4174 New Towne Dr · Powder Springs, GA 30127

$225,000

3 bd · 2.0 ba · 2,016 sqft · SingleFamily public records · 7 Days on market

Built 1990 0.27 ac lot $112/sqft · 25% below area Est $302k · 25% 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 +18.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 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

Back on the market due to previous buyers financing falling through. Discover the potential in this spacious 3 bedroom, 2 bath split level home in desirable Cobb County with no HOA! Offering approximately 2,016 sq. ft, this property is ideal for investors or buyers ready to add their personal touch. Updated plumbing and a roof that's less than 3 years old. Large backyard, deck for outdoor entertaining, and a bonus room on the lower level. This home does need some renovating but has tons of potential. This home is a fantastic opportunity! Sold As-Is. No sellers disclosure investor owned.

Key facts

• 0.27 acre lot
• 2 garage spots
• Built 1990

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Cap rate 7.5% 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.
• Market conditions: Rents flat; 650 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $2k of loan paydown is wiped out by about $7k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $129k; list at $225k implies a 74% 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 $225,000

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: 7.46%
• Cash-on-cash: 4.19%
• DSCR: 1.19
• GRM: 8.2

CMA / ARV

• ARV (median comp): $301,780
• List price: $225,000
• Delta: -25.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4174 New Towne Dr	0.00mi	3/2.0	2,016 (0%)	1mo	$242,000	$120	100
4422 Dugger Dr	0.54mi	3/2.5	2,001 (-1%)	2mo	$400,000	$200	70
4450 Dugger Dr	0.56mi	3/2.5	2,001 (-1%)	2mo	$385,000	$192	70
4193 New Towne Dr	0.06mi	3/2.5	1,796 (-11%)	10mo	$255,000	$142	68
3920 Ladiga St	0.58mi	3/2.5	2,001 (-1%)	2mo	$419,000	$209	68
3936 Ladiga St	0.59mi	3/2.5	2,001 (-1%)	2mo	$410,990	$205	67
4311 Pineview Dr	0.64mi	3/2.0	1,950 (-3%)	5mo	$520,000	$267	61
3990 Brushy St	0.59mi	3/2.5	2,001 (-1%)	11mo	$415,000	$207	60
4181 Mistymorn Way	0.28mi	3/3.0	1,753 (-13%)	4mo	$239,900	$137	58
3953 Brushy St	0.69mi	3/2.5	2,001 (-1%)	12mo	$419,990	$210	55
4352 Akins Ridge Ln	0.43mi	4/2.5 (+1)	2,174 (+8%)	10mo	$323,000	$149	52
3879 Morning Dew Way	0.38mi	4/3.0 (+1)	1,772 (-12%)	4mo	$300,000	$169	50

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: -12.3%
• Equity multiple: 0.56×
• Total profit: $-27,478
• Equity at exit: $33,548

10-year hold

• IRR: -7.1%
• Equity multiple: 0.59×
• Total profit: $-25,556
• Equity at exit: $19,454

Cash invested: $63,000 (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 30127

• Rents YoY: 0.7%
• Active inventory: 650
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,276 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$304 /mo · $3,652/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $220

Break-even live

Break-even rent $1,997

Max offer price $225,000

Occupancy floor 85%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4312 Morningside Dr Powder Springs, GA	4.0	3.0	1682	$1,924	$1.14	43d	1	0.15mi
4213 New Towne Dr Powder Springs, GA	4.0	3.0	1694	$1,895	$1.12	43d	1	0.19mi
4204 Akins Ridge Ln Powder Springs, GA	4.0	3.0	1943	$2,195	$1.13	2d	1	0.33mi
3959 Morning Dew Ct Powder Springs, GA	4.0	3.0	1746	$5,900	$3.38	43d	1	0.34mi
4171 Woodcrest Dr Powder Springs, GA	3.0	2.0	1679	$1,850	$1.10	43d	1	0.64mi
3801 Jack Vernon Cir Powder Springs, GA	4.0	3.5	2574	$2,331	$0.91	43d	1	0.71mi
3775 Jack Vernon Cir Powder Springs, GA	4.0	3.5	1727	$3,000	$1.74	43d	1	0.74mi
5068 Furlong Way Powder Springs, GA	4.0	3.0	1913	$2,400	$1.25	43d	1	0.88mi
4652 Sweetwater Ave Powder Springs, GA	4.0	3.5	2699	$2,875	$1.07	43d	1	1.09mi
3744 Silvery Way Unit 1 Powder Springs, GA	3.0	2.5	1805	$2,750	$1.52	43d	1	1.16mi
3744 Silvery Way Powder Springs, GA	3.0	3.0	1805	$2,750	$1.52	43d	1	1.16mi
4006 Evelyn Dr Powder Springs, GA	4.0	2.0	1828	$1,895	$1.04	43d	1	1.20mi
4493 Brownsville Rd Powder Springs, GA	1.0–3.0	1.0–2.0	1095	$2,684	$2.45	1d	18	1.23mi
5068 Woodland Hls Powder Springs, GA	4.0	2.5	1809	$2,495	$1.38	24d	1	1.30mi
3860 Pressley Ln Powder Springs, GA	3.0	2.5	1874	$2,395	$1.28	18d	1	1.31mi
5026 Woodland Hls Powder Springs, GA	3.0–4.0	2.5	1931	$2,495	$1.29	1d	3	1.35mi
3344 Forest Hill Rd Powder Springs, GA	3.0	2.0	1798	$1,775	$0.99	20d	1	1.45mi
3160 Kipling Dr Powder Springs, GA	4.0	2.0	1560	$1,900	$1.22	43d	1	1.50mi

