59 Cedar Way · Acworth, GA 30132

$324,900

3 bd · 2.0 ba · 1,502 sqft · SingleFamily public records · 94 Days on market

Built 1993 0.54 ac lot $216/sqft · 12% below area Est $369k · 12% under

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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).

• ARV discount +12.9/15.0
• Cash flow +9.4/30.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +3.0/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This CHARMING CAPE COD-STYLE residence features a wrap-around and boasts 3 bedrooms, 2 bathrooms, situated on a half-acre private yard with a 2-car garage. The spacious living includes a fireplace, while the master suite is located on the main level. The kitchen, complete with all appliances, opens onto a lovely porch with a covered roof for the grill. A spacious basement provides ample opportunity for future projects. The seller, having relocated shortly after purchasing the property in 2023, has hardly occupied the house. BRING ME AN OFFER!

Key facts

• Master suite
• Kitchen
• Private yard

Tags

• PRIVATE YARD
• FIREPLACE
• MASTER SUITE
• KITCHEN
• SPACIOUS BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-231 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (12.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (25.8% below list).
• Recommended offer: $241k (25.8% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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.
• Paulding County (suburban): math 39% / reading 42% proficiency, ranked #33 of 174 in GA (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.8%/yr); 652 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,458 units permitted in Paulding County in 2024 (0 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.
• Paulding County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 20 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.

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 $241,023 (25.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
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: 0.74% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.05%
• DSCR: 0.86
• GRM: 11.2

CMA / ARV

• ARV (median comp): $369,337
• List price: $324,900
• Delta: -12.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Alexandria Ln	0.27mi	3/2.0	1,688 (+12%)	8mo	$369,500	$219	60
71 Alexandria Ct	0.36mi	3/2.0	1,616 (+8%)	24mo	$335,000	$207	50
80 Amber Oak Trl	0.70mi	3/2.0	1,438 (-4%)	13mo	$342,000	$238	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 · 1.84% rent growth · sell at horizon

5-year hold

• IRR: -22.6%
• Equity multiple: 0.23×
• Total profit: $-70,202
• Equity at exit: $48,444

10-year hold

• IRR: -20.0%
• Equity multiple: -0.00×
• Total profit: $-91,387
• Equity at exit: $28,091

Cash invested: $90,972 (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 30132

• Home prices YoY: -33.1%
• Rents YoY: 1.8%
• Active inventory: 652
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,410 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$296 /mo · $3,556/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $-231

Break-even live

Break-even rent $2,703

Max offer price $284,012

Occupancy floor —

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
187 Alexis Dr Dallas, GA	3.0	2.0	1617	$1,980	$1.22	5d	1	0.23mi
187 Laurelcrest Ln Dallas, GA	4.0	2.5	1809	$2,195	$1.21	24d	1	0.84mi
221 Remington Ln Acworth, GA	4.0	2.0	1750	$4,600	$2.63	43d	1	1.32mi
67 Winchester Ct Acworth, GA	3.0	2.0	1115	$1,700	$1.52	43d	1	1.45mi

Listing history 50 events

1. 2026-06-18
   days on market $324,900 Active 94 DOM
2. 2026-06-17
   days on market $324,900 Active 93 DOM
3. 2026-06-16
   days on market $324,900 Active 92 DOM
4. 2026-06-15
   days on market $324,900 Active 91 DOM
5. 2026-06-13
   days on market $324,900 Active 89 DOM
6. 2026-06-13
   days on market $324,900 Active 88 DOM
7. 2026-06-09
   days on market $324,900 Active 85 DOM
8. 2026-06-08
   days on market $324,900 Active 84 DOM
9. 2026-06-07
   days on market $324,900 Active 83 DOM
10. 2026-06-04
    days on market $324,900 Active 80 DOM
11. 2026-06-03
    days on market $324,900 Active 79 DOM
12. 2026-06-02
    days on market $324,900 Active 78 DOM
13. 2026-06-01
    days on market $324,900 Active 77 DOM
14. 2026-05-31
    days on market $324,900 Active 76 DOM
15. 2026-03-16
    listed $324,900 New 553-char remark

    Show marketing remark (553 chars)

    This CHARMING CAPE COD-STYLE residence features a wrap-around and boasts 3 bedrooms, 2 bathrooms, situated on a half-acre private yard with a 2-car garage. The spacious living includes a fireplace, while the master suite is located on the main level. The kitchen, complete with all appliances, opens onto a lovely porch with a covered roof for the grill. A spacious basement provides ample opportunity for future projects. The seller, having relocated shortly after purchasing the property in 2023, has hardly occupied the house. BRING ME AN OFFER!

