4247 W Mill Trl NW · Kennesaw, GA 30152

$325,000

3 bd · 2.5 ba · 2,273 sqft · SingleFamily public records · 17 Days on market

Built 1989 0.99 ac lot $143/sqft · 18% below area Est $396k · 18% under $37/mo HOA · 1% of rent

---

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 +20.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +4.2/10.0
• 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

Beautiful home situated on 1 acre in a great location with top-rated schools, nearby shopping, parks, and a friendly neighborhood atmosphere. This property offers plenty of space both inside and out, along with an unfinished basement full of potential for future expansion, storage, a workshop, or additional living space. Enjoy the privacy and room to spread out while still being conveniently close to everyday amenities. Sold as-is, this is a great opportunity to make a wonderful home your own and add your personal touch.

Key facts

• Privacy
• Plenty of space
• Unfinished basement

Tags

• 1 ACRE
• UNFINISHED BASEMENT
• TOP-RATED SCHOOLS
• NEARBY SHOPPING
• PLENTY OF SPACE
• PRIVACY

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $445; Association amenities include pool and tennis courts

Exterior

• Parking: Attached garage with 2 spaces (total parking 2)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Electric service: Other
• Home design: Two levels; Resale property
• Construction: Stucco and wood siding exterior; Composition roof; Block foundation; Full basement with interior and exterior entry and daylight access
• Exterior features: Private yard; Deck; Paved road frontage on a county road

Interior

• Kitchen: Stained cabinets; Gas range
• Bedrooms: Three bedrooms located on the upper level; Bedroom features: Other
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom (main level); Upper level contains full bathrooms; Master bathroom includes double vanity and separate tub and shower
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Vaulted ceilings; His and hers closets; Double vanity in master bath; One fireplace located in the family room; No shared/common walls
• Laundry & utility: Laundry located on the upper level in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $298k (8.4% below list).
• Recommended offer: $298k (8.4% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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.
• Zoned schools: Due West Elementary School (math 56% / reading 57%, grade C+, #159 of 1,228 statewide, top 13%, 636 students, 12% FRL); Mcclure Middle School (math 43% / reading 54%, grade C-, #75 of 470 statewide, top 17%, 991 students, 25% FRL); Harrison High School (math 37% / reading 59%, grade D, #36 of 424 statewide, top 8%, 2,121 students, 10% FRL) — zoned schools average 16% FRL vs 39% district-wide (23 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.8%/yr); 293 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $2k of loan paydown is wiped out by about $10k 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 17 days — a 2% lower offer ($320k) 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 $120k; list at $325k implies a 171% 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 $297,632 (8.4% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.92% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.36%
• DSCR: 1.24
• GRM: 9.1

CMA / ARV

• ARV (median comp): $395,563
• List price: $325,000
• Delta: -17.84%
• 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
1027 Peace Dr NW	0.15mi	3/2.5	2,252 (-1%)	4mo	$420,000	$187	88
1068 W Mill Dr NW	0.37mi	3/2.5	2,313 (+2%)	5mo	$390,000	$169	76
1034 W Mill Dr NW	0.30mi	4/2.5 (+1)	2,185 (-4%)	5mo	$395,000	$181	70
4203 W Mill Trl NW	0.36mi	4/3.0 (+1)	2,351 (+3%)	2mo	$379,000	$161	69
4510 Sagebrush Dr NW	0.19mi	3/2.5	1,999 (-12%)	9mo	$393,000	$197	63
1015 Token Way NW	0.35mi	4/2.5 (+1)	2,098 (-8%)	5mo	$375,000	$179	62
4219 W Mill Trl NW	0.21mi	3/2.0	1,978 (-13%)	7mo	$350,000	$177	61
4495 Sagebrush Dr NW	0.16mi	4/2.5 (+1)	2,536 (+12%)	13mo	$435,000	$172	58
4155 Burnt Hickory Rd NW	0.72mi	4/2.5 (+1)	2,276 (+0%)	5mo	$298,000	$131	57
4151 Valley Wood Dr NW	0.57mi	3/2.0	2,189 (-4%)	13mo	$331,700	$152	55
1217 Kaylyn Ct NW	0.45mi	3/2.5	2,609 (+15%)	4mo	$490,000	$188	51
1264 Moorfield Trce NW	0.57mi	3/2.0	2,163 (-5%)	16mo	$415,000	$192	50

