4593 Seward Rd · Powder Springs, GA 30127

$125,000

2 bd · 1.5 ba · 2,330 sqft · SingleFamily public records · 4 Days on market

Built 1973 0.40 ac lot

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

INVESTOR SPECIAL!3/2 located in Cobb County. Home is situated on over 1 acre near the heart of Powder Springs. Opportunity is endless for someone who wants to Fix & Flup, keep for long term rental income, or tear down and build on the oversized set back neighborhood lot. Home is vacant and is being sold AS_IS with no Seller's Disclosure Statement. Enter at your own risk

Key facts

• Over 1 acre
• 0.4 acre lot
• Built 1973

Tags

• OVER 1 ACRE

Property features AI

Exterior

• Parking: Driveway; Open parking
• Utilities: Public water; Septic sewer
• Home design: One level; Resale property; Combination foundation
• Construction: Composition/Shingle roof; Other construction materials
• Exterior features: Private yard; Front porch

Interior

• Kitchen: Eat-in kitchen; Laminate countertops; Dishwasher
• Bedrooms: 3 bedrooms on main level; Master bedroom on main
• Flooring: Carpet; Hardwood
• Bathrooms: 2 full bathrooms; Master bathroom with separate tub and shower
• Heating & cooling: Heat pump; Central air; Ceiling fans
• Interior features: No common walls; Other interior features; Full basement; Family room; Separate dining room
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 12.2% 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: Powder Springs Elementary School (math 19% / reading 30%, grade F, #753 of 1,228 statewide, top 64%, 823 students, 69% FRL); Cooper Middle School (math 28% / reading 38%, grade F, #213 of 470 statewide, top 47%, 982 students, 71% FRL); Mceachern High School (math 19% / reading 24%, grade F, #218 of 424 statewide, top 53%, 2,327 students, 63% FRL) — zoned schools average 68% FRL vs 39% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 42% district-wide (-16 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $864 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.
• At projected returns (-3.0% appreciation + 0.7% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 15y 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 $57k; list at $125k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.71% ✓
• Cap rate: 12.20%
• Cash-on-cash: 21.09%
• DSCR: 1.94
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $400,760
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4593 Seward Rd	0.00mi	3/2.0 (+1)	2,330 (0%)	0mo	$120,000	$52	93
4570 Meadows Rd	0.11mi	3/2.5 (+1)	2,265 (-3%)	5mo	$460,000	$203	77
4559 Meadows Rd	0.23mi	3/3.0 (+1)	2,202 (-6%)	2mo	$399,900	$182	68
4578 Meadows Rd	0.14mi	3/2.5 (+1)	2,124 (-9%)	18mo	$345,000	$162	55
4715 Howard Dr	0.47mi	3/2.0 (+1)	2,200 (-6%)	11mo	$378,000	$172	52

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: 8.1%
• Equity multiple: 1.31×
• Total profit: $10,838
• Equity at exit: $18,638

10-year hold

• IRR: 15.0%
• Equity multiple: 2.07×
• Total profit: $37,505
• Equity at exit: $10,808

Cash invested: $35,000 (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: 4.9×

Monthly cashflow live

• Estimated rent: $2,135 high
• Mortgage (P&I): −$656
• Tax from tax record: −$364 /mo · $4,370/yr
• Insurance: −$52
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $560

Break-even live

Break-even rent $1,427

Max offer price $125,000

Occupancy floor 69%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4961 Brownwood Dr Powder Springs, GA	3.0	2.5	1747	$2,100	$1.20	44d	1	0.74mi
4171 Woodcrest Dr Powder Springs, GA	3.0	2.0	1679	$1,850	$1.10	44d	1	0.83mi
5026 Woodland Hls Powder Springs, GA	3.0–4.0	2.5	1931	$2,495	$1.29	2d	3	0.85mi
5315 Paddington Ln Powder Springs, GA	3.0	2.5	2009	$2,145	$1.07	21d	1	1.15mi
5315 Paddington Ln Powder Springs, GA	3.0	2.5	2009	$2,145	$1.07	24d	1	1.15mi
3794 Jack Vernon Cir Unit 1 Powder Springs, GA	1.0	1.0	2000	$825	$0.41	24d	1	1.47mi

Listing history 19 events

1. 2026-06-01
   status $125,000 Pending 4 DOM
2. 2026-05-31
   days on market $125,000 Active 4 DOM
3. 2026-05-27
   listed $125,000 New 377-char remark

   Show marketing remark (377 chars)

   INVESTOR SPECIAL!3/2 located in Cobb County. Home is situated on over 1 acre near the heart of Powder Springs. Opportunity is endless for someone who wants to Fix & Flup, keep for long term rental income, or tear down and build on the oversized set back neighborhood lot. Home is vacant and is being sold AS_IS with no Seller's Disclosure Statement. Enter at your own risk

4. 2026-05-27
   listed $125,000 Active

   Show marketing remark (377 chars)

   INVESTOR SPECIAL!3/2 located in Cobb County. Home is situated on over 1 acre near the heart of Powder Springs. Opportunity is endless for someone who wants to Fix & Flup, keep for long term rental income, or tear down and build on the oversized set back neighborhood lot. Home is vacant and is being sold AS_IS with no Seller's Disclosure Statement. Enter at your own risk

