3799 Henry Ct · Acworth, GA 30101

$199,400

2 bd · 2.0 ba · 784 sqft · Townhouse public records · 83 Days on market

Built 1983 0.27 ac lot $254/sqft · at area comps Est $192k · at est.

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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 +15.6/30.0
• ARV discount +5.9/15.0
• DSCR +4.8/10.0
• 1% rule +3.8/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor-ready opportunity with strong rental potential! This 2-bed, 1-bath end-unit townhome offers added extra yard space along the side of the home and back. 2-car parking pad. Kitchen with SS appliances/gas range. In 2022, new HVAC & duct cleaning, new sliding glass door and paint on exterior and interior. 2021- new water heater. The fenced-in back porch area has an extra storage shed and a storage room. No HOA and no rental restrictions-previously leased in 2025 for $1,550/month. Located minutes from Downtown Acworth & I-75, shopping, dining, and Lake Acworth Beach. Home is being sold "As Is".

Key facts

• 2 parking spots
• Built 1983
• Listed 83 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $199k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/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 $176k (11.6% below list).
• Recommended offer: $176k (11.6% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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.
• 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: Acworth Intermediate School (math 22% / reading 31%, grade F, #718 of 1,228 statewide, top 59%, 520 students, 62% FRL); Barber Middle School (math 27% / reading 39%, grade F, #213 of 470 statewide, top 47%, 877 students, 55% FRL); North Cobb High School (math 26% / reading 38%, grade F, #110 of 424 statewide, top 28%, 2,555 students, 41% FRL).
• Market conditions: Rents rising (+3.5%/yr); 549 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,625 units permitted in Cobb County in 2024 (389 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• It's been on market 83 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 6y 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 $176,246 (11.6% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.81%
• DSCR: 1.08
• GRM: 9.4

CMA / ARV

• ARV (median comp): $192,362
• List price: $199,400
• Delta: 3.66%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.48% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.53×
• Total profit: $-26,105
• Equity at exit: $29,731

10-year hold

• IRR: -3.2%
• Equity multiple: 0.78×
• Total profit: $-12,344
• Equity at exit: $17,240

Cash invested: $55,832 (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 30101

• Rents YoY: 3.5%
• Active inventory: 549
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,762 high
• Mortgage (P&I): −$1,046
• Tax from tax record: −$179 /mo · $2,152/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $84

Break-even live

Break-even rent $1,656

Max offer price $199,400

Occupancy floor 90%

Sensitivity live

Price	-10% $197	-5% $141	+0% $84	+5% $28	+10% $-29
Rent	-10% $-55	-5% $15	+0% $84	+5% $154	+10% $224
Rate	-1.0pp $185	-0.5pp $135	base $84	+0.5pp $33	+1.0pp $-20

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: $49,850
• Closing costs: $5,982
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4579 Spring Street Ext Acworth, GA	3.0	1.0	890	$1,500	$1.69	45d	1	0.21mi
128 Windcroft Ln NW Acworth, GA	2.0	2.0	1008	$2,000	$1.98	7d	1	0.50mi
4281 Grogan St NW #4360 Acworth, GA	2.0	1.5	1100	$1,500	$1.36	45d	1	0.61mi
4267 Grogan St Acworth, GA	2.0	1.5	1118	$1,595	$1.43	22d	1	0.63mi
4255 Grogan St Acworth, GA	2.0	2.0	1118	$1,350	$1.21	45d	1	0.65mi
4256 Worth St Acworth, GA	2.0	1.5	1080	$1,623	$1.50	45d	1	0.66mi
3301 Southridge Dr Unit C Acworth, GA	2.0	2.0	890	$1,700	$1.91	4d	1	0.72mi
400 Rosehip Ln Unit C Acworth, GA	2.0	2.0	900	$1,700	$1.89	0d	1	0.72mi
4710 Stanton Place Ln Acworth, GA	1.0–2.0	1.0–2.0	975	$1,993	$2.04	0d	20	0.75mi
4260 S Lakeshore Dr Acworth, GA	2.0	1.0	936	$1,495	$1.60	13d	1	0.83mi
5360 Allatoona Gtwy Acworth, GA	1.0–3.0	1.0–2.0	1081	$1,880	$1.74	0d	50	0.94mi
4901 Cherokee St Acworth, GA	1.0	1.0	576	$1,238	$2.15	3d	1	1.11mi
5373 Cherokee St Acworth, GA	1.0–3.0	1.0–2.0	934	$1,492	$1.60	0d	12	1.18mi
1348 Highway 92 Acworth, GA	3.0	1.0–2.0	962	$2,269	$2.36	0d	30	1.40mi

