6096 Blackhawk Trl SE · Mableton, GA 30126

$150,000

2 bd · 1.0 ba · 784 sqft · SingleFamily public records · 52 Days on market

Built 1960 0.26 ac lot $191/sqft · 19% below area Est $185k · 19% under

---

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 +21.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.7/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special in a high-demand Mableton pocket with strong renovation activity. This 2-bedroom, 1-bath home offers a great opportunity for a fix-and-flip or buy-and-hold strategy, with nearby renovated homes supporting solid resale potential. Located in an area with consistent investor purchases and rising retail values, making it ideal for those looking to capitalize on equity growth. **Built-in upside: third room is primed for bedroom conversion, making it a strong play for higher resale or rental potential. Sold as-is-bring your vision and unlock the upside.

Key facts

• 0.26 acre lot
• Parking
• Built 1960

Tags

• STRONG RENOVATION ACTIVITY
• NEARBY RENOVATED HOMES

Property features AI

Exterior

• Parking: Carport with space for 1 vehicle; Driveway parking; Open parking available
• Utilities: Public water; Public sewer; Electric service (110 volts); Electricity available; Natural gas available
• Home design: One-story home; Entry level: main floor; Property described as a fixer
• Construction: Vinyl siding; Composition roof; Raised foundation; Built with vinyl siding construction materials
• Exterior features: Covered front porch; Road frontage on a city street; Asphalt road access

Interior

• Kitchen: Gas oven; Refrigerator
• Bedrooms: Two main-level bedrooms
• Flooring: Hardwood flooring; Vinyl flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features; Aluminum-framed windows; No shared/common walls
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/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: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 4.0% in Mableton — 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 70/100 on livability (#94 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-, crime B+; Watch: amenities F, commute D-.
• 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: Clay-Harmony Leland Elementary School (math 20% / reading 25%, grade F, #803 of 1,228 statewide, top 66%, 939 students, 67% FRL); Lindley Middle School (math 15% / reading 22%, grade F, #372 of 470 statewide, top 80%, 1,096 students, 82% FRL); Pebblebrook High School (math 23% / reading 30%, grade F, #171 of 424 statewide, top 41%, 2,511 students, 70% FRL) — zoned schools average 73% FRL vs 39% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 42% district-wide (-20 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 (+3.7%/yr); 405 active listings in the ZIP; solid renter incomes; 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 52 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 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 $50k; list at $150k implies a 200% 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 $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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: 1.07% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.32%
• DSCR: 1.28
• GRM: 7.8

CMA / ARV

• ARV (median comp): $185,000
• List price: $150,000
• Delta: -18.92%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
629 Hickory Trl SE	0.09mi	2/1.0	766 (-2%)	11mo	$169,100	$221	83
661 Blackhawk Cir SE	0.13mi	3/1.0 (+1)	752 (-4%)	10mo	$179,999	$239	74
6070 Blackhawk Trl SE	0.21mi	3/1.0 (+1)	764 (-3%)	13mo	$205,000	$268	70

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 · 3.66% rent growth · sell at horizon

5-year hold

• IRR: -5.8%
• Equity multiple: 0.78×
• Total profit: $-9,118
• Equity at exit: $22,365

10-year hold

• IRR: 4.7%
• Equity multiple: 1.35×
• Total profit: $14,770
• 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 30126

• Rents YoY: 3.7%
• Active inventory: 405
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,601 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$195 /mo · $2,335/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $221

Break-even live

Break-even rent $1,321

Max offer price $150,000

Occupancy floor 81%

Sensitivity live

Price	-10% $306	-5% $264	+0% $221	+5% $179	+10% $136
Rent	-10% $95	-5% $158	+0% $221	+5% $284	+10% $348
Rate	-1.0pp $297	-0.5pp $259	base $221	+0.5pp $182	+1.0pp $143

