750 Six Flags Rd #207 · South Fulton, GA 30168

$40,300

3 bd · 1.0 ba · 840 sqft · Manufactured · 849 Days on market

Built 2024 Poor condition

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.8/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* THIS IS A RESALE LISTING * This welcoming, well-maintained 3 bedroom, 1 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as a playground, after school homework support, and a swimming pool, your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Built 2024
• Listed 848 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $40k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 43.1% vs local median 4.6% in South Fulton — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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 flat; 129 active listings in the ZIP; 1,625 units permitted in Cobb County in 2024 (389 in 5+ unit buildings).
• This rent runs 36% of the median local income ($64k/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 $279 of loan paydown is wiped out by about $1k 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 + 0.8% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 849 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,464 (12.0% below list)

Questions for the listing agent

1. It's been on market 849 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 4.76% ✓
• Cap rate: 43.14%
• Cash-on-cash: 131.59%
• DSCR: 6.86
• GRM: 1.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.77% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.04×
• Total profit: $68,099
• Equity at exit: $6,009

10-year hold

• IRR: —
• Equity multiple: 13.79×
• Total profit: $144,373
• Equity at exit: $3,484

Cash invested: $11,284 (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 30168

• Home prices YoY: -25.5%
• Rents YoY: 0.8%
• Active inventory: 129
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,919 medium
• Mortgage (P&I): −$211
• Tax est. 1.5%: −$50 /mo · $604/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $1,237

Break-even live

Break-even rent $353

Max offer price $40,300

Occupancy floor 31%

Sensitivity live

Price	-10% $1,265	-5% $1,251	+0% $1,237	+5% $1,224	+10% $1,210
Rent	-10% $1,086	-5% $1,162	+0% $1,237	+5% $1,313	+10% $1,389
Rate	-1.0pp $1,258	-0.5pp $1,248	base $1,237	+0.5pp $1,227	+1.0pp $1,216

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: $10,075
• Closing costs: $1,209
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $40,300 Active 849 DOM
2. 2026-06-18
   days on market $40,300 Active 846 DOM
3. 2026-06-17
   days on market $40,300 Active 845 DOM
4. 2026-06-16
   days on market $40,300 Active 844 DOM
5. 2026-06-15
   days on market $40,300 Active 843 DOM
6. 2026-06-13
   days on market $40,300 Active 841 DOM
7. 2026-06-13
   days on market $40,300 Active 840 DOM
8. 2026-06-09
   days on market $40,300 Active 837 DOM
9. 2026-06-08
   days on market $40,300 Active 836 DOM
10. 2026-06-07
    days on market $40,300 Active 835 DOM
11. 2026-06-04
    days on market $40,300 Active 832 DOM
12. 2026-06-03
    days on market $40,300 Active 831 DOM
13. 2026-06-02
    days on market $40,300 Active 830 DOM
14. 2026-06-01
    days on market $40,300 Active 829 DOM
15. 2026-05-31
    days on market $40,300 Active 828 DOM
16. 2024-05-06
    status Active 527-char remark

    Show marketing remark (527 chars)

    * THIS IS A RESALE LISTING * This welcoming, well-maintained 3 bedroom, 1 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as a playground, after school homework support, and a swimming pool, your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

17. 2024-03-29
    historical 527-char remark

    Show marketing remark (527 chars)

    * THIS IS A RESALE LISTING * This welcoming, well-maintained 3 bedroom, 1 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as a playground, after school homework support, and a swimming pool, your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

18. 2024-03-01
    status Active 527-char remark

    Show marketing remark (527 chars)

    * THIS IS A RESALE LISTING * This welcoming, well-maintained 3 bedroom, 1 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as a playground, after school homework support, and a swimming pool, your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

19. 2024-02-17
    historical 527-char remark

    Show marketing remark (527 chars)

    * THIS IS A RESALE LISTING * This welcoming, well-maintained 3 bedroom, 1 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as a playground, after school homework support, and a swimming pool, your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

20. 2024-01-04
    listed $40,300 Active 527-char remark

    Show marketing remark (527 chars)

    * THIS IS A RESALE LISTING * This welcoming, well-maintained 3 bedroom, 1 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as a playground, after school homework support, and a swimming pool, your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

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

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 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,027
• − Mortgage interest: −$2,257
• − Property taxes: −$604
• − Insurance: −$202
• − Repairs & maintenance: −$1,842
• − Management: −$1,842
• − Depreciation: −$1,172
• Taxable income: $15,107
• Est. tax owed @ 24.0%: −$3,626
• After-tax cash flow: $11,224/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 · 3 photos

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and maintenance, including exterior paint, landscaping, and HVAC systems. Significant updates are needed to improve its condition and increase its resale and rental value.

Repairs flagged

• Major exterior paint — Peeling paint on the exterior suggests significant wear and tear.
• Major interior paint — The exterior suggests a need for significant interior updates as well.
• Major roof — No specific roof condition is visible, but the exterior suggests a need for a thorough inspection.
• Major HVAC/mechanical systems — No specific HVAC/mechanical condition is visible, but the exterior suggests a need for a thorough inspection.
• Major landscaping — The listing photo shows a lack of landscaping and curb appeal, with overgrown grass and a general unkempt appearance.

Value-add opportunities

• Resale exterior paint — Fresh paint can significantly improve the home's curb appeal and resale value.
• Both landscaping — A well-maintained lawn and landscaping can improve both resale and rental value.
• Both HVAC/mechanical systems — Upgrading HVAC systems can improve comfort and energy efficiency, both of which are important for both resale and rental value.
• Resale interior paint — Fresh paint can significantly improve the home's interior appearance and resale value.
• Resale roof inspection — A thorough roof inspection can identify any potential issues and ensure the roof is in good condition, which is important for resale value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior paint · Peeling paint on the exterior suggests significant wear and tear.	Major	$15,000–50,000
interior paint · The exterior suggests a need for significant interior updates as well.	Major	$15,000–50,000
roof · No specific roof condition is visible, but the exterior suggests a need for a thorough inspection.	Major	$15,000–50,000
HVAC/mechanical systems · No specific HVAC/mechanical condition is visible, but the exterior suggests a need for a thorough inspection.	Major	$15,000–50,000
landscaping · The listing photo shows a lack of landscaping and curb appeal, with overgrown grass and a general unkempt appearance.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale exterior paint — Fresh paint can significantly improve the home's curb appeal and resale value. ↑
• Both landscaping — A well-maintained lawn and landscaping can improve both resale and rental value. ↑
• Both HVAC/mechanical systems — Upgrading HVAC systems can improve comfort and energy efficiency, both of which are important for both resale and rental value. ↑
• Resale interior paint — Fresh paint can significantly improve the home's interior appearance and resale value. ↑
• Resale roof inspection — A thorough roof inspection can identify any potential issues and ensure the roof is in good condition, which is important for resale value. ↑

ⓘ 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 — South Fulton

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Cobb County · 777,758 people
• City population: 41,829
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 26,612
• Household income: $64,059
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 993.0

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 0.55)
• Race & ethnicity: Black 63% Hispanic / Latino 21% White 10% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 4% Hispanic 1%
• Foreign-born: 19% · Canada
• Languages at home: 74% English-only · Spanish 20% French/Haitian/Cajun 1% 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: ▼ -84.55%
• Current HPI: 246.7995
• Rent YoY: ▲ 0.77%
• 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

5 events — show timeline

• 2024-05-06 Relisted — Zillow
• 2024-03-29 Delisted — Zillow
• 2024-03-01 Relisted — Zillow
• 2024-02-17 Delisted — Zillow
• 2024-01-04 Listed $40,300 Zillow