3580 Paul Samuel Rd NW · Kennesaw, GA 30152

$145,000

2 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 138 Days on market

Built 1920 0.90 ac lot $101/sqft · 59% below area

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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 +8.4/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

0.9-Acre Teardown Opportunity Builder & Developer Special Rare opportunity to acquire a nearly one-acre residential lot in West Cobb with existing utilities already in place. The current structure is a tear-down, offering builders a clean slate for new construction in an area where buildable lots are increasingly scarce. Note the small parcel to the side of the Easement perfect for an ADU. This parcel features favorable topography, strong frontage, and flexibility for a custom or spec build. Surrounded by established homes and newer construction, the location supports higher-end resale pricing once redeveloped. Ideal for builders seeking a single-lot project with upside, reduced utility costs, and efficient execution timelines. Sold as-is. Value is in the land. Bring your plans, your numbers, and your vision-opportunities like this don't last.

Key facts

• Strong frontage
• Custom or spec build
• Existing utilities

Tags

• ONE-ACRE RESIDENTIAL LOT
• EXISTING UTILITIES
• FAVORABLE TOPOGRAPHY
• STRONG FRONTAGE
• CUSTOM OR SPEC BUILD
• REDUCED UTILITY COSTS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $685 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 3.6% in Kennesaw — 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 78/100 on livability (#19 in GA, #2,588 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-, crime B+; Watch: 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.
• Market conditions: Rents rising (+1.8%/yr); 284 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $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.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $41k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $50k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $145k implies a 142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.34% ✓
• Cap rate: 11.97%
• Cash-on-cash: 20.26%
• DSCR: 1.90
• GRM: 6.2

CMA / ARV

• ARV (median comp): $378,689
• List price: $145,000
• Delta: -61.71%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.83% rent growth · sell at horizon

5-year hold

• IRR: 11.2%
• Equity multiple: 1.44×
• Total profit: $17,835
• Equity at exit: $21,620

10-year hold

• IRR: 19.4%
• Equity multiple: 2.54×
• Total profit: $62,425
• Equity at exit: $12,537

Cash invested: $40,600 (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 30152

• Rents YoY: 1.8%
• Active inventory: 284
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,941 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$27 /mo · $324/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $685

Break-even live

Break-even rent $1,073

Max offer price $145,000

Occupancy floor 60%

Sensitivity live

Price	-10% $768	-5% $726	+0% $685	+5% $644	+10% $603
Rent	-10% $532	-5% $609	+0% $685	+5% $762	+10% $839
Rate	-1.0pp $758	-0.5pp $722	base $685	+0.5pp $648	+1.0pp $610

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3585 Plum Creek Trl NW Kennesaw, GA	3.0	2.0	1510	$2,100	$1.39	18d	1	1.49mi

Listing history 25 events

1. 2026-06-18
   days on market $145,000 Active 138 DOM
2. 2026-06-17
   days on market $145,000 Active 137 DOM
3. 2026-06-16
   days on market $145,000 Active 136 DOM
4. 2026-06-15
   days on market $145,000 Active 135 DOM
5. 2026-06-13
   days on market $145,000 Active 133 DOM
6. 2026-06-13
   pricedays on market $145,000 Active 132 DOM
7. 2026-06-09
   days on market $194,900 Active 129 DOM
8. 2026-06-08
   days on market $194,900 Active 128 DOM
9. 2026-06-07
   days on market $194,900 Active 127 DOM
10. 2026-06-04
    days on market $194,900 Active 124 DOM
11. 2026-06-03
    days on market $194,900 Active 123 DOM
12. 2026-06-02
    days on market $194,900 Active 122 DOM
13. 2026-06-01
    days on market $194,900 Active 121 DOM
14. 2026-05-31
    days on market $194,900 Active 120 DOM
15. 2026-04-13
    listed $194,900 New 865-char remark

    Show marketing remark (865 chars)

