4078 Floyd Rd · Mableton, GA 30106

$240,000

3 bd · 2.0 ba · 2,219 sqft · SingleFamily public records · 6 Days on market

Built 1969 0.39 ac lot Est $364k · 34% under

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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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +4.5/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this split-level home in Austell, GA! Offering 4 bedrooms, 2 full bathrooms, and 2,200 sq ft of living space across three levels. The main level features an open and inviting layout with a generous living room, formal dining area, and a bright, functional kitchen. The family room provides the perfect space for gathering and entertaining. Outside you'll find a large backyard with a covered deck and patio. With a versatile floor plan, and a convenient location close to shopping, dining, and major commuter routes, this home is full of character and potential. Schedule your showing today!

Key facts

• Covered deck
• Functional kitchen
• Large backyard

Tags

• SPLIT-LEVEL HOME
• LARGE BACKYARD
• COVERED DECK
• FUNCTIONAL KITCHEN
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Lot size approximately 0.39 acre (public records); Located in Oak Estates subdivision; Address: 4078 Floyd Rd SW, Austell, GA 30106
• HOA & community: No HOA

Exterior

• Parking: Parking pad with open parking
• Security: No community security features listed
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family house; Residential resale; Built in 1969
• Construction: Stucco construction; Composition roof; Crawl space foundation
• Exterior features: Deck; Patio; City lot

Interior

• Kitchen: Cooktop; Oven; Microwave; Dishwasher
• Bedrooms: 4 bedrooms total, 2 located on the lower level
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms (one on the lower level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Multi/split levels; Family room and foyer; Fireplace in family room; Crawl space
• Laundry & utility: No built-in laundry features listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $402 ($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 $228k (5.0% below list).
• Recommended offer: $228k (5.0% below list) — sets the bar for 1% rule.
• Cap rate 8.3% vs local median 4.0% in Mableton — 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 70/100 on livability (#94 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-, crime B+; Watch: amenities F, commute D-.
• 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: Russell Elementary School (math 22% / reading 23%, grade F, #803 of 1,228 statewide, top 66%, 604 students, 71% FRL); Floyd Middle School (math 17% / reading 24%, grade F, #345 of 470 statewide, top 74%, 845 students, 80% FRL); South Cobb High School (math 21% / reading 20%, grade F, #231 of 424 statewide, top 54%, 2,127 students, 67% FRL) — zoned schools average 73% FRL vs 39% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 21% at this address vs 42% district-wide (-21 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 rising (+1.3%/yr); 184 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,625 units permitted in Cobb County in 2024 (389 in 5+ unit buildings).
• This rent runs 40% 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 $2k of loan paydown is wiped out by about $7k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $185k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $228,078 (5.0% below list)

Questions for the listing agent

1. Built in 1969 — 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 F-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: 0.95% ✗
• Cap rate: 8.30%
• Cash-on-cash: 7.18%
• DSCR: 1.32
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $363,916
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4072 Elsdon Dr	0.08mi	3/2.5	2,091 (-6%)	6mo	$375,000	$179	79
4301 Cades Cove Dr	0.42mi	3/2.0	2,214 (-0%)	1mo	$362,000	$164	79
1097 Trestle Dr	0.06mi	3/2.0	2,044 (-8%)	6mo	$300,000	$147	79
4076 Elsdon Dr	0.07mi	4/3.5 (+1)	2,494 (+12%)	2mo	$430,000	$172	64
3712 Auldyn Dr	0.55mi	4/3.0 (+1)	2,174 (-2%)	3mo	$345,000	$159	60
1114 Hibiscus Way SW	0.61mi	4/2.5 (+1)	2,175 (-2%)	2mo	$450,000	$207	59
895 Tyrell Dr	0.56mi	3/2.0	2,372 (+7%)	6mo	$190,000	$80	57
4201 Hicks Rd	0.65mi	3/2.0	2,109 (-5%)	10mo	$245,000	$116	54
4200 Citizen Cir	0.51mi	4/2.0 (+1)	1,975 (-11%)	5mo	$259,000	$131	49
936 Peel Castle Ln	0.43mi	4/2.5 (+1)	2,516 (+13%)	4mo	$438,000	$174	48
829 Dunes Way	0.60mi	4/3.0 (+1)	2,460 (+11%)	0mo	$340,000	$138	45
790 Heyford Vw	0.57mi	4/2.5 (+1)	1,887 (-15%)	0mo	$350,000	$185	41

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: -7.0%
• Equity multiple: 0.74×
• Total profit: $-17,230
• Equity at exit: $35,785

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $2,268
• Equity at exit: $20,751

Cash invested: $67,200 (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: 8.8×

Monthly cashflow live

• Estimated rent: $2,281 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$41 /mo · $491/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $402

