3170 Croftside Cmns · Powder Springs, GA 30127

$494,990

5 bd · 3.0 ba · 2,750 sqft · SingleFamily · 4 Days on market

Built 2026 Good condition Est $426k · 16% over

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Why this score? — see what drove the F 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 +12.3/30.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• DSCR +3.7/10.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• Rent growth +2.7/5.0
• ARV discount +0.2/15.0
• Appreciation +0.0/10.0

Listing remarks

Meet the Maisie II at Croftside Single Family Homes, a vibrant neighborhood with a pool, clubhouse, trails, playground, and dog park for active living. This Maisie II spans two floors and roughly 2,750 square feet, with five bedrooms, three full baths, and a two-car garage. The main level opens through a foyer into the kitchen, where Arctic White quartz countertops sit above cabinetry with satin nickel pulls and a GE Profile built-in wall oven and electric cooktop below a stainless canopy hood. The island offers seating on one side while the breakfast area connects directly to the rear patio. Upstairs, the primary suite holds a walk-in closet and an ensuite bath with a dual-sink vanity and

Key facts

• Dog park
• Clubhouse
• Trails

Tags

• POOL
• CLUBHOUSE
• TRAILS
• PLAYGROUND
• DOG PARK
• GE PROFILE BUILT-IN WALL OVEN

Property features AI

Finance

• Other: Spec inventory (new construction); Listing provided by Zillow
• Financial info: List price $494,990

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family home, model named The Maisie II; Active listing
• Exterior features: Address: 3170 Croftside Cmns, Powder Springs, GA 30127

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Spec home (The Maisie II plan); Living area approximately 2,750

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $495k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $482k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $422k (14.8% below list).
• Recommended offer: $422k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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; 658 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 1,625 units permitted in Cobb County in 2024 (389 in 5+ unit buildings).
• At $4,219/mo this rent would consume 46% of the median local household income ($111k/yr) (locally 912% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $421,901 (14.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.85% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.76%
• DSCR: 0.97
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $426,250
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3370 Knighton Rdg	0.19mi	4/3.5 (-1)	2,774 (+1%)	10mo	$385,000	$139	74
3147 Oak Leaf Ct	0.56mi	4/2.5 (-1)	2,732 (-1%)	1mo	$358,000	$131	65
3107 Goldenrod Ln SW	0.35mi	4/3.0 (-1)	2,507 (-9%)	2mo	$402,000	$160	62
3239 Rose Petal Ln	0.63mi	5/3.0	2,836 (+3%)	12mo	$406,000	$143	55
3282 Eloise Dr	0.48mi	4/2.0 (-1)	2,396 (-13%)	0mo	$357,000	$149	47
3190 Red Rose Dr	0.61mi	4/3.5 (-1)	2,894 (+5%)	11mo	$450,000	$155	47
3235 Avondale Pkwy	0.55mi	4/3.0 (-1)	2,432 (-12%)	7mo	$387,000	$159	44
3210 Avondale Pkwy	0.54mi	4/3.0 (-1)	2,416 (-12%)	12mo	$420,000	$174	40
3185 Red Rose Dr	0.58mi	4/2.5 (-1)	2,344 (-15%)	19mo	$410,000	$175	26

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: -20.1%
• Equity multiple: 0.31×
• Total profit: $-95,117
• Equity at exit: $73,805

10-year hold

• IRR: -18.9%
• Equity multiple: 0.09×
• Total profit: $-126,558
• Equity at exit: $42,798

Cash invested: $138,597 (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: 658
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $4,219 medium
• Mortgage (P&I): −$2,596
• Tax est. 1.5%: −$619 /mo · $7,425/yr
• Insurance: −$206
• HOA: −$0
• Vacancy / Maint / Mgmt: −$886
• Net cashflow: $-88

Break-even live

Break-even rent $4,330

Max offer price $482,293

Occupancy floor 97%

Sensitivity live

Price	-10% $254	-5% $83	+0% $-88	+5% $-259	+10% $-430
Rent	-10% $-421	-5% $-254	+0% $-88	+5% $79	+10% $246
Rate	-1.0pp $162	-0.5pp $38	base $-88	+0.5pp $-216	+1.0pp $-346

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: $123,748
• Closing costs: $14,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3125 Avondale Pt Powder Springs, GA	4.0	3.0	2676	$5,950	$2.22	45d	1	0.48mi
3387 Cider Mill Ct SW Marietta, GA	4.0	3.0	2180	$2,595	$1.19	1d	1	0.84mi

Listing history 3 events

1. 2026-06-21
   days on market $494,990 Active 4 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $494,990 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 6 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $50,628
• − Mortgage interest: −$27,727
• − Property taxes: −$7,425
• − Insurance: −$2,475
• − Repairs & maintenance: −$4,050
• − Management: −$4,050
• − Depreciation: −$14,400
• Taxable loss: −$9,499
• Est. tax savings @ 24.0%: +$2,280
• After-tax cash flow: $1,227/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This home is in good condition with a good condition score of 80. It has a cosmetic rehab level and requires minor maintenance and repairs. The highest-ROI updates that would raise its resale or rental value are painting the exterior and trimming the landscaping.

Value-add opportunities

• Resale Paint exterior — Fresh paint can enhance curb appeal and home value
• Resale Trim landscaping — Well-maintained landscaping can improve curb appeal and home value
• Both Replace carpet with hardwood — Hardwood floors are more durable and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Fresh paint can enhance curb appeal and home value ↑
• Resale Trim landscaping — Well-maintained landscaping can improve curb appeal and home value ↑
• Both Replace carpet with hardwood — Hardwood floors are more durable and can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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