5679 Perk St · Austell, GA 30106

$175,000

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 13 Days on market

Built 1952 0.30 ac lot $162/sqft · 34% below area Est $266k · 34% under ↓ 29% since listing

---

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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• 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

Cute ranch home on level lot in Austell. Vinyl sided exterior and double paned vinyl windows. Great value and ready to make it your own with lots of potential. Sold "as-is" with no disclosures as seller has never lived in home. Great level backyard with lots of space.

Key facts

• Lots of space
• Ranch home
• Vinyl sided exterior

Tags

• RANCH HOME
• LEVEL LOT
• VINYL SIDED EXTERIOR
• DOUBLE PANED VINYL WINDOWS
• LEVEL BACKYARD
• LOTS OF SPACE

Property features AI

Finance

• HOA & community: Near schools; Near shopping

Exterior

• Parking: 2 total parking spaces; 2 carport spaces; Carport parking; Level driveway; Open parking available
• Utilities: Public water; Public sewer; Electricity available; Water available; Sewer available
• Home design: One level; Vinyl siding; Composition roof; Crawl space foundation; Property listed as fixer
• Construction: Vinyl siding construction; Composition roof; Brick/mortar foundation; Built with a crawl space
• Exterior features: Private entrance; Private yard; Deck; Enclosed porch; Screened porch; Asphalt road access; City street frontage

Interior

• Kitchen: Electric range; Refrigerator; Stained cabinets; Laminate countertops
• Bedrooms: 2 bedrooms on the main level; Primary bedroom on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom on the main level; Primary bath with separate tub and shower
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Double-pane windows; No common walls; Other interior features
• Laundry & utility: Laundry area in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $573 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 10.2% 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+, 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: Austell Elementary School (math 22% / reading 27%, grade F, #753 of 1,228 statewide, top 64%, 386 students, 82% FRL); Garrett Middle School (math 15% / reading 21%, grade F, #375 of 470 statewide, top 80%, 906 students, 85% FRL); South Cobb High School (math 21% / reading 20%, grade F, #231 of 424 statewide, top 54%, 2,127 students, 67% FRL) — zoned schools average 78% FRL vs 39% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 21% at this address vs 42% district-wide (-21 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 rising (+1.3%/yr); 184 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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.
• At projected returns (-3.0% appreciation + 1.3% rent growth), your $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 13 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 $125k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• 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 $175,000

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.25% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.03%
• DSCR: 1.62
• GRM: 6.7

CMA / ARV

• ARV (median comp): $265,764
• List price: $175,000
• Delta: -34.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5679 Perk St	0.00mi	2/1.0 (-1)	1,080 (0%)	0mo	$125,000	$116	95
2662 Sweetwater St	0.06mi	3/2.0	1,050 (-3%)	14mo	$279,900	$267	77
2616 Shannon Dr	0.07mi	3/1.0	1,113 (+3%)	20mo	$245,000	$220	75
5934 Mulberry St	0.45mi	3/1.0	1,072 (-1%)	4mo	$190,000	$177	74
5673 Edith St	0.23mi	3/2.0	1,132 (+5%)	4mo	$275,000	$243	74
5686 Perk St	0.03mi	2/1.0 (-1)	1,000 (-7%)	9mo	$250,000	$250	74
5689 Old Marietta Rd	0.09mi	3/1.5	1,159 (+7%)	17mo	$260,000	$224	68
2860 Jefferson St	0.51mi	3/2.0	1,058 (-2%)	9mo	$248,000	$234	62
3014 Stovall Rd	0.73mi	2/2.0 (-1)	1,133 (+5%)	6mo	$295,000	$260	44
3016 Rolly St	0.62mi	3/2.0	1,236 (+14%)	5mo	$256,000	$207	38

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: 2.4%
• Equity multiple: 1.09×
• Total profit: $4,464
• Equity at exit: $26,093

10-year hold

• IRR: 10.3%
• Equity multiple: 1.74×
• Total profit: $36,316
• Equity at exit: $15,131

