5474 June Dr SW · Austell, GA 30106

$300,000

4 bd · 2.0 ba · — sqft · MultiFamily · 101 Days on market

Built 1967 Good condition 0.75 ac lot

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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 +27.0/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

BACK ON MARKET AT NO FAULT OF SELLER. INSPECTIONS ALL COMPLETED. Recently renovated and income-producing, this updated duplex is a strong opportunity for investors seeking a low-maintenance rental property with immediate upside in Austell! Each side features a 2-bedroom, 1-bath layout, and the property was renovated within the past 2–3 years, which should offer some peace of mind. Both units are all-electric and separately metered for convenience and efficiency. Septic drain field was repaired in April of 2026. One unit is currently long-term, tenant-occupied (month-to-month but wishes to sign a long term lease) with the tenant wishing to remain, while the second unit is vacant and available for immediate leasing. Current tenant is paying $1,100 per unit, with a $1,100 security deposit. Seller prefers to sell with the current tenant in place. Sold as-is; pictures are for the vacant unit.

Key facts

• Tenant occupied
• Updated duplex
• Income producing

Tags

• RECENTLY RENOVATED
• INCOME PRODUCING
• LOW MAINTENANCE RENTAL
• UPDATED DUPLEX
• SEPARATELY METERED
• TENANT OCCUPIED

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $838 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).
• Recommended offer: $273k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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); 187 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 1,625 units permitted in Cobb County in 2024 (389 in 5+ unit buildings).
• At $3,685/mo this rent would consume 64% of the median local household income ($69k/yr) (locally 907% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 101 days — a 9% lower offer ($273k) 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.

Recommended offer $273,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.23% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.97%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

No comps found within radius.

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5474 June Dr SW	0.00mi	4/2.0	—	1mo	$240,000	—	87

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: -0.4%
• Equity multiple: 0.98×
• Total profit: $-1,388
• Equity at exit: $44,731

10-year hold

• IRR: 7.4%
• Equity multiple: 1.51×
• Total profit: $43,156
• Equity at exit: $25,939

Cash invested: $84,000 (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: 187
• Price-to-rent: 13.6×

Monthly cashflow live

• Estimated rent: $3,685 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$774
• Net cashflow: $838

Break-even live

Break-even rent $2,624

Max offer price $300,000

Occupancy floor 72%

Sensitivity live

Price	-10% $1,045	-5% $942	+0% $838	+5% $734	+10% $631
Rent	-10% $547	-5% $692	+0% $838	+5% $983	+10% $1,129
Rate	-1.0pp $989	-0.5pp $914	base $838	+0.5pp $760	+1.0pp $681

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,686
Total (2 units)			$3,685

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1917 Annette Ln Austell, GA	3.0	2.0	1585	$1,796	$1.13	14d	1	0.29mi
1860 Gherry Dr Austell, GA	3.0	2.0	1465	$1,606	$1.10	6d	1	0.30mi
2020 Annette Ln Austell, GA	3.0	2.0	1452	$1,900	$1.31	25d	1	0.38mi
5791 Lisa Ln Austell, GA	4.0	2.0	1164	$1,750	$1.50	45d	1	0.52mi
5065 Landover Way Austell, GA	4.0	3.0	2465	$2,665	$1.08	22d	1	0.53mi
5794 Pinecrest Rd Austell, GA	4.0	2.0	1296	$2,300	$1.77	45d	1	0.54mi
5874 S Gordon Rd Austell, GA	3.0	2.0	1286	$1,850	$1.44	14d	1	0.68mi
5575 Burrus Rd Austell, GA	3.0	2.0	1301	$1,500	$1.15	14d	1	0.71mi
2610 Ravencliff Dr Austell, GA	3.0	2.5	1959	$2,760	$1.41	25d	1	0.71mi
3023 Creekside Overlook Way Austell, GA	3.0	2.5	1772	$2,406	$1.36	0d	1	0.79mi
5135 Jones Rd Unit 5135-A Austell, GA	4.0	2.0	—	$1,795	—	45d	1	0.85mi
5107 Huntcrest Dr SW Mableton, GA	3.0	2.5	2388	$2,400	$1.01	45d	1	0.88mi
1650 Huntcrest Way SW Mableton, GA	4.0	2.5	—	$2,800	—	25d	1	0.90mi
1707 Virginia Cir SW Mableton, GA	3.0	2.0	1235	$1,835	$1.49	25d	1	1.14mi
1354 Pendley Dr SW Mableton, GA	3.0	2.0	1600	$1,865	$1.17	0d	1	1.15mi
6192 Pine Bluff Ct Austell, GA	3.0	2.0	1296	$1,831	$1.41	18d	1	1.18mi
1112 Elyse Ln Mableton, GA	3.0	2.5	—	$2,900	—	5d	1	1.29mi
1421 Thunderwood Ct SW Mableton, GA	3.0	2.0	1584	$2,100	$1.33	20d	1	1.32mi
2141 Sandalwood Ln SW Austell, GA	3.0	2.0	1475	$2,136	$1.45	16d	1	1.42mi
4526 Fillmore Trl SW Austell, GA	3.0	2.5	1760	$2,800	$1.59	0d	1	1.47mi
5161 Madison Green Dr SW Mableton, GA	4.0	3.5	3054	$8,450	$2.77	45d	1	1.48mi