16. 2026-03-16
    listed $324,900 Active 553-char remark

    Show marketing remark (553 chars)

    This CHARMING CAPE COD-STYLE residence features a wrap-around and boasts 3 bedrooms, 2 bathrooms, situated on a half-acre private yard with a 2-car garage. The spacious living includes a fireplace, while the master suite is located on the main level. The kitchen, complete with all appliances, opens onto a lovely porch with a covered roof for the grill. A spacious basement provides ample opportunity for future projects. The seller, having relocated shortly after purchasing the property in 2023, has hardly occupied the house. BRING ME AN OFFER!

17. 2025-12-10
    historical
18. 2025-11-26
    price $325,000
19. 2025-11-15
    price $330,000
20. 2025-10-31
    price $340,000
21. 2025-09-13
    price $350,000
22. 2025-09-12
    historical
23. 2025-06-26
    price $355,900
24. 2025-06-26
    price $355,900
25. 2025-06-02
    listed $360,000 New
26. 2025-06-02
    listed $360,000 Active
27. 2025-03-07
    historical
28. 2025-03-07
    historical
29. 2024-09-13
    price $358,400
30. 2024-09-13
    price $358,400
31. 2024-06-07
    listed $359,900 New
32. 2024-06-07
    listed $359,900 Active
33. 2023-09-05
    soldstatus $310,000
34. 2023-08-31
    soldstatus $310,000 Closed
35. 2023-08-31
    soldstatus $310,000 Sold
36. 2023-08-03
    status Pending
37. 2023-07-28
    historical Active Under Contract
38. 2023-07-28
    status Under Contract
39. 2023-07-19
    status Active
40. 2023-07-19
    status Back On Market
41. 2023-07-15
    status Under Contract
42. 2023-07-15
    historical Active Under Contract
43. 2023-06-15
    listed $330,000 Active
44. 2023-06-15
    listed $330,000 New
45. 2021-04-26
    soldstatus $235,000
46. 2021-04-20
    soldstatus $235,000 Closed
47. 2021-04-20
    soldstatus $235,000 Sold
48. 2021-04-03
    status Pending
49. 2021-03-23
    historical Active Under Contract
50. 2021-03-23
    status Under Contract

ⓘ 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: $3,556 · $296/mo
• Projected year-2 tax: $3,556 · $296/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $28,923
• − Mortgage interest: −$18,199
• − Property taxes: −$3,556
• − Insurance: −$1,624
• − Repairs & maintenance: −$2,314
• − Management: −$2,314
• − Depreciation: −$9,452
• Taxable loss: −$8,537
• Est. tax savings @ 24.0%: +$2,049
• After-tax cash flow: $-729/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: Paulding County
• NCES district ID: 1304020
• Math proficiency: 39% ▼ -6.00%
• Reading proficiency: 42% ▼ -7.00%
• Median HH income: $61,447
• Composite: 36.0/100
• National rank: #4784
• State rank: #33 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: Paulding County · 134,013 people
• City population: 107,912
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 53,348
• Household income: $109,914
• Rent vs Own: 20.2% rent · 79.8% own
• Severe rent burden: 593.0

Population outlook (Paulding County) Hauer SSP2

• Today (2025): 175,714 people
• By 2030: 186,082 · +5.9%
• By 2040: 204,414 · +16.3%
• By 2050: 217,040 · +23.5%
• By 2075: 236,980 · +34.9%
• By 2100: 238,314 · +35.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 19% Hispanic / Latino 9% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 1% Tagalog/Filipino 1%

Political lean MEDSL · Paulding

• 2024 margin: Strong R (+24.1) · D 37.6% · R 61.7%
• 2008→2024 swing: +14.4pp toward D · 2008: -38.5pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+29.1 2016: R+41.2 2012: R+43.6 2008: R+38.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -92.85%
• Current HPI: 187.6553
• Rent YoY: ▲ 1.84%
• 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

