212 Hightower St · Acworth, GA 30102

$129,000

3 bd · 2.0 ba · 1,300 sqft · Land · 3 Days on market

Built 2010 10,576 sqft lot $99/sqft · 65% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Price, Privacy, and Proximity! Here is your opportunity to own a private retreat just steps from Lake Allatoona access at Galts Ferry. This 3-bed, 2-bath double-wide offers the perfect canvas for a homeowner or an investor looking for a high-demand rental or flip. Tucked away behind the luxury lake estates, this property provides the "lake life" lifestyle at a fraction of the cost. The home needs some TLC but is a strong candidate for FHA or VA financing. Zoned for mobile/modular use, the lot offers unique flexibility and future potential. Being sold As-Is with no disclosures—this smokin' deal won’t last!

Key facts

• Unique flexibility
• Future potential
• 0.24 acre lot

Tags

• LAKE ALLATOONA ACCESS
• ZONED FOR MOBILE MODULAR USE
• UNIQUE FLEXIBILITY
• FUTURE POTENTIAL

Property features AI

Finance

• HOA & community: Community has dock, marina, lake access, parks, playgrounds and trails

Exterior

• Parking: Covered detached carport with 2 carport spaces
• Utilities: Public water; Septic tank; 110 volt electric; Cable available; Phone available; Underground utilities; Electricity available; Water available
• Home design: Double wide mobile home; One-level home; Resale condition
• Construction: Vinyl siding; Composition roof; Built on block/pillar/post/pier raised foundation
• Exterior features: Lighting; Private yard; Outdoor storage; Deck; Front porch; Wood privacy fencing around back yard; Gravel road frontage on a county road; Community amenities include dock, fishing, lake, marina, trails/greenway, park, playground; powered boats allowed

Interior

• Kitchen: Breakfast bar; White cabinets; Eat-in kitchen with view to the family room; Dishwasher; Electric cooktop; Electric oven; Refrigerator
• Bedrooms: Three bedrooms on the main level; Master bedroom on the main level
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms; Master bath with separate tub and shower and a whirlpool tub
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: One fireplace with stone surround serving family/great/living areas; Walk-in closet(s); Double-pane windows; No common walls; Crawl space foundation
• Laundry & utility: Main level laundry room; Electric dryer hookup; Laundry located in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $129k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Cap rate 16.0% vs local median 3.9% in Acworth — 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 72/100 on livability (#68 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: amenities F, commute F.
• Cherokee County (suburban): math 46% / reading 48% proficiency, ranked #17 of 174 in GA (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Clark Creek Elementary School (math 55% / reading 45%, grade D+, #255 of 1,228 statewide, top 21%, 1,113 students, 44% FRL); E. T. Booth Middle School (math 41% / reading 50%, grade D+, #97 of 470 statewide, top 22%, 1,654 students, 33% FRL); Etowah High School (math 14% / reading 36%, grade F, #181 of 424 statewide, top 43%, 2,441 students, 28% FRL).
• Market conditions: Rents rising (+1.7%/yr); 326 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 2,665 units permitted in Cherokee County in 2024 (852 in 5+ unit buildings).
• This rent runs 30% of the median local income ($98k/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 $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Cherokee County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.7% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

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 $129,000

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: 1.90% ✓
• Cap rate: 16.02%
• Cash-on-cash: 34.74%
• DSCR: 2.55
• GRM: 4.4

CMA / ARV

• ARV (median comp): $368,106
• List price: $129,000
• Delta: -64.96%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.71% rent growth · sell at horizon

5-year hold

• IRR: 28.8%
• Equity multiple: 2.18×
• Total profit: $42,594
• Equity at exit: $19,234

10-year hold

• IRR: 35.4%
• Equity multiple: 4.06×
• Total profit: $110,437
• Equity at exit: $11,154

Cash invested: $36,120 (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 30102

• Rents YoY: 1.7%
• Active inventory: 326
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,452 medium
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $1,046

Break-even live

Break-even rent $1,128

Max offer price $129,000

Occupancy floor 52%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6340 McCollum Ln Acworth, GA	4.0	2.0	1800	$5,250	$2.92	44d	1	1.31mi

Listing history 3 events

1. 2026-05-03
   status Pending 637-char remark
2. 2026-05-02
   historical Active Under Contract 637-char remark
3. 2026-04-24
   listed $129,000 Active 637-char remark

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $29,426
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$2,354
• − Management: −$2,354
• − Depreciation: −$3,753
• Taxable income: $11,159
• Est. tax owed @ 24.0%: −$2,678
• After-tax cash flow: $9,870/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: Cherokee County
• NCES district ID: 1301110
• Math proficiency: 46% ▼ -11.00%
• Reading proficiency: 48% ▼ -8.00%
• Median HH income: $69,295
• Composite: 42.14/100
• National rank: #3304
• State rank: #17 of 174 in GA

Livability — Acworth

• Score: 72/100
• State rank: #68
• US rank: #6208

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cherokee County · 289,977 people
• City population: 107,912
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 45,319
• Household income: $97,676
• Rent vs Own: 23.4% rent · 76.6% own
• Severe rent burden: 940.0

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 281,923 people
• By 2030: 303,845 · +7.8%
• By 2040: 344,738 · +22.3%
• By 2050: 379,010 · +34.4%
• By 2075: 449,617 · +59.5%
• By 2100: 484,103 · +71.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 14% Black 14% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 15% · Canada, Jamaica, Vietnam
• Languages at home: 81% English-only · Spanish 12% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+39.0) · D 30.1% · R 69.1%
• 2008→2024 swing: +12.1pp toward D · 2008: -51.1pp · 2024: -39.0pp
• All cycles: 2024: R+39.0 2020: R+39.2 2016: R+50.0 2012: R+57.8 2008: R+51.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -209.73%
• Current HPI: 250.4575
• Rent YoY: ▲ 1.71%
• 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

+1.6% since first listed

4 events — show timeline

• 2026-05-14 Sold (Public Records) $131,000 Public Records
• 2026-05-03 Pending — FMLS
• 2026-05-02 Contingent — FMLS
• 2026-04-24 Listed $129,000 FMLS

Property tax history

-0.2%/yr

Latest (2025): $131 · -67.9% YoY. Source: county tax records.