000	$224	77
6163 Temple St	0.28mi	3/1.0	1,272 (-6%)	7mo	$285,000	$224	71
3400 Scott Dr	0.41mi	3/1.0	1,225 (-9%)	8mo	$230,000	$188	58
5851 Miller Rd	0.40mi	3/1.0	1,308 (-3%)	22mo	$261,000	$200	58
5890 Betty St	0.33mi	3/1.5	1,408 (+4%)	22mo	$310,000	$220	57
3315 Brookfield Dr	0.47mi	4/2.5 (+1)	1,326 (-2%)	10mo	$295,000	$222	56
6364 Arthur Dr	0.63mi	3/1.0	1,219 (-10%)	8mo	$225,000	$185	47
6411 Temple St	0.65mi	3/2.0	1,536 (+14%)	1mo	$260,000	$169	42
6000 Water Oaks Dr	0.45mi	3/2.0	1,510 (+12%)	17mo	$235,000	$156	41
6197 Union Grove Rd	0.75mi	3/3.0	1,477 (+9%)	3mo	$245,000	$166	39
6307 Ansley Blvd	0.55mi	4/2.0 (+1)	1,172 (-13%)	18mo	$199,900	$171	28

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: -9.3%
• Equity multiple: 0.66×
• Total profit: $-16,931
• Equity at exit: $26,824

10-year hold

• IRR: -2.3%
• Equity multiple: 0.86×
• Total profit: $-7,202
• Equity at exit: $15,554

Cash invested: $50,372 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,819 high
• Mortgage (P&I): −$943
• Tax from tax record: −$178 /mo · $2,141/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $240

Break-even live

Break-even rent $1,515

Max offer price $179,900

Occupancy floor 82%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6403 Kensington Ct Austell, GA	4.0	2.0	1352	$1,674	$1.24	24d	1	0.05mi
3666 Glenda St Lithia Springs, GA	3.0	2.0	980	$1,200	$1.22	24d	1	0.33mi
5955 Water Oaks Dr Austell, GA	4.0	2.0	1490	$2,176	$1.46	12d	1	0.46mi
3670 Goodwin Rd Austell, GA	3.0	1.0	1025	$1,650	$1.61	18d	1	0.55mi
3034 Millstone Ct Austell, GA	4.0	2.0	1430	$1,825	$1.28	22d	1	0.88mi
3034 Millstone Ct Austell, GA	4.0	2.0	1430	$1,825	$1.28	24d	1	0.88mi
5989 Bowden St Austell, GA	4.0	3.0	1388	$3,965	$2.86	43d	1	0.98mi
3946 Creel Dr Lithia Springs, GA	3.0	1.5	1800	$1,595	$0.89	5d	1	1.06mi
5550 Pemrock Ct Powder Springs, GA	3.0	3.0	1613	$2,135	$1.32	24d	1	1.17mi
6739 S Sweetwater Rd Lithia Springs, GA	2.0	1.0	1442	$1,450	$1.01	44d	1	1.19mi
6698 Baker Dr Lithia Springs, GA	3.0	2.0	1308	$1,800	$1.38	43d	1	1.23mi
6230 Love St Austell, GA	4.0	2.0	1452	$4,950	$3.41	43d	1	1.42mi

Listing history 31 events

1. 2026-05-18
   status Under Contract 468-char remark

   Show marketing remark (468 chars)

   New Price Reduction! Charming four-sided brick ranch featuring a welcoming front porch and a bright, open kitchen with a spacious eat-in area. Step outside to a large deck, perfect for entertaining, which overlooks an open and private backyard ideal for gatherings or relaxation. The home offers great potential and is in need of some repairs, making it a wonderful opportunity to add your personal touch. A must-see property this one won't last long! No blind offers.

2. 2026-05-18
   status Pending 468-char remark

   Show marketing remark (468 chars)

   New Price Reduction! Charming four-sided brick ranch featuring a welcoming front porch and a bright, open kitchen with a spacious eat-in area. Step outside to a large deck, perfect for entertaining, which overlooks an open and private backyard ideal for gatherings or relaxation. The home offers great potential and is in need of some repairs, making it a wonderful opportunity to add your personal touch. A must-see property this one won't last long! No blind offers.

3. 2026-05-05
   price $179,900 468-char remark

   Show marketing remark (468 chars)

   New Price Reduction. Charming four-sided brick ranch featuring a welcoming front porch and a bright, open kitchen with a spacious eat-in area. Step outside to a large deck, perfect for entertaining, which overlooks an open and private backyard ideal for gatherings or relaxation. The home offers great potential and is in need of some repairs, making it a wonderful opportunity to add your personal touch. A must-see property this one won't last long! No blind offers.

4. 2026-05-05
   price $179,900 468-char remark

   Show marketing remark (468 chars)

   New Price Reduction. Charming four-sided brick ranch featuring a welcoming front porch and a bright, open kitchen with a spacious eat-in area. Step outside to a large deck, perfect for entertaining, which overlooks an open and private backyard ideal for gatherings or relaxation. The home offers great potential and is in need of some repairs, making it a wonderful opportunity to add your personal touch. A must-see property this one won't last long! No blind offers.

5. 2026-04-07
   status Back On Market 468-char remark

   Show marketing remark (468 chars)

   New Price Reduction! Charming four-sided brick ranch featuring a welcoming front porch and a bright, open kitchen with a spacious eat-in area. Step outside to a large deck, perfect for entertaining, which overlooks an open and private backyard ideal for gatherings or relaxation. The home offers great potential and is in need of some repairs, making it a wonderful opportunity to add your personal touch. A must-see property this one won't last long! No blind offers.