    0.9-Acre Teardown Opportunity Builder & Developer Special Rare opportunity to acquire a nearly one-acre residential lot in West Cobb with existing utilities already in place. The current structure is a tear-down, offering builders a clean slate for new construction in an area where buildable lots are increasingly scarce. Note the small parcel to the side of the Easement perfect for an ADU. This parcel features favorable topography, strong frontage, and flexibility for a custom or spec build. Surrounded by established homes and newer construction, the location supports higher-end resale pricing once redeveloped. Ideal for builders seeking a single-lot project with upside, reduced utility costs, and efficient execution timelines. Sold as-is. Value is in the land. Bring your plans, your numbers, and your vision-opportunities like this don't last.

16. 2026-04-13
    listed $194,900 Active 865-char remark

    Show marketing remark (865 chars)

    0.9-Acre Teardown Opportunity Builder & Developer Special Rare opportunity to acquire a nearly one-acre residential lot in West Cobb with existing utilities already in place. The current structure is a tear-down, offering builders a clean slate for new construction in an area where buildable lots are increasingly scarce. Note the small parcel to the side of the Easement perfect for an ADU. This parcel features favorable topography, strong frontage, and flexibility for a custom or spec build. Surrounded by established homes and newer construction, the location supports higher-end resale pricing once redeveloped. Ideal for builders seeking a single-lot project with upside, reduced utility costs, and efficient execution timelines. Sold as-is. Value is in the land. Bring your plans, your numbers, and your vision-opportunities like this don't last.

17. 2026-03-03
    price $194,900
18. 2026-03-03
    price $194,900
19. 2026-02-03
    status Back On Market
20. 2026-02-03
    status Active
21. 2026-01-20
    status Under Contract
22. 2026-01-20
    status Pending
23. 2026-01-17
    listed $210,000 New
24. 2026-01-17
    listed $210,000 Active
25. 1998-05-29
    soldstatus $59,900

ⓘ 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: $324 · $27/mo
• Projected year-2 tax: $1,334 · $111/mo
• Expected delta: +$1,010/yr (+$84/mo · 312.0%)

ⓘ 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 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,289
• − Mortgage interest: −$8,122
• − Property taxes: −$324
• − Insurance: −$725
• − Repairs & maintenance: −$1,863
• − Management: −$1,863
• − Depreciation: −$4,218
• Taxable income: $6,174
• Est. tax owed @ 24.0%: −$1,482
• After-tax cash flow: $6,743/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 — Kennesaw

• Score: 78/100
• State rank: #19
• US rank: #2588

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cobb County · 777,758 people
• City population: 104,638
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 44,977
• Household income: $126,578
• Rent vs Own: 21.0% rent · 79.0% own
• Severe rent burden: 590.0

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 0.57)
• Race & ethnicity: White 61% Black 18% Hispanic / Latino 11% Two or more races 10% Asian 6%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Romanian 3% Slovak 2% Italian 2%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 85% English-only · Spanish 7% Other Indo-European 4% Vietnamese 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: ▼ -219.78%
• Current HPI: 246.3158
• Rent YoY: ▲ 1.83%
• 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

+225.4% since first listed

11 events — show timeline

• 2026-04-13 Listed $194,900 FMLS
• 2026-04-13 Listed $194,900 GAMLS
• 2026-03-03 Price Changed $194,900 GAMLS
• 2026-03-03 Price Changed $194,900 FMLS
• 2026-02-03 Relisted — GAMLS
• 2026-02-03 Relisted — FMLS
• 2026-01-20 Pending — GAMLS
• 2026-01-20 Pending — FMLS
• 2026-01-17 Listed $210,000 FMLS
• 2026-01-17 Listed $210,000 GAMLS
• 1998-05-29 Sold (Public Records) $59,900 Public Records

Property tax history

-4.5%/yr

Latest (2025): $324 · -0.5% YoY. Source: county tax records.