+2352.1% since first listed

76 events — show timeline

• 2026-03-16 Listed $324,900 FMLS
• 2026-03-16 Listed $324,900 GAMLS
• 2025-12-10 Listing Removed — GAMLS
• 2025-11-26 Price Changed $325,000 GAMLS
• 2025-11-15 Price Changed $330,000 GAMLS
• 2025-10-31 Price Changed $340,000 GAMLS
• 2025-09-13 Price Changed $350,000 GAMLS
• 2025-09-12 Listing Removed — FMLS
• 2025-06-26 Price Changed $355,900 FMLS
• 2025-06-26 Price Changed $355,900 GAMLS
• 2025-06-02 Listed $360,000 FMLS
• 2025-06-02 Listed $360,000 GAMLS
• 2025-03-07 Listing Removed — FMLS
• 2025-03-07 Listing Removed — GAMLS
• 2024-09-13 Price Changed $358,400 FMLS
• 2024-09-13 Price Changed $358,400 GAMLS
• 2024-06-07 Listed $359,900 FMLS
• 2024-06-07 Listed $359,900 GAMLS
• 2023-09-05 Sold (Public Records) $310,000 Public Records
• 2023-08-31 Sold (MLS) $310,000 GAMLS
• 2023-08-31 Sold (MLS) $310,000 FMLS
• 2023-08-03 Pending — FMLS
• 2023-07-28 Contingent — FMLS
• 2023-07-28 Pending — GAMLS
• 2023-07-19 Relisted — FMLS
• 2023-07-19 Relisted — GAMLS
• 2023-07-15 Pending — GAMLS
• 2023-07-15 Contingent — FMLS
• 2023-06-15 Listed $330,000 GAMLS
• 2023-06-15 Listed $330,000 FMLS
• 2021-04-26 Sold (Public Records) $235,000 Public Records
• 2021-04-20 Sold (MLS) $235,000 GAMLS
• 2021-04-20 Sold (MLS) $235,000 FMLS
• 2021-04-03 Pending — FMLS
• 2021-03-23 Contingent — FMLS
• 2021-03-23 Pending — GAMLS
• 2021-03-16 Listed $250,000 GAMLS
• 2021-03-16 Listed $250,000 FMLS
• 2019-10-22 Sold (Public Records) $167,000 Public Records
• 2019-10-17 Sold (MLS) $167,000 GAMLS
• 2019-10-17 Sold (MLS) $167,000 FMLS
• 2019-09-23 Pending — GAMLS
• 2019-09-23 Pending — FMLS
• 2019-09-17 Price Changed $167,000 GAMLS
• 2019-09-16 Price Changed $167,000 FMLS
• 2019-09-13 Relisted — GAMLS
• 2019-09-13 Relisted — FMLS
• 2019-09-05 Pending — GAMLS
• 2019-09-05 Pending — FMLS
• 2019-08-29 Relisted — GAMLS
• 2019-08-29 Relisted — FMLS
• 2019-08-16 Pending — GAMLS
• 2019-08-16 Pending — FMLS
• 2019-08-08 Listed $190,000 GAMLS
• 2019-08-08 Listed $190,000 FMLS
• 2016-02-10 Price Changed $60,000 FMLS
• 2015-06-04 Price Changed $81,500 FMLS
• 2015-05-09 Price Changed $60,000 GAMLS
• 2014-03-14 Listing Removed — FMLS
• 2014-03-12 Listing Removed — GAMLS
• 2014-03-11 Sold (Public Records) $140,000 Public Records
• 2014-02-28 Sold (MLS) $140,000 GAMLS
• 2014-02-28 Sold (MLS) $140,000 FMLS
• 2014-02-12 Pending — FMLS
• 2014-02-03 Pending — GAMLS
• 2014-02-03 Contingent — FMLS
• 2014-01-15 Relisted — GAMLS
• 2014-01-15 Price Changed $140,000 GAMLS
• 2014-01-14 Relisted — FMLS
• 2014-01-14 Price Changed $140,000 FMLS
• 2014-01-09 Pending — GAMLS
• 2014-01-09 Contingent — FMLS
• 2013-07-15 Sold (Public Records) $81,500 Public Records
• 2005-09-20 Sold (Public Records) $139,600 Public Records
• 1993-06-18 Sold (Public Records) $85,600 Public Records
• 1993-03-01 Sold (Public Records) $13,250 Public Records

Property tax history

+4.7%/yr

Latest (2025): $3,556 · -1.1% YoY. Source: county tax records.