Listing history 3 events

1. 2026-04-14
   status Active 906-char remark

   Show marketing remark (906 chars)

   BACK ON MARKET AT NO FAULT OF SELLER. INSPECTIONS ALL COMPLETED. Recently renovated and income-producing, this updated duplex is a strong opportunity for investors seeking a low-maintenance rental property with immediate upside in Austell! Each side features a 2-bedroom, 1-bath layout, and the property was renovated within the past 2–3 years, which should offer some peace of mind. Both units are all-electric and separately metered for convenience and efficiency. Septic drain field was repaired in April of 2026. One unit is currently long-term, tenant-occupied (month-to-month but wishes to sign a long term lease) with the tenant wishing to remain, while the second unit is vacant and available for immediate leasing. Current tenant is paying $1,100 per unit, with a $1,100 security deposit. Seller prefers to sell with the current tenant in place. Sold as-is; pictures are for the vacant unit.

2. 2026-03-17
   status Pending 906-char remark

   Show marketing remark (906 chars)

   BACK ON MARKET AT NO FAULT OF SELLER. INSPECTIONS ALL COMPLETED. Recently renovated and income-producing, this updated duplex is a strong opportunity for investors seeking a low-maintenance rental property with immediate upside in Austell! Each side features a 2-bedroom, 1-bath layout, and the property was renovated within the past 2–3 years, which should offer some peace of mind. Both units are all-electric and separately metered for convenience and efficiency. Septic drain field was repaired in April of 2026. One unit is currently long-term, tenant-occupied (month-to-month but wishes to sign a long term lease) with the tenant wishing to remain, while the second unit is vacant and available for immediate leasing. Current tenant is paying $1,100 per unit, with a $1,100 security deposit. Seller prefers to sell with the current tenant in place. Sold as-is; pictures are for the vacant unit.

3. 2026-01-20
   listed $300,000 Active 906-char remark

   Show marketing remark (906 chars)

   BACK ON MARKET AT NO FAULT OF SELLER. INSPECTIONS ALL COMPLETED. Recently renovated and income-producing, this updated duplex is a strong opportunity for investors seeking a low-maintenance rental property with immediate upside in Austell! Each side features a 2-bedroom, 1-bath layout, and the property was renovated within the past 2–3 years, which should offer some peace of mind. Both units are all-electric and separately metered for convenience and efficiency. Septic drain field was repaired in April of 2026. One unit is currently long-term, tenant-occupied (month-to-month but wishes to sign a long term lease) with the tenant wishing to remain, while the second unit is vacant and available for immediate leasing. Current tenant is paying $1,100 per unit, with a $1,100 security deposit. Seller prefers to sell with the current tenant in place. Sold as-is; pictures are for the vacant unit.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $44,220
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,538
• − Management: −$3,538
• − Depreciation: −$8,727
• Taxable income: $5,613
• Est. tax owed @ 24.0%: −$1,347
• After-tax cash flow: $8,708/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained and updated multi-family home is ready for immediate occupancy and can be easily enhanced with minor cosmetic improvements to boost its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — A well-maintained yard and curb appeal can attract more tenants and buyers
• Rental Replace ceiling fans with energy-efficient models — Energy-efficient fans can reduce utility costs and appeal to eco-conscious tenants

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — A well-maintained yard and curb appeal can attract more tenants and buyers ↑
• Rental Replace ceiling fans with energy-efficient models — Energy-efficient fans can reduce utility costs and appeal to eco-conscious tenants ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

3 events — show timeline

• 2026-04-14 Relisted — FMLS
• 2026-03-17 Pending — FMLS
• 2026-01-20 Listed $300,000 FMLS