Listing history 45 events

1. 2026-06-21
   days on market $199,400 Active 83 DOM
2. 2026-06-18
   days on market $199,400 Active 80 DOM
3. 2026-06-17
   days on market $199,400 Active 79 DOM
4. 2026-06-16
   days on market $199,400 Active 78 DOM
5. 2026-06-15
   days on market $199,400 Active 77 DOM
6. 2026-06-13
   days on market $199,400 Active 75 DOM
7. 2026-06-13
   days on market $199,400 Active 74 DOM
8. 2026-06-09
   days on market $199,400 Active 71 DOM
9. 2026-06-08
   days on market $199,400 Active 70 DOM
10. 2026-06-07
    days on market $199,400 Active 69 DOM
11. 2026-06-04
    days on market $199,400 Active 66 DOM
12. 2026-06-03
    days on market $199,400 Active 65 DOM
13. 2026-06-02
    days on market $199,400 Active 64 DOM
14. 2026-06-01
    days on market $199,400 Active 63 DOM
15. 2026-05-31
    days on market $199,400 Active 62 DOM
16. 2026-05-18
    price $199,400 624-char remark

    Show marketing remark (624 chars)

    Investor-ready opportunity with strong rental potential! This 2-bed, 1-bath end-unit townhome offers added extra yard space along the side of the home and back. 2-car parking pad. Kitchen with SS appliances/gas range. In 2022, new HVAC & duct cleaning, new sliding glass door and paint on exterior and interior. 2021- new water heater. The fenced-in back porch area has an extra storage shed and a storage room. No HOA and no rental restrictions-previously leased in 2025 for $1,550/month. Located minutes from Downtown Acworth & I-75, shopping, dining, and Lake Acworth Beach. Home is being sold "As Is".

17. 2026-05-18
    price $199,400 624-char remark

    Show marketing remark (624 chars)

    Investor-ready opportunity with strong rental potential! This 2-bed, 1-bath end-unit townhome offers added extra yard space along the side of the home and back. 2-car parking pad. Kitchen with SS appliances/gas range. In 2022, new HVAC & duct cleaning, new sliding glass door and paint on exterior and interior. 2021- new water heater. The fenced-in back porch area has an extra storage shed and a storage room. No HOA and no rental restrictions-previously leased in 2025 for $1,550/month. Located minutes from Downtown Acworth & I-75, shopping, dining, and Lake Acworth Beach. Home is being sold "As Is".

18. 2026-04-22
    price $199,900 624-char remark

    Show marketing remark (624 chars)

    Investor-ready opportunity with strong rental potential! This 2-bed, 1-bath end-unit townhome offers added extra yard space along the side of the home and back. 2-car parking pad. Kitchen with SS appliances/gas range. In 2022, new HVAC & duct cleaning, new sliding glass door and paint on exterior and interior. 2021- new water heater. The fenced-in back porch area has an extra storage shed and a storage room. No HOA and no rental restrictions-previously leased in 2025 for $1,550/month. Located minutes from Downtown Acworth & I-75, shopping, dining, and Lake Acworth Beach. Home is being sold "As Is".

19. 2026-04-22
    price $199,900 624-char remark

    Show marketing remark (624 chars)

    Investor-ready opportunity with strong rental potential! This 2-bed, 1-bath end-unit townhome offers added extra yard space along the side of the home and back. 2-car parking pad. Kitchen with SS appliances/gas range. In 2022, new HVAC & duct cleaning, new sliding glass door and paint on exterior and interior. 2021- new water heater. The fenced-in back porch area has an extra storage shed and a storage room. No HOA and no rental restrictions-previously leased in 2025 for $1,550/month. Located minutes from Downtown Acworth & I-75, shopping, dining, and Lake Acworth Beach. Home is being sold "As Is".

20. 2026-03-30
    listed $205,000 New 624-char remark

    Show marketing remark (624 chars)

    Investor-ready opportunity with strong rental potential! This 2-bed, 1-bath end-unit townhome offers added extra yard space along the side of the home and back. 2-car parking pad. Kitchen with SS appliances/gas range. In 2022, new HVAC & duct cleaning, new sliding glass door and paint on exterior and interior. 2021- new water heater. The fenced-in back porch area has an extra storage shed and a storage room. No HOA and no rental restrictions-previously leased in 2025 for $1,550/month. Located minutes from Downtown Acworth & I-75, shopping, dining, and Lake Acworth Beach. Home is being sold "As Is".

21. 2026-03-30
    listed $205,000 Active 624-char remark

    Show marketing remark (624 chars)

    Investor-ready opportunity with strong rental potential! This 2-bed, 1-bath end-unit townhome offers added extra yard space along the side of the home and back. 2-car parking pad. Kitchen with SS appliances/gas range. In 2022, new HVAC & duct cleaning, new sliding glass door and paint on exterior and interior. 2021- new water heater. The fenced-in back porch area has an extra storage shed and a storage room. No HOA and no rental restrictions-previously leased in 2025 for $1,550/month. Located minutes from Downtown Acworth & I-75, shopping, dining, and Lake Acworth Beach. Home is being sold "As Is".