6. 2026-04-07
   status Active 468-char remark

   Show marketing remark (468 chars)

   New Price Reduction! Charming four-sided brick ranch featuring a welcoming front porch and a bright, open kitchen with a spacious eat-in area. Step outside to a large deck, perfect for entertaining, which overlooks an open and private backyard ideal for gatherings or relaxation. The home offers great potential and is in need of some repairs, making it a wonderful opportunity to add your personal touch. A must-see property this one won't last long! No blind offers.

7. 2026-03-30
   status Under Contract 468-char remark

   Show marketing remark (468 chars)

   New Price Reduction! Charming four-sided brick ranch featuring a welcoming front porch and a bright, open kitchen with a spacious eat-in area. Step outside to a large deck, perfect for entertaining, which overlooks an open and private backyard ideal for gatherings or relaxation. The home offers great potential and is in need of some repairs, making it a wonderful opportunity to add your personal touch. A must-see property this one won't last long! No blind offers.

8. 2026-03-30
   status Pending 468-char remark

   Show marketing remark (468 chars)

   New Price Reduction! Charming four-sided brick ranch featuring a welcoming front porch and a bright, open kitchen with a spacious eat-in area. Step outside to a large deck, perfect for entertaining, which overlooks an open and private backyard ideal for gatherings or relaxation. The home offers great potential and is in need of some repairs, making it a wonderful opportunity to add your personal touch. A must-see property this one won't last long! No blind offers.

9. 2026-01-08
   listed $194,900 New 468-char remark

   Show marketing remark (468 chars)

   New Price Reduction! Charming four-sided brick ranch featuring a welcoming front porch and a bright, open kitchen with a spacious eat-in area. Step outside to a large deck, perfect for entertaining, which overlooks an open and private backyard ideal for gatherings or relaxation. The home offers great potential and is in need of some repairs, making it a wonderful opportunity to add your personal touch. A must-see property this one won't last long! No blind offers.

10. 2026-01-08
    listed $194,900 Active 468-char remark

    Show marketing remark (468 chars)

    New Price Reduction! Charming four-sided brick ranch featuring a welcoming front porch and a bright, open kitchen with a spacious eat-in area. Step outside to a large deck, perfect for entertaining, which overlooks an open and private backyard ideal for gatherings or relaxation. The home offers great potential and is in need of some repairs, making it a wonderful opportunity to add your personal touch. A must-see property this one won't last long! No blind offers.

11. 2021-03-10
    soldstatus $150,000
12. 2016-02-10
    price $49,900
13. 2015-06-04
    price $52,290
14. 2014-09-30
    price $49,900
15. 2013-05-29
    historical
16. 2013-05-15
    soldstatus $52,290 Sold
17. 2013-05-15
    soldstatus $52,290 Sold
18. 2013-04-29
    status Under Contract
19. 2013-04-29
    status Pending
20. 2013-04-29
    price $52,290
21. 2013-04-24
    historical Pending Approval
22. 2013-04-24
    status Pending Offer Approval
23. 2013-04-17
    status Active
24. 2013-04-17
    status Back On Market
25. 2013-04-10
    status Pending Offer Approval
26. 2013-04-10
    historical Pending Approval
27. 2013-03-25
    listed $49,900 New
28. 2013-03-25
    listed $49,900 Active
29. 2006-11-21
    soldstatus $116,500
30. 1999-02-03
    soldstatus $82,600
31. 1986-10-28
    soldstatus $45,200

ⓘ 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: $2,141 · $178/mo
• Projected year-2 tax: $2,141 · $178/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 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: $21,824
• − Mortgage interest: −$10,077
• − Property taxes: −$2,141
• − Insurance: −$900
• − Repairs & maintenance: −$1,746
• − Management: −$1,746
• − Depreciation: −$5,233
• Taxable loss: −$19
• Est. tax savings @ 24.0%: +$5
• After-tax cash flow: $2,884/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

• Census place: Austell, GA
• 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

+298.0% since first listed

31 events — show timeline

• 2026-05-18 Pending — GAMLS
• 2026-05-18 Pending — FMLS
• 2026-05-05 Price Changed $179,900 FMLS
• 2026-05-05 Price Changed $179,900 GAMLS
• 2026-04-07 Relisted — GAMLS
• 2026-04-07 Relisted — FMLS
• 2026-03-30 Pending — GAMLS
• 2026-03-30 Pending — FMLS
• 2026-01-08 Listed $194,900 FMLS
• 2026-01-08 Listed $194,900 GAMLS
• 2021-03-10 Sold (Public Records) $150,000 Public Records
• 2016-02-10 Price Changed $49,900 FMLS
• 2015-06-04 Price Changed $52,290 FMLS
• 2014-09-30 Price Changed $49,900 GAMLS
• 2013-05-29 Listing Removed — FMLS
• 2013-05-15 Sold (MLS) $52,290 GAMLS
• 2013-05-15 Sold (MLS) $52,290 FMLS
• 2013-04-29 Pending — GAMLS
• 2013-04-29 Pending — FMLS
• 2013-04-29 Price Changed $52,290 GAMLS
• 2013-04-24 Contingent — GAMLS
• 2013-04-24 Pending — FMLS
• 2013-04-17 Relisted — FMLS
• 2013-04-17 Relisted — GAMLS
• 2013-04-10 Pending — FMLS
• 2013-04-10 Contingent — GAMLS
• 2013-03-25 Listed $49,900 GAMLS
• 2013-03-25 Listed $49,900 FMLS
• 2006-11-21 Sold (Public Records) $116,500 Public Records
• 1999-02-03 Sold (Public Records) $82,600 Public Records
• 1986-10-28 Sold (Public Records) $45,200 Public Records

Property tax history

+7.6%/yr

Latest (2025): $2,141 · +0.0% YoY. Source: county tax records.