4303 Morningside Dr · Powder Springs, GA 30127

$199,999

3 bd · 2.0 ba · 1,106 sqft · SingleFamily public records · 4 Days on market

Built 1993 8,537 sqft lot Est $240k · 17% under

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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 +24.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +6.4/10.0
• 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

Welcome to this well-located home in Powder Springs, offering a functional layout with comfortable living spaces designed for everyday living. The interior features a practical floor plan with a natural flow between the main living areas, making the home well-suited for both relaxing and entertaining. The kitchen and common areas provide a warm setting with plenty of potential for personalization. This home is well suited for an investor or first time homebuyer who is looking to make it their own. Conveniently located near shopping, dining, schools, and local parks, this property offers a balance of neighborhood living and accessibility to major commuter routes. A great opportunity for a primary residence or investment in a desirable Cobb County location.

Key facts

• Practical floor plan
• Natural flow
• Functional layout

Tags

• FUNCTIONAL LAYOUT
• PRACTICAL FLOOR PLAN
• NATURAL FLOW
• KITCHEN AND COMMON AREAS
• CONVENIENTLY LOCATED
• DESIRABLE COBB COUNTY LOCATION

Property features AI

Exterior

• Parking: Two-car garage; Driveway; Open parking available
• Utilities: Other water source; Other sewer; Other electric; Other utilities
• Home design: Multi/split levels; Resale condition
• Construction: Vinyl siding; Composition roof; Slab foundation; Built as part of Morningside subdivision (Lot 47 Unit 2)
• Exterior features: Deck; Asphalt road frontage on a city street

Interior

• Kitchen: Breakfast bar; Stained cabinets; Eat-in kitchen; Kitchen open to family room; Dishwasher; Gas range; Refrigerator
• Bedrooms: Three upper-level bedrooms; Bedrooms include 'Other' feature(s)
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms; Master bath with separate tub and shower and a soaking tub
• Heating & cooling: Other heating; Other cooling
• Interior features: High 9-ft ceilings on main level; His and hers closets; Walk-in closets; One fireplace in the family room; Family room
• Laundry & utility: Laundry located on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 8.7% 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; 658 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $6k 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

• 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.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,999

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.14% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.48%
• DSCR: 1.38
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $240,002
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4186 Atlanta St	0.45mi	2/1.0 (-1)	1,105 (-0%)	7mo	$176,000	$159	64
4201 Morning Dew Dr	0.18mi	3/3.0	1,202 (+9%)	21mo	$259,000	$215	56
3831 Dillard St	0.69mi	3/1.0	1,172 (+6%)	3mo	$275,000	$235	51
4361 Stanley Dr	0.66mi	3/1.5	1,175 (+6%)	10mo	$255,000	$217	49

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: -6.0%
• Equity multiple: 0.78×
• Total profit: $-12,223
• Equity at exit: $29,821

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $2,115
• Equity at exit: $17,292

Cash invested: $56,000 (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: 658
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,283 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$276 /mo · $3,309/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $396

Break-even live

Break-even rent $1,782

Max offer price $199,999

Occupancy floor 78%

Sensitivity live

Price	-10% $509	-5% $452	+0% $396	+5% $339	+10% $283
Rent	-10% $215	-5% $306	+0% $396	+5% $486	+10% $576
Rate	-1.0pp $497	-0.5pp $447	base $396	+0.5pp $344	+1.0pp $291

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4170 Mistymorn Way Powder Springs, GA	3.0	3.0	1180	$2,049	$1.74	45d	1	0.09mi
4037 Compton Cir Powder Springs, GA	3.0	2.0	1395	$1,895	$1.36	45d	1	0.28mi
4484 Marietta St Powder Springs, GA	2.0	2.0	1269	$2,638	$2.08	45d	1	0.80mi
3645 Sharon Dr Powder Springs, GA	3.0	2.0	1334	$2,250	$1.69	45d	1	0.82mi
4490 Marietta St Powder Springs, GA	1.0–2.0	1.0–2.0	874	$2,179	$2.49	0d	28	0.87mi
4493 Brownsville Rd Powder Springs, GA	1.0–3.0	1.0–2.0	1095	$2,684	$2.45	3d	18	1.23mi
3590 Ponderosa Ln Powder Springs, GA	3.0	1.0	1025	$4,600	$4.49	45d	1	1.24mi
4361 Wesley Pl Austell, GA	4.0	2.5	1396	$2,130	$1.53	45d	1	1.27mi

Listing history 3 events

1. 2026-06-13
   statusdays on market $199,999 Pending 4 DOM
2. 2026-06-08
   remarks 699-char remark

   Show marketing remark (767 chars)

   Welcome to this well-located home in Powder Springs, offering a functional layout with comfortable living spaces designed for everyday living. The interior features a practical floor plan with a natural flow between the main living areas, making the home well-suited for both relaxing and entertaining. The kitchen and common areas provide a warm setting with plenty of potential for personalization. This home is well suited for an investor or first time homebuyer who is looking to make it their own. Conveniently located near shopping, dining, schools, and local parks, this property offers a balance of neighborhood living and accessibility to major commuter routes. A great opportunity for a primary residence or investment in a desirable Cobb County location.

3. 2026-06-08
   listed $199,999 Active 1 DOM

   Show marketing remark (767 chars)

   Welcome to this well-located home in Powder Springs, offering a functional layout with comfortable living spaces designed for everyday living. The interior features a practical floor plan with a natural flow between the main living areas, making the home well-suited for both relaxing and entertaining. The kitchen and common areas provide a warm setting with plenty of potential for personalization. This home is well suited for an investor or first time homebuyer who is looking to make it their own. Conveniently located near shopping, dining, schools, and local parks, this property offers a balance of neighborhood living and accessibility to major commuter routes. A great opportunity for a primary residence or investment in a desirable Cobb County location.

ⓘ 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: $3,309 · $276/mo
• Projected year-2 tax: $3,309 · $276/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 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,398
• − Mortgage interest: −$11,203
• − Property taxes: −$3,309
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,192
• − Management: −$2,192
• − Depreciation: −$5,818
• Taxable income: $1,685
• Est. tax owed @ 24.0%: −$404
• After-tax cash flow: $4,346/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

• Census place: Powder Springs, GA
• 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

+122.2% since first listed

15 events — show timeline

• 2026-06-08 Listed $199,999 FMLS
• 2026-06-08 Listed $199,999 GAMLS
• 2022-01-04 Sold (Public Records) $237,490 Public Records
• 2014-10-28 Price Changed $30,000 GAMLS
• 2012-01-06 Listing Removed — FMLS
• 2011-12-30 Sold (MLS) $30,000 GAMLS
• 2011-12-30 Sold (MLS) $30,000 FMLS
• 2011-12-02 Pending — GAMLS
• 2011-11-30 Pending — FMLS
• 2011-11-29 Price Changed $39,900 GAMLS
• 2011-11-09 Price Changed $39,900 GAMLS
• 2011-11-07 Price Changed $39,900 FMLS
• 2011-10-04 Listed $49,900 GAMLS
• 2011-10-03 Listed $49,900 FMLS
• 1999-08-25 Sold (Public Records) $90,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $3,309 · -0.1% YoY. Source: county tax records.