2014 Warren Dr · Austell, GA 30106

$130,000

3 bd · 1.0 ba · 1,479 sqft · SingleFamily public records · 3 Days on market

Built 1956 10,606 sqft lot $88/sqft · 58% below area

---

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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• 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

Attention investors! Fixer-upper opportunity in a solid Austell location with no HOA. This property needs significant renovation but offers excellent upside for a flip, rental, or long-term hold. Features a nice wooded backyard and strong value-add potential. Sold as-is. Cash offers preferred. You don’t want to miss this opportunity!

Key facts

• Wooded backyard
• Value-add potential
• Solid location

Tags

• WOODED BACKYARD
• SOLID LOCATION
• VALUE-ADD POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $759 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 13.3% 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; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 1,625 units permitted in Cobb County in 2024 (389 in 5+ unit buildings).
• This rent runs 33% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 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 + 1.3% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $130,000

Questions for the listing agent

1. Built in 1956 — 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: 1.48% ✓
• Cap rate: 13.30%
• Cash-on-cash: 25.04%
• DSCR: 2.11
• GRM: 5.6

CMA / ARV

• ARV (median comp): $306,421
• List price: $130,000
• Delta: -57.57%
• 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
2014 Warren Dr	0.00mi	3/1.0	1,479 (0%)	1mo	$120,000	$81	99
4688 Bennett St	0.41mi	3/1.5	1,464 (-1%)	3mo	$259,777	$177	75
2110 Plum Ln	0.56mi	3/2.0	1,564 (+6%)	3mo	$360,000	$230	58
2232 Warren Dr	0.57mi	3/1.5	1,358 (-8%)	2mo	$285,000	$210	56
2349 Shire Ct	0.53mi	3/2.0	1,591 (+8%)	3mo	$299,000	$188	56
2179 Warren Dr	0.38mi	3/1.5	1,675 (+13%)	4mo	$305,000	$182	55
2276 Clay Rd SW	0.45mi	2/2.0 (-1)	1,350 (-9%)	4mo	$248,000	$184	52
2163 Willow Ln	0.53mi	3/2.0	1,604 (+8%)	6mo	$349,000	$218	52
1756 Fairview Cir	0.64mi	4/2.5 (+1)	1,550 (+5%)	4mo	$215,000	$139	48
1711 Seayes Rd SW	0.57mi	3/2.0	1,667 (+13%)	7mo	$295,000	$177	42
1650 Seayes Rd SW	0.66mi	3/2.0	1,590 (+8%)	12mo	$264,000	$166	42
1687 Virginia Cir SW	0.59mi	3/1.5	1,650 (+12%)	14mo	$305,000	$185	39

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: 16.7%
• Equity multiple: 1.66×
• Total profit: $24,012
• Equity at exit: $19,383

10-year hold

• IRR: 24.1%
• Equity multiple: 2.93×
• Total profit: $70,140
• Equity at exit: $11,240

Cash invested: $36,400 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,922 high
• Mortgage (P&I): −$682
• Tax from tax record: −$23 /mo · $276/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $759

Break-even live

Break-even rent $961

Max offer price $130,000

Occupancy floor 55%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2141 Sandalwood Ln SW Austell, GA	3.0	2.0	1475	$2,136	$1.45	15d	1	0.43mi
4649 Danna Dr Austell, GA	3.0	2.0	1438	$1,765	$1.23	24d	1	0.46mi
1707 Virginia Cir SW Mableton, GA	3.0	2.0	1235	$1,835	$1.49	24d	1	0.51mi
2020 Annette Ln Austell, GA	3.0	2.0	1452	$1,900	$1.31	24d	1	0.69mi
1975 Padgett Dr Unit 1 Austell, GA	2.0	2.5	1200	$1,449	$1.21	21d	1	0.71mi
1917 Annette Ln Austell, GA	3.0	2.0	1585	$1,796	$1.13	12d	1	0.76mi
2051 Lenoa Ln Austell, GA	2.0	2.5	1078	$1,600	$1.48	5d	1	0.77mi
1860 Gherry Dr Austell, GA	3.0	2.0	1465	$1,606	$1.10	5d	1	0.79mi
5128 Lakeview Ct Austell, GA	2.0	1.5	1080	$1,605	$1.49	12d	1	0.79mi
1761 Orange Grove Pl Austell, GA	3.0	2.5	1843	$2,400	$1.30	17d	1	0.92mi
1650 Anderson Mill Rd Austell, GA	1.0–3.0	1.0–2.0	1026	$1,804	$1.76	1d	22	0.99mi
4236 Austell Rd Austell, GA	1.0–2.0	1.0–2.0	1050	$1,623	$1.55	2d	17	1.13mi
2105 Mesa Valley Way Austell, GA	1.0–3.0	1.0–2.0	1102	$2,074	$1.88	1d	35	1.17mi
2735 Dahlonega Trl Austell, GA	4.0	2.0	1560	$1,981	$1.27	20d	1	1.48mi
5575 Burrus Rd Austell, GA	3.0	2.0	1301	$1,500	$1.15	12d	1	1.48mi

Listing history 3 events

1. 2026-05-04
   status Pending 341-char remark

   Show marketing remark (341 chars)

   Attention investors! Fixer-upper opportunity in a solid Austell location with no HOA. This property needs significant renovation but offers excellent upside for a flip, rental, or long-term hold. Features a nice wooded backyard and strong value-add potential. Sold as-is. Cash offers preferred. You don’t want to miss this opportunity!

2. 2026-05-01
   listed $130,000 Active 341-char remark

   Show marketing remark (341 chars)

   Attention investors! Fixer-upper opportunity in a solid Austell location with no HOA. This property needs significant renovation but offers excellent upside for a flip, rental, or long-term hold. Features a nice wooded backyard and strong value-add potential. Sold as-is. Cash offers preferred. You don’t want to miss this opportunity!

3. 2026-04-17
   soldstatus $70,000

ⓘ 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: $276 · $23/mo
• Projected year-2 tax: $1,196 · $100/mo
• Expected delta: +$920/yr (+$77/mo · 333.6%)

ⓘ 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 · 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: $23,063
• − Mortgage interest: −$7,282
• − Property taxes: −$276
• − Insurance: −$650
• − Repairs & maintenance: −$1,845
• − Management: −$1,845
• − Depreciation: −$3,782
• Taxable income: $7,383
• Est. tax owed @ 24.0%: −$1,772
• After-tax cash flow: $7,341/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

+71.4% since first listed

5 events — show timeline

• 2026-05-15 Sold (Public Records) $120,000 Public Records
• 2026-05-15 Sold (MLS) $120,000 FMLS
• 2026-05-04 Pending — FMLS
• 2026-05-01 Listed $130,000 FMLS
• 2026-04-17 Sold (Public Records) $70,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $276 · -0.4% YoY. Source: county tax records.