Break-even live

Break-even rent $1,772

Max offer price $240,000

Occupancy floor 77%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1056 Whistle Dr Austell, GA	3.0	2.0	2254	$2,255	$1.00	43d	1	0.36mi
1314 Guilderoy Ln Austell, GA	2.0	2.5	1675	$1,999	$1.19	16d	1	0.46mi
1314 Guilderoy Ct #5 Austell, GA	2.0	2.5	1672	$2,199	$1.32	43d	1	0.47mi
3890 Floyd Rd Unit B1 Austell, GA	2.0	2.5	1461	$2,801	$1.92	43d	1	0.54mi
1348 Yates Ave Austell, GA	3.0	2.0	1708	$1,656	$0.97	5d	1	0.59mi
1073 Wisteria Dr SW Mableton, GA	2.0	1.0	1964	$1,295	$0.66	24d	1	0.60mi
3753 Austell Rd Austell, GA	1.0–3.0	1.0–2.0	1110	$2,775	$2.50	1d	89	0.67mi
4196 Alaina Cir Austell, GA	3.0	2.0	1560	$2,375	$1.52	5d	1	0.70mi
1554 Settlers Walk Ct SW #2 Marietta, GA	3.0	2.0	1738	$2,300	$1.32	18d	1	0.79mi
4292 Gregory Ln SW Smyrna, GA	4.0	3.0	2230	$3,625	$1.63	43d	1	0.86mi
3642 Nature Walk Trl SW Unit A11 Marietta, GA	3.0	2.0	1822	$2,190	$1.20	43d	1	0.89mi
1101 Tuscany Cir SW Marietta, GA	3.0	3.0	2066	$2,229	$1.08	2d	1	0.89mi
4667 Glore Rd SW Mableton, GA	4.0	2.0	1857	$5,800	$3.12	43d	1	0.96mi
3979 Covey Flush Ct SW Smyrna, GA	3.0	3.5	2491	$2,300	$0.92	21d	1	0.98mi
3966 Covey Flush Ct SW #20 Smyrna, GA	3.0	2.0	1620	$1,750	$1.08	15d	1	1.00mi
1802 Orange Grove Pl Austell, GA	3.0	3.5	2578	$2,995	$1.16	24d	1	1.02mi
1761 Orange Grove Pl Austell, GA	3.0	2.5	1843	$2,400	$1.30	17d	1	1.03mi
620 Gregory Manor Dr SW Smyrna, GA	3.0	2.5	2429	$2,425	$1.00	21d	1	1.04mi
1604 Halbrook Pl SW Austell, GA	4.0	3.5	2375	$3,150	$1.33	18d	1	1.07mi
4578 Oakland Ter SW Mableton, GA	3.0	2.0	1425	$1,800	$1.26	18d	1	1.16mi
3874 Mulkey Cir SW Marietta, GA	3.0	2.5	1855	$2,100	$1.13	43d	1	1.21mi
4250 Tin Hare Ln SW Mableton, GA	3.0	2.5	2030	$2,800	$1.38	24d	1	1.23mi
3559 Ashley Station Dr SW Marietta, GA	4.0	3.5	1800	$1,900	$1.06	21d	1	1.36mi
3510 Ashley Station Dr SW Marietta, GA	3.0	2.5	1408	$1,845	$1.31	10d	1	1.38mi
3590 Main Station Dr SW Unit 1 Marietta, GA	3.0	3.5	1768	$1,895	$1.07	2d	1	1.42mi

Listing history 7 events

1. 2026-06-09
   status $240,000 Pending 6 DOM
2. 2026-06-08
   days on market $240,000 Active Under Contract 6 DOM
3. 2026-06-07
   days on market $240,000 Active Under Contract 5 DOM
4. 2026-06-04
   statusdays on market $240,000 Active Under Contract 2 DOM
5. 2026-06-02
   statuslisting id $240,000 Active 1 DOM
6. 2026-06-02
   remarks 602-char remark
7. 2026-06-02
   listed $240,000 New 1 DOM

ⓘ 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: $491 · $41/mo
• Projected year-2 tax: $2,208 · $184/mo
• Expected delta: +$1,717/yr (+$143/mo · 349.3%)

ⓘ 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 1/10 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: $27,369
• − Mortgage interest: −$13,444
• − Property taxes: −$491
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,190
• − Management: −$2,190
• − Depreciation: −$6,982
• Taxable income: $873
• Est. tax owed @ 24.0%: −$210
• After-tax cash flow: $4,618/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 — Mableton

• Score: 70/100
• State rank: #94
• US rank: #7534

Category grades

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

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

+29.7% since first listed

2 events — show timeline

• 2026-06-01 Listed $240,000 GAMLS
• 2026-05-20 Sold (Public Records) $185,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $491 · -0.5% YoY. Source: county tax records.