2081 Lenoa Ln · Austell, GA 30106

$150,000

2 bd · 1.5 ba · 1,078 sqft · Townhouse public records · 99 Days on market

Built 1985 1,785 sqft lot Est $183k · 18% under

---

Why this score? — see what drove the B- 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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +6.4/10.0
• 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

Turnkey Investment Opportunity in Cobb County! Tenant-occupied 2-bedroom, 2.5-bath end-unit townhome in a high-demand rental area. This well-maintained property already generates steady rental income, making it an excellent addition to any portfolio. Recent updates include freshly painted exterior and newer carpet on the first floor, minimizing immediate maintenance needs. Additional photos available upon request.

Key facts

• 1,785 sq ft lot
• 2 parking spots
• Built 1985

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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; 27 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 $4k 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 99 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $150k implies a 211% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.14% ✓
• Cap rate: 9.09%
• Cash-on-cash: 9.99%
• DSCR: 1.44
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $183,260
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2075 Lenoa Ln	0.02mi	2/2.5	1,078 (0%)	1mo	$113,000	$105	94
1984 Padgett Dr	0.02mi	2/2.5	1,084 (+1%)	7mo	$139,000	$128	89
2102 Lenoa Ln	0.06mi	2/2.5	1,078 (0%)	11mo	$206,000	$191	84
2012 Drennon Ave	0.15mi	2/2.5	1,056 (-2%)	4mo	$179,000	$170	82
2020 Drennon Ave	0.13mi	2/2.5	1,078 (0%)	13mo	$205,000	$190	79
2044 Lenoa Ln	0.10mi	2/2.5	1,078 (0%)	15mo	$152,000	$141	78
2070 Lenoa Ln	0.05mi	2/2.5	1,078 (0%)	24mo	$205,000	$190	74

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: -3.2%
• Equity multiple: 0.88×
• Total profit: $-4,912
• Equity at exit: $22,365

10-year hold

• IRR: 4.6%
• Equity multiple: 1.31×
• Total profit: $13,003
• Equity at exit: $12,969

Cash invested: $42,000 (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 30106

• Home prices YoY: -33.4%
• Rents YoY: 1.3%
• Active inventory: 184
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,711 high
• Mortgage (P&I): −$787
• Tax from tax record: −$153 /mo · $1,833/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $350

Break-even live

Break-even rent $1,268

Max offer price $150,000

Occupancy floor 75%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 27 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	0.07mi
4649 Danna Dr Austell, GA	3.0	2.0	1438	$1,765	$1.23	24d	1	0.30mi
2105 Mesa Valley Way Austell, GA	1.0–3.0	1.0–2.0	1102	$1,672	$1.52	1d	35	0.43mi
4236 Austell Rd Austell, GA	1.0–2.0	1.0–2.0	1050	$1,623	$1.55	2d	17	0.44mi
2141 Sandalwood Ln SW Austell, GA	3.0	2.0	1475	$2,136	$1.45	15d	1	0.50mi
1650 Anderson Mill Rd Austell, GA	1.0–3.0	1.0–2.0	1026	$1,492	$1.45	1d	22	0.61mi
1899 Mulkey Rd Austell, GA	1.0–3.0	1.0–2.0	990	$1,416	$1.43	3d	7	0.88mi
1707 Virginia Cir SW Mableton, GA	3.0	2.0	1235	$1,835	$1.49	24d	1	0.90mi
3759 Mulkey Cir SW Marietta, GA	3.0	1.5	1216	$1,600	$1.32	43d	1	0.96mi
1820 Mulkey Rd Austell, GA	1.0–3.0	1.0–2.0	970	$1,468	$1.51	1d	19	1.09mi
2222 East-West Connector Austell, GA	1.0–3.0	1.0–2.0	1143	$1,450	$1.27	43d	30	1.09mi
3730 Silver Leaf Ct SW Marietta, GA	3.0	2.0	1248	$2,250	$1.80	43d	1	1.21mi
3755 Medical Park Dr Austell, GA	1.0–2.0	1.0–2.0	979	$1,636	$1.67	5d	13	1.26mi
3561 Ashley Station Dr SW #3561 Marietta, GA	2.0	2.5	1160	$1,500	$1.29	43d	1	1.33mi
2347 Glencairn Ln SW Marietta, GA	3.0	2.0	1486	$1,831	$1.23	5d	1	1.34mi
5128 Lakeview Ct Austell, GA	2.0	1.5	1080	$1,605	$1.49	12d	1	1.37mi
3890 Floyd Rd Unit B1 Austell, GA	2.0	2.5	1461	$2,801	$1.92	43d	1	1.38mi
3753 Austell Rd SW Unit B2 Austell, GA	2.0	2.0	1094	$2,279	$2.08	2d	1	1.39mi
3753 Austell Rd SW Unit C1 Austell, GA	3.0	2.0	1391	$2,375	$1.71	2d	1	1.39mi
3753 Austell Rd SW Unit A1 Austell, GA	1.0	1.0	718	$1,884	$2.62	2d	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
3890 Floyd Rd Unit B2 Austell, GA	2.0	2.0	1094	$2,393	$2.19	43d	1	1.43mi
3890 Floyd Rd Unit 2201 Austell, GA	2.0	2.0	1128	$2,147	$1.90	24d	1	1.43mi
3890 Floyd Rd Unit A4 Austell, GA	1.0	1.0	853	$1,961	$2.30	3d	1	1.43mi
3510 Ashley Station Dr SW Marietta, GA	3.0	2.5	1408	$1,845	$1.31	11d	1	1.45mi
2020 Annette Ln Austell, GA	3.0	2.0	1452	$1,900	$1.31	24d	1	1.45mi