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: —

Listing history 19 events

1. 2026-06-21
   days on market $150,000 Active 52 DOM
2. 2026-06-18
   days on market $150,000 Active 49 DOM
3. 2026-06-17
   days on market $150,000 Active 48 DOM
4. 2026-06-16
   days on market $150,000 Active 47 DOM
5. 2026-06-15
   days on market $150,000 Active 46 DOM
6. 2026-06-13
   days on market $150,000 Active 44 DOM
7. 2026-06-13
   days on market $150,000 Active 43 DOM
8. 2026-06-09
   days on market $150,000 Active 40 DOM
9. 2026-06-08
   days on market $150,000 Active 39 DOM
10. 2026-06-07
    days on market $150,000 Active 38 DOM
11. 2026-06-04
    days on market $150,000 Active 35 DOM
12. 2026-06-03
    days on market $150,000 Active 34 DOM
13. 2026-06-02
    days on market $150,000 Active 33 DOM
14. 2026-06-01
    days on market $150,000 Active 32 DOM
15. 2026-05-31
    days on market $150,000 Active 31 DOM
16. 2026-04-27
    listed $150,000 Active 583-char remark

    Show marketing remark (577 chars)

    Investor special in a high-demand Mableton pocket with strong renovation activity. This 2-bedroom, 1-bath home offers a great opportunity for a fix-and-flip or buy-and-hold strategy, with nearby renovated homes supporting solid resale potential. Located in an area with consistent investor purchases and rising retail values, making it ideal for those looking to capitalize on equity growth. **Built-in upside: third room is primed for bedroom conversion, making it a strong play for higher resale or rental potential. Sold as-is-bring your vision and unlock the upside.

17. 2026-04-27
    listed $150,000 New 577-char remark

    Show marketing remark (577 chars)

    Investor special in a high-demand Mableton pocket with strong renovation activity. This 2-bedroom, 1-bath home offers a great opportunity for a fix-and-flip or buy-and-hold strategy, with nearby renovated homes supporting solid resale potential. Located in an area with consistent investor purchases and rising retail values, making it ideal for those looking to capitalize on equity growth. **Built-in upside: third room is primed for bedroom conversion, making it a strong play for higher resale or rental potential. Sold as-is-bring your vision and unlock the upside.

18. 2004-04-15
    soldstatus $50,000
19. 1999-09-14
    soldstatus $46,910

ⓘ 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: $2,335 · $195/mo
• Projected year-2 tax: $2,335 · $195/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 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,215
• − Mortgage interest: −$8,402
• − Property taxes: −$2,335
• − Insurance: −$750
• − Repairs & maintenance: −$1,537
• − Management: −$1,537
• − Depreciation: −$4,364
• Taxable income: $289
• Est. tax owed @ 24.0%: −$69
• After-tax cash flow: $2,585/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 — Mableton

• Score: 70/100
• State rank: #94
• US rank: #7534

Category grades

Amenities F Commute D- Cost of living A- Crime B+ Employment B- Housing A+ Health & safety C User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mableton, GA
• County: Cobb County · 777,758 people
• City population: 41,829
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 41,829
• Household income: $101,891
• Rent vs Own: 21.9% rent · 78.1% own
• Severe rent burden: 1046.0

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 0.69)
• Race & ethnicity: Black 42% White 30% Hispanic / Latino 20% Two or more races 8% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 11% Cuban 1%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 16% · Canada, China
• Languages at home: 77% English-only · Spanish 17% Other Indo-European 3% 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: ▼ -239.35%
• Current HPI: 230.378
• Rent YoY: ▲ 3.66%
• 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

+219.8% since first listed

4 events — show timeline

• 2026-04-27 Listed $150,000 FMLS
• 2026-04-27 Listed $150,000 GAMLS
• 2004-04-15 Sold (Public Records) $50,000 Public Records
• 1999-09-14 Sold (Public Records) $46,910 Public Records

Property tax history

+6.3%/yr

Latest (2025): $2,335 · -0.1% YoY. Source: county tax records.