5. 2025-11-04
   soldstatus $57,000
6. 2012-04-02
   soldstatus $39,000
7. 2012-02-20
   soldstatus $67,822
8. 2012-02-08
   historical 465-char remark

   Show marketing remark (465 chars)

   Needs work but has good potential. Beautiful, large, secluded lot. CASH ONLY. *****THIS PROPERTY IS ELIGIBLE UNDER THE FREDDIE MAC FIRST LOOK INITIATIVE THROUGH 01/13/2012. (This on-going initiative offers owner occupant homebuyers the ability to purchase HomeSteps homes during their initial 15 days of listing without competition from investors. Purchaser does not need to be first-time homebuyer, but must be buying the home as their primary residence.) SFM

9. 2012-02-06
   soldstatus $14,900 Sold

   Show marketing remark (465 chars)

   Needs work but has good potential. Beautiful, large, secluded lot. CASH ONLY. *****THIS PROPERTY IS ELIGIBLE UNDER THE FREDDIE MAC FIRST LOOK INITIATIVE THROUGH 01/13/2012. (This on-going initiative offers owner occupant homebuyers the ability to purchase HomeSteps homes during their initial 15 days of listing without competition from investors. Purchaser does not need to be first-time homebuyer, but must be buying the home as their primary residence.) SFM

10. 2012-02-06
    soldstatus $23,800 Sold 465-char remark

    Show marketing remark (465 chars)

    Needs work but has good potential. Beautiful, large, secluded lot. CASH ONLY. *****THIS PROPERTY IS ELIGIBLE UNDER THE FREDDIE MAC FIRST LOOK INITIATIVE THROUGH 01/13/2012. (This on-going initiative offers owner occupant homebuyers the ability to purchase HomeSteps homes during their initial 15 days of listing without competition from investors. Purchaser does not need to be first-time homebuyer, but must be buying the home as their primary residence.) SFM

11. 2012-01-23
    historical
12. 2012-01-06
    status Under Contract
13. 2012-01-04
    status Pending 465-char remark

    Show marketing remark (465 chars)

    Needs work but has good potential. Beautiful, large, secluded lot. CASH ONLY. *****THIS PROPERTY IS ELIGIBLE UNDER THE FREDDIE MAC FIRST LOOK INITIATIVE THROUGH 01/13/2012. (This on-going initiative offers owner occupant homebuyers the ability to purchase HomeSteps homes during their initial 15 days of listing without competition from investors. Purchaser does not need to be first-time homebuyer, but must be buying the home as their primary residence.) SFM

14. 2011-12-31
    listed $14,900 New
15. 2011-12-29
    listed $14,900 Active 465-char remark

    Show marketing remark (465 chars)

    Needs work but has good potential. Beautiful, large, secluded lot. CASH ONLY. *****THIS PROPERTY IS ELIGIBLE UNDER THE FREDDIE MAC FIRST LOOK INITIATIVE THROUGH 01/13/2012. (This on-going initiative offers owner occupant homebuyers the ability to purchase HomeSteps homes during their initial 15 days of listing without competition from investors. Purchaser does not need to be first-time homebuyer, but must be buying the home as their primary residence.) SFM

16. 2010-07-21
    price $60,000 Reduced
17. 2010-06-22
    price $65,000 Reduced
18. 2010-06-03
    price $70,000 Reduced
19. 1986-09-12
    soldstatus $69,900

ⓘ 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: $4,370 · $364/mo
• Projected year-2 tax: $4,370 · $364/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 17 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: $25,626
• − Mortgage interest: −$7,002
• − Property taxes: −$4,370
• − Insurance: −$1,292
• − Repairs & maintenance: −$2,050
• − Management: −$2,050
• − Depreciation: −$3,636
• Taxable income: $5,226
• Est. tax owed @ 24.0%: −$1,254
• After-tax cash flow: $5,462/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

• 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

+78.8% since first listed

17 events — show timeline

• 2026-05-27 Listed $125,000 FMLS
• 2026-05-27 Listed $125,000 GAMLS
• 2025-11-04 Sold (Public Records) $57,000 Public Records
• 2012-04-02 Sold (Public Records) $39,000 Public Records
• 2012-02-20 Sold (Public Records) $67,822 Public Records
• 2012-02-08 Listing Removed — FMLS
• 2012-02-06 Sold (MLS) $14,900 GAMLS
• 2012-02-06 Sold (MLS) $23,800 FMLS
• 2012-01-23 Listing Removed — GAMLS
• 2012-01-06 Pending — GAMLS
• 2012-01-04 Pending — FMLS
• 2011-12-31 Listed $14,900 GAMLS
• 2011-12-29 Listed $14,900 FMLS
• 2010-07-21 Price Changed $60,000 GAMLS
• 2010-06-22 Price Changed $65,000 GAMLS
• 2010-06-03 Price Changed $70,000 GAMLS
• 1986-09-12 Sold (Public Records) $69,900 Public Records

Property tax history

+10.7%/yr

Latest (2025): $4,370 · -0.1% YoY. Source: county tax records.