Listing history 7 events

1. 2026-05-05
   status Pending 593-char remark

   Show marketing remark (593 chars)

   Back on the market due to previous buyers financing falling through. Discover the potential in this spacious 3 bedroom, 2 bath split level home in desirable Cobb County with no HOA! Offering approximately 2,016 sq. ft, this property is ideal for investors or buyers ready to add their personal touch. Updated plumbing and a roof that's less than 3 years old. Large backyard, deck for outdoor entertaining, and a bonus room on the lower level. This home does need some renovating but has tons of potential. This home is a fantastic opportunity! Sold As-Is. No sellers disclosure investor owned.

2. 2026-05-02
   status Active 593-char remark

   Show marketing remark (593 chars)

   Back on the market due to previous buyers financing falling through. Discover the potential in this spacious 3 bedroom, 2 bath split level home in desirable Cobb County with no HOA! Offering approximately 2,016 sq. ft, this property is ideal for investors or buyers ready to add their personal touch. Updated plumbing and a roof that's less than 3 years old. Large backyard, deck for outdoor entertaining, and a bonus room on the lower level. This home does need some renovating but has tons of potential. This home is a fantastic opportunity! Sold As-Is. No sellers disclosure investor owned.

3. 2026-04-05
   status Pending 593-char remark

   Show marketing remark (593 chars)

   Back on the market due to previous buyers financing falling through. Discover the potential in this spacious 3 bedroom, 2 bath split level home in desirable Cobb County with no HOA! Offering approximately 2,016 sq. ft, this property is ideal for investors or buyers ready to add their personal touch. Updated plumbing and a roof that's less than 3 years old. Large backyard, deck for outdoor entertaining, and a bonus room on the lower level. This home does need some renovating but has tons of potential. This home is a fantastic opportunity! Sold As-Is. No sellers disclosure investor owned.

4. 2026-04-01
   listed $225,000 Active 593-char remark

   Show marketing remark (593 chars)

   Back on the market due to previous buyers financing falling through. Discover the potential in this spacious 3 bedroom, 2 bath split level home in desirable Cobb County with no HOA! Offering approximately 2,016 sq. ft, this property is ideal for investors or buyers ready to add their personal touch. Updated plumbing and a roof that's less than 3 years old. Large backyard, deck for outdoor entertaining, and a bonus room on the lower level. This home does need some renovating but has tons of potential. This home is a fantastic opportunity! Sold As-Is. No sellers disclosure investor owned.

5. 2026-04-01
   historical $225,000 593-char remark

   Show marketing remark (593 chars)

   Back on the market due to previous buyers financing falling through. Discover the potential in this spacious 3 bedroom, 2 bath split level home in desirable Cobb County with no HOA! Offering approximately 2,016 sq. ft, this property is ideal for investors or buyers ready to add their personal touch. Updated plumbing and a roof that's less than 3 years old. Large backyard, deck for outdoor entertaining, and a bonus room on the lower level. This home does need some renovating but has tons of potential. This home is a fantastic opportunity! Sold As-Is. No sellers disclosure investor owned.

6. 2006-12-12
   soldstatus $129,000
7. 1997-01-28
   soldstatus $97,500

ⓘ 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: $3,652 · $304/mo
• Projected year-2 tax: $3,652 · $304/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 · 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: $27,307
• − Mortgage interest: −$12,603
• − Property taxes: −$3,652
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,185
• − Management: −$2,185
• − Depreciation: −$6,545
• Taxable loss: −$988
• Est. tax savings @ 24.0%: +$237
• After-tax cash flow: $2,874/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

+130.8% since first listed

7 events — show timeline

• 2026-05-05 Pending — FMLS
• 2026-05-02 Relisted — FMLS
• 2026-04-05 Pending — FMLS
• 2026-04-01 Listed $225,000 FMLS
• 2026-04-01 Coming Soon $225,000 FMLS
• 2006-12-12 Sold (Public Records) $129,000 Public Records
• 1997-01-28 Sold (Public Records) $97,500 Public Records

Property tax history

+4.7%/yr

Latest (2025): $3,652 · -0.1% YoY. Source: county tax records.