Cash invested: $49,000 (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: 6.7×

Monthly cashflow live

• Estimated rent: $2,181 high
• Mortgage (P&I): −$918
• Tax from tax record: −$159 /mo · $1,913/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $573

Break-even live

Break-even rent $1,456

Max offer price $175,000

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5989 Bowden St Austell, GA	4.0	3.0	1388	$3,965	$2.86	43d	1	0.76mi
3034 Millstone Ct Austell, GA	4.0	2.0	1430	$1,825	$1.28	21d	1	0.77mi
3034 Millstone Ct Austell, GA	4.0	2.0	1430	$1,825	$1.28	24d	1	0.77mi
6230 Love St Austell, GA	4.0	2.0	1452	$4,950	$3.41	43d	1	0.90mi
5128 Lakeview Ct Austell, GA	2.0	1.5	1080	$1,605	$1.49	12d	1	0.98mi
5791 Lisa Ln Austell, GA	4.0	2.0	1164	$1,750	$1.50	43d	1	1.15mi
2020 Annette Ln Austell, GA	3.0	2.0	1452	$1,900	$1.31	24d	1	1.24mi
5794 Pinecrest Rd Austell, GA	4.0	2.0	1296	$2,300	$1.77	43d	1	1.29mi
1860 Gherry Dr Austell, GA	3.0	2.0	1465	$1,606	$1.10	5d	1	1.43mi
5874 S Gordon Rd Austell, GA	3.0	2.0	1286	$1,850	$1.44	12d	1	1.46mi

Listing history 4 events

1. 2026-05-18
   historical Active Under Contract 278-char remark

   Show marketing remark (278 chars)

   Cute ranch home on level lot in Austell. Vinyl sided exterior and double paned vinyl windows. Great value and ready to make it your own with lots of potential. Sold "as-is" with no disclosures as seller has never lived in home. Great level backyard with lots of space.

2. 2026-05-18
   historical Active Under Contract 278-char remark

   Show marketing remark (278 chars)

   Cute ranch home on level lot in Austell. Vinyl sided exterior and double paned vinyl windows. Great value and ready to make it your own with lots of potential. Sold "as-is" with no disclosures as seller has never lived in home. Great level backyard with lots of space.

3. 2026-05-11
   listed $175,000 New 278-char remark

   Show marketing remark (278 chars)

   Cute ranch home on level lot in Austell. Vinyl sided exterior and double paned vinyl windows. Great value and ready to make it your own with lots of potential. Sold "as-is" with no disclosures as seller has never lived in home. Great level backyard with lots of space.

4. 2026-05-11
   listed $175,000 Active 278-char remark

   Show marketing remark (278 chars)

   Cute ranch home on level lot in Austell. Vinyl sided exterior and double paned vinyl windows. Great value and ready to make it your own with lots of potential. Sold "as-is" with no disclosures as seller has never lived in home. Great level backyard with lots of space.

ⓘ 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: $1,913 · $159/mo
• Projected year-2 tax: $1,913 · $159/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 3/10 Moderate
• 🌡 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: $26,172
• − Mortgage interest: −$9,803
• − Property taxes: −$1,913
• − Insurance: −$875
• − Repairs & maintenance: −$2,094
• − Management: −$2,094
• − Depreciation: −$5,091
• Taxable income: $4,303
• Est. tax owed @ 24.0%: −$1,033
• After-tax cash flow: $5,843/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

-28.6% since first listed

7 events — show timeline

• 2026-06-12 Sold (MLS) $125,000 GAMLS
• 2026-06-12 Sold (MLS) $125,000 FMLS
• 2026-05-25 Pending — FMLS
• 2026-05-18 Contingent — GAMLS
• 2026-05-18 Contingent — FMLS
• 2026-05-11 Listed $175,000 GAMLS
• 2026-05-11 Listed $175,000 FMLS

Property tax history

+4.3%/yr

Latest (2025): $1,913 · +15.6% YoY. Source: county tax records.