Listing history 28 events

1. 2026-06-18
   days on market $150,000 Active 99 DOM
2. 2026-06-17
   days on market $150,000 Active 98 DOM
3. 2026-06-16
   days on market $150,000 Active 97 DOM
4. 2026-06-15
   days on market $150,000 Active 96 DOM
5. 2026-06-13
   days on market $150,000 Active 94 DOM
6. 2026-06-13
   days on market $150,000 Active 93 DOM
7. 2026-06-09
   days on market $150,000 Active 90 DOM
8. 2026-06-08
   days on market $150,000 Active 89 DOM
9. 2026-06-07
   days on market $150,000 Active 88 DOM
10. 2026-06-04
    days on market $150,000 Active 85 DOM
11. 2026-06-03
    days on market $150,000 Active 84 DOM
12. 2026-06-02
    days on market $150,000 Active 83 DOM
13. 2026-06-01
    days on market $150,000 Active 82 DOM
14. 2026-05-31
    days on market $150,000 Active 81 DOM
15. 2026-04-20
    price $150,000 418-char remark

    Show marketing remark (418 chars)

    Turnkey Investment Opportunity in Cobb County! Tenant-occupied 2-bedroom, 2.5-bath end-unit townhome in a high-demand rental area. This well-maintained property already generates steady rental income, making it an excellent addition to any portfolio. Recent updates include freshly painted exterior and newer carpet on the first floor, minimizing immediate maintenance needs. Additional photos available upon request.

16. 2026-04-20
    price $150,000 418-char remark

    Show marketing remark (418 chars)

    Turnkey Investment Opportunity in Cobb County! Tenant-occupied 2-bedroom, 2.5-bath end-unit townhome in a high-demand rental area. This well-maintained property already generates steady rental income, making it an excellent addition to any portfolio. Recent updates include freshly painted exterior and newer carpet on the first floor, minimizing immediate maintenance needs. Additional photos available upon request.

17. 2026-03-11
    listed $169,900 New 418-char remark

    Show marketing remark (418 chars)

    Turnkey Investment Opportunity in Cobb County! Tenant-occupied 2-bedroom, 2.5-bath end-unit townhome in a high-demand rental area. This well-maintained property already generates steady rental income, making it an excellent addition to any portfolio. Recent updates include freshly painted exterior and newer carpet on the first floor, minimizing immediate maintenance needs. Additional photos available upon request.

18. 2026-03-11
    listed $169,900 Active 418-char remark

    Show marketing remark (418 chars)

    Turnkey Investment Opportunity in Cobb County! Tenant-occupied 2-bedroom, 2.5-bath end-unit townhome in a high-demand rental area. This well-maintained property already generates steady rental income, making it an excellent addition to any portfolio. Recent updates include freshly painted exterior and newer carpet on the first floor, minimizing immediate maintenance needs. Additional photos available upon request.

19. 2026-03-10
    historical
20. 2026-03-10
    historical
21. 2025-11-04
    listed $180,000 New
22. 2025-11-03
    historical
23. 2025-10-08
    price $180,000
24. 2025-10-08
    price $180,000
25. 2025-10-02
    listed $185,000 Active
26. 2025-10-02
    listed $185,000 New
27. 1991-10-22
    soldstatus $48,243
28. 1985-10-31
    soldstatus $53,000

ⓘ 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: $1,833 · $153/mo
• Projected year-2 tax: $1,833 · $153/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 4/10 Moderate 24% 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: $20,528
• − Mortgage interest: −$8,402
• − Property taxes: −$1,833
• − Insurance: −$750
• − Repairs & maintenance: −$1,642
• − Management: −$1,642
• − Depreciation: −$4,364
• Taxable income: $1,895
• Est. tax owed @ 24.0%: −$455
• After-tax cash flow: $3,741/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

+183.0% since first listed

14 events — show timeline

• 2026-04-20 Price Changed $150,000 GAMLS
• 2026-04-20 Price Changed $150,000 FMLS
• 2026-03-11 Listed $169,900 FMLS
• 2026-03-11 Listed $169,900 GAMLS
• 2026-03-10 Listing Removed — GAMLS
• 2026-03-10 Listing Removed — FMLS
• 2025-11-04 Listed $180,000 GAMLS
• 2025-11-03 Listing Removed — GAMLS
• 2025-10-08 Price Changed $180,000 GAMLS
• 2025-10-08 Price Changed $180,000 FMLS
• 2025-10-02 Listed $185,000 GAMLS
• 2025-10-02 Listed $185,000 FMLS
• 1991-10-22 Sold (Public Records) $48,243 Public Records
• 1985-10-31 Sold (Public Records) $53,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,833 · -0.1% YoY. Source: county tax records.