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 · 1.83% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.67×
• Total profit: $-30,403
• Equity at exit: $48,459

10-year hold

• IRR: -1.3%
• Equity multiple: 0.92×
• Total profit: $-7,619
• Equity at exit: $28,100

Cash invested: $91,000 (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 30152

• Rents YoY: 1.8%
• Active inventory: 293
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,976 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$68 /mo · $821/yr
• Insurance: −$135
• HOA: −$37
• Vacancy / Maint / Mgmt: −$625
• Net cashflow: $406

Break-even live

Break-even rent $2,462

Max offer price $325,000

Occupancy floor 81%

Sensitivity live

Price	-10% $590	-5% $498	+0% $406	+5% $314	+10% $222
Rent	-10% $171	-5% $289	+0% $406	+5% $524	+10% $641
Rate	-1.0pp $570	-0.5pp $489	base $406	+0.5pp $322	+1.0pp $236

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4650 Burnt Hickory Rd NW Marietta, GA	3.0	2.5	2813	$3,800	$1.35	6d	1	0.38mi
4415 Windchime Way NW Kennesaw, GA	4.0	2.5	2008	$2,300	$1.15	45d	1	1.01mi
4152 Hidden Enclave Ln NW Kennesaw, GA	4.0	2.5	3284	$3,216	$0.98	0d	1	1.15mi
377 Silverthorn Dr NW Marietta, GA	4.0	3.0	2404	$2,699	$1.12	22d	1	1.33mi
4176 Stilesboro Rd NW Kennesaw, GA	3.0	2.0	2084	$2,200	$1.06	45d	1	1.44mi

HOA detail

• Monthly dues: $37 · $444/yr

Listing history 4 events

1. 2026-06-21
   statusdays on market $325,000 Active 17 DOM
2. 2026-05-14
   listed $325,000 Active 526-char remark

   Show marketing remark (526 chars)

   Beautiful home situated on 1 acre in a great location with top-rated schools, nearby shopping, parks, and a friendly neighborhood atmosphere. This property offers plenty of space both inside and out, along with an unfinished basement full of potential for future expansion, storage, a workshop, or additional living space. Enjoy the privacy and room to spread out while still being conveniently close to everyday amenities. Sold as-is, this is a great opportunity to make a wonderful home your own and add your personal touch.

3. 2026-05-14
   listed $325,000 New 526-char remark

   Show marketing remark (526 chars)

   Beautiful home situated on 1 acre in a great location with top-rated schools, nearby shopping, parks, and a friendly neighborhood atmosphere. This property offers plenty of space both inside and out, along with an unfinished basement full of potential for future expansion, storage, a workshop, or additional living space. Enjoy the privacy and room to spread out while still being conveniently close to everyday amenities. Sold as-is, this is a great opportunity to make a wonderful home your own and add your personal touch.

4. 1998-07-24
   soldstatus $120,000

ⓘ 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: $821 · $68/mo
• Projected year-2 tax: $2,990 · $249/mo
• Expected delta: +$2,169/yr (+$181/mo · 264.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% 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: $35,716
• − Mortgage interest: −$18,205
• − Property taxes: −$821
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,857
• − Management: −$2,857
• − HOA: −$444
• − Depreciation: −$9,455
• Taxable loss: −$549
• Est. tax savings @ 24.0%: +$132
• After-tax cash flow: $5,005/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

+170.8% since first listed

5 events — show timeline

• 2026-05-29 Pending — FMLS
• 2026-05-29 Pending — GAMLS
• 2026-05-14 Listed $325,000 GAMLS
• 2026-05-14 Listed $325,000 FMLS
• 1998-07-24 Sold (Public Records) $120,000 Public Records

Property tax history

-3.1%/yr

Latest (2025): $821 · +5.7% YoY. Source: county tax records.