6025 Twin Pines Way · Acworth, GA 30102

$361,000

3 bd · 2.0 ba · 1,504 sqft · SingleFamily public records · 19 Days on market

Built 1990 Est $329k · 10% over

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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 +14.0/30.0
• DSCR +4.3/10.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• ARV discount +3.2/15.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful well maintained ranch home on lg.private,lvl,over 1 acre lot w/front and back deck perfect for entertain. Main level features spacious kitchen w/new tile fl, granite counters, and new high end stainless appliances. 3 beds 2baths,lg. fam.room w/ fireplace, formal dining room, bkfst area, and master w/lg walk-in closet. Very lg.2 car garage w/plenty of space for yard equipm. Lg. unfinished room in bsmt opens up a lot of options for potential man cave or office. Fab.home in great estab. neighborhood and NO HOA! Hard to find over 1 acre, private, level lot.

Key facts

• Large garage
• Tiled walk in shower
• Non hoa neighborhood

Tags

• LARGE GARAGE
• NON HOA NEIGHBORHOOD
• OVER AN ACRE
• HARDWOOD FLOORS
• TILED WALK IN SHOWER
• FRESHLY PAINTED OUTSIDE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $361k.

Deal economics

• At list price, monthly cash flow is $49 ($589/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 $296k (18.1% below list).
• Recommended offer: $296k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.8% 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); 329 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,665 units permitted in Cherokee County in 2024 (852 in 5+ unit buildings).
• This rent runs 36% 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 $2k of loan paydown is wiped out by about $11k 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.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($356k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 12y 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.
• Current owner paid $175k; list at $361k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $295,745 (18.1% below list)

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. 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?
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: 0.82% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.58%
• DSCR: 1.03
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $329,376
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6199 Brookside Ln	0.27mi	3/2.0	1,460 (-3%)	8mo	$350,000	$240	76
6043 Twin Pines Way	0.06mi	3/2.0	1,418 (-6%)	18mo	$290,000	$205	72
6168 Emerald Springs Way SE	0.65mi	3/2.5	1,510 (+0%)	4mo	$329,900	$218	63
29 Maddox Rd SE	0.55mi	3/2.0	1,380 (-8%)	18mo	$276,097	$200	45
31 Mariner Way SE	0.55mi	3/3.0	1,653 (+10%)	11mo	$381,000	$230	45
4141 Arrington Rd SE	0.63mi	4/2.0 (+1)	1,700 (+13%)	9mo	$372,100	$219	37

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 · 1.71% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.41×
• Total profit: $-59,243
• Equity at exit: $53,826

10-year hold

• IRR: -10.9%
• Equity multiple: 0.38×
• Total profit: $-63,050
• Equity at exit: $31,213

Cash invested: $101,080 (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: 329
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,957 medium
• Mortgage (P&I): −$1,893
• Tax from tax record: −$244 /mo · $2,925/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$621
• Net cashflow: $49

Break-even live

Break-even rent $2,895

Max offer price $361,000

Occupancy floor 93%

Sensitivity live

Price	-10% $253	-5% $151	+0% $49	+5% $-53	+10% $-155
Rent	-10% $-185	-5% $-68	+0% $49	+5% $166	+10% $283
Rate	-1.0pp $231	-0.5pp $141	base $49	+0.5pp $-44	+1.0pp $-140

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: $90,250
• Closing costs: $10,830
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3702 Pine Brook Dr Acworth, GA	3.0	2.0	2010	$2,345	$1.17	45d	1	0.41mi
6340 McCollum Ln Acworth, GA	4.0	2.0	1800	$5,250	$2.92	45d	1	1.12mi
1348 Highway 92 Acworth, GA	3.0	1.0–2.0	962	$2,685	$2.79	0d	30	1.19mi

Listing history 30 events

1. 2026-06-16
   status $361,000 Under Contract 19 DOM
2. 2026-06-15
   days on market $361,000 Active 19 DOM
3. 2026-06-13
   days on market $361,000 Active 17 DOM
4. 2026-06-09
   days on market $361,000 Active 13 DOM
5. 2026-06-08
   days on market $361,000 Active 12 DOM
6. 2026-06-07
   days on market $361,000 Active 11 DOM
7. 2026-06-04
   days on market $361,000 Active 8 DOM
8. 2026-06-03
   days on market $361,000 Active 7 DOM
9. 2026-06-02
   days on market $361,000 Active 6 DOM
10. 2026-06-01
    days on market $361,000 Active 5 DOM
11. 2026-05-31
    days on market $361,000 Active 4 DOM
12. 2026-05-28
    listed $361,000 Active
13. 2015-11-03
    soldstatus $175,000
14. 2015-09-24
    soldstatus $175,000 Sold 569-char remark

    Show marketing remark (569 chars)

    Beautiful well maintained ranch home on lg.private,lvl,over 1 acre lot w/front and back deck perfect for entertain. Main level features spacious kitchen w/new tile fl, granite counters, and new high end stainless appliances. 3 beds 2baths,lg. fam.room w/ fireplace, formal dining room, bkfst area, and master w/lg walk-in closet. Very lg.2 car garage w/plenty of space for yard equipm. Lg. unfinished room in bsmt opens up a lot of options for potential man cave or office. Fab.home in great estab. neighborhood and NO HOA! Hard to find over 1 acre, private, level lot.

15. 2015-09-24
    soldstatus $175,000 Sold 569-char remark

    Show marketing remark (569 chars)

    Beautiful well maintained ranch home on lg.private,lvl,over 1 acre lot w/front and back deck perfect for entertain. Main level features spacious kitchen w/new tile fl, granite counters, and new high end stainless appliances. 3 beds 2baths,lg. fam.room w/ fireplace, formal dining room, bkfst area, and master w/lg walk-in closet. Very lg.2 car garage w/plenty of space for yard equipm. Lg. unfinished room in bsmt opens up a lot of options for potential man cave or office. Fab.home in great estab. neighborhood and NO HOA! Hard to find over 1 acre, private, level lot.

16. 2015-08-24
    historical Contingent - Due Diligence 569-char remark

    Show marketing remark (569 chars)

    Beautiful well maintained ranch home on lg.private,lvl,over 1 acre lot w/front and back deck perfect for entertain. Main level features spacious kitchen w/new tile fl, granite counters, and new high end stainless appliances. 3 beds 2baths,lg. fam.room w/ fireplace, formal dining room, bkfst area, and master w/lg walk-in closet. Very lg.2 car garage w/plenty of space for yard equipm. Lg. unfinished room in bsmt opens up a lot of options for potential man cave or office. Fab.home in great estab. neighborhood and NO HOA! Hard to find over 1 acre, private, level lot.

17. 2015-08-21
    status Under Contract 569-char remark

    Show marketing remark (569 chars)

    Beautiful well maintained ranch home on lg.private,lvl,over 1 acre lot w/front and back deck perfect for entertain. Main level features spacious kitchen w/new tile fl, granite counters, and new high end stainless appliances. 3 beds 2baths,lg. fam.room w/ fireplace, formal dining room, bkfst area, and master w/lg walk-in closet. Very lg.2 car garage w/plenty of space for yard equipm. Lg. unfinished room in bsmt opens up a lot of options for potential man cave or office. Fab.home in great estab. neighborhood and NO HOA! Hard to find over 1 acre, private, level lot.

18. 2015-08-19
    listed $175,000 New 569-char remark

    Show marketing remark (569 chars)

    Beautiful well maintained ranch home on lg.private,lvl,over 1 acre lot w/front and back deck perfect for entertain. Main level features spacious kitchen w/new tile fl, granite counters, and new high end stainless appliances. 3 beds 2baths,lg. fam.room w/ fireplace, formal dining room, bkfst area, and master w/lg walk-in closet. Very lg.2 car garage w/plenty of space for yard equipm. Lg. unfinished room in bsmt opens up a lot of options for potential man cave or office. Fab.home in great estab. neighborhood and NO HOA! Hard to find over 1 acre, private, level lot.

19. 2015-08-19
    listed $175,000 Active 569-char remark

    Show marketing remark (569 chars)

    Beautiful well maintained ranch home on lg.private,lvl,over 1 acre lot w/front and back deck perfect for entertain. Main level features spacious kitchen w/new tile fl, granite counters, and new high end stainless appliances. 3 beds 2baths,lg. fam.room w/ fireplace, formal dining room, bkfst area, and master w/lg walk-in closet. Very lg.2 car garage w/plenty of space for yard equipm. Lg. unfinished room in bsmt opens up a lot of options for potential man cave or office. Fab.home in great estab. neighborhood and NO HOA! Hard to find over 1 acre, private, level lot.

20. 2015-08-16
    historical
21. 2015-06-15
    listed $170,000 New
22. 2015-04-01
    historical
23. 2015-03-03
    status Back On Market
24. 2015-03-01
    historical
25. 2015-02-02
    status Back On Market
26. 2015-02-01
    historical
27. 2015-01-06
    status Back On Market
28. 2015-01-06
    historical
29. 2014-10-06
    listed $175,000 New
30. 1986-09-02
    soldstatus $79,900

ⓘ 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: $2,925 · $244/mo
• Projected year-2 tax: $3,321 · $277/mo
• Expected delta: +$396/yr (+$33/mo · 13.6%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% 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 16% 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: $35,489
• − Mortgage interest: −$20,222
• − Property taxes: −$2,925
• − Insurance: −$1,805
• − Repairs & maintenance: −$2,839
• − Management: −$2,839
• − Depreciation: −$10,502
• Taxable loss: −$5,642
• Est. tax savings @ 24.0%: +$1,354
• After-tax cash flow: $1,943/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

+351.8% since first listed

19 events — show timeline

• 2026-05-28 Listed $361,000 FSBO.com
• 2015-11-03 Sold (Public Records) $175,000 Public Records
• 2015-09-24 Sold (MLS) $175,000 GAMLS
• 2015-09-24 Sold (MLS) $175,000 FMLS
• 2015-08-24 Contingent — FMLS
• 2015-08-21 Pending — GAMLS
• 2015-08-19 Listed $175,000 GAMLS
• 2015-08-19 Listed $175,000 FMLS
• 2015-08-16 Listing Removed — GAMLS
• 2015-06-15 Listed $170,000 GAMLS
• 2015-04-01 Listing Removed — GAMLS
• 2015-03-03 Relisted — GAMLS
• 2015-03-01 Listing Removed — GAMLS
• 2015-02-02 Relisted — GAMLS
• 2015-02-01 Listing Removed — GAMLS
• 2015-01-06 Relisted — GAMLS
• 2015-01-06 Listing Removed — GAMLS
• 2014-10-06 Listed $175,000 GAMLS
• 1986-09-02 Sold (Public Records) $79,900 Public Records

Property tax history

+4.8%/yr

Latest (2025): $2,925 · +13.5% YoY. Source: county tax records.