22. 2026-03-25
    historical $205,000 624-char remark

    Show marketing remark (624 chars)

    Investor-ready opportunity with strong rental potential! This 2-bed, 1-bath end-unit townhome offers added extra yard space along the side of the home and back. 2-car parking pad. Kitchen with SS appliances/gas range. In 2022, new HVAC & duct cleaning, new sliding glass door and paint on exterior and interior. 2021- new water heater. The fenced-in back porch area has an extra storage shed and a storage room. No HOA and no rental restrictions-previously leased in 2025 for $1,550/month. Located minutes from Downtown Acworth & I-75, shopping, dining, and Lake Acworth Beach. Home is being sold "As Is".

23. 2026-03-25
    listed $205,000 New 624-char remark

    Show marketing remark (624 chars)

    Investor-ready opportunity with strong rental potential! This 2-bed, 1-bath end-unit townhome offers added extra yard space along the side of the home and back. 2-car parking pad. Kitchen with SS appliances/gas range. In 2022, new HVAC & duct cleaning, new sliding glass door and paint on exterior and interior. 2021- new water heater. The fenced-in back porch area has an extra storage shed and a storage room. No HOA and no rental restrictions-previously leased in 2025 for $1,550/month. Located minutes from Downtown Acworth & I-75, shopping, dining, and Lake Acworth Beach. Home is being sold "As Is".

24. 2026-03-21
    historical $205,000 624-char remark

    Show marketing remark (624 chars)

    Investor-ready opportunity with strong rental potential! This 2-bed, 1-bath end-unit townhome offers added extra yard space along the side of the home and back. 2-car parking pad. Kitchen with SS appliances/gas range. In 2022, new HVAC & duct cleaning, new sliding glass door and paint on exterior and interior. 2021- new water heater. The fenced-in back porch area has an extra storage shed and a storage room. No HOA and no rental restrictions-previously leased in 2025 for $1,550/month. Located minutes from Downtown Acworth & I-75, shopping, dining, and Lake Acworth Beach. Home is being sold "As Is".

25. 2026-03-21
    historical $205,000 624-char remark

    Show marketing remark (624 chars)

    Investor-ready opportunity with strong rental potential! This 2-bed, 1-bath end-unit townhome offers added extra yard space along the side of the home and back. 2-car parking pad. Kitchen with SS appliances/gas range. In 2022, new HVAC & duct cleaning, new sliding glass door and paint on exterior and interior. 2021- new water heater. The fenced-in back porch area has an extra storage shed and a storage room. No HOA and no rental restrictions-previously leased in 2025 for $1,550/month. Located minutes from Downtown Acworth & I-75, shopping, dining, and Lake Acworth Beach. Home is being sold "As Is".

26. 2025-08-08
    soldstatus $199,900
27. 2025-08-07
    soldstatus $199,900 Sold
28. 2025-08-07
    soldstatus $199,900 Closed
29. 2025-07-23
    status Under Contract
30. 2025-07-23
    status Pending
31. 2025-07-14
    price $199,900
32. 2025-07-14
    price $199,900
33. 2025-06-03
    listed $210,000 New
34. 2025-06-03
    listed $210,000 Active
35. 2022-03-03
    soldstatus $135,000
36. 2022-02-04
    soldstatus $135,000 Sold
37. 2022-01-24
    soldstatus $95,000
38. 2022-01-24
    soldstatus $105,000
39. 2022-01-10
    status Under Contract
40. 2021-12-22
    listed $139,900 New
41. 2021-04-01
    historical
42. 2021-03-29
    status Back on Market
43. 2021-03-25
    status Under Contract
44. 2021-01-08
    price $137,000
45. 2020-11-02
    listed $142,000 New

ⓘ 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: $2,152 · $179/mo
• Projected year-2 tax: $2,152 · $179/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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $21,150
• − Mortgage interest: −$11,170
• − Property taxes: −$2,152
• − Insurance: −$997
• − Repairs & maintenance: −$1,692
• − Management: −$1,692
• − Depreciation: −$5,801
• Taxable loss: −$2,353
• Est. tax savings @ 24.0%: +$565
• After-tax cash flow: $1,576/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 — 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

• Census place: Acworth, GA
• County: Cobb County · 777,758 people
• City population: 107,912
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 62,593
• Household income: $110,774
• Rent vs Own: 20.6% rent · 79.4% own
• Severe rent burden: 851.0

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: Predominantly White (65%)
• Race & ethnicity: White 65% Black 18% Hispanic / Latino 11% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 2% Romanian 2%
• Foreign-born: 10% · Canada, Jamaica, Vietnam
• Languages at home: 85% English-only · Spanish 8% Arabic 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: ▼ -132.08%
• Current HPI: 237.1884
• Rent YoY: ▲ 3.48%
• 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

+40.4% since first listed

30 events — show timeline

• 2026-05-18 Price Changed $199,400 GAMLS
• 2026-05-18 Price Changed $199,400 FMLS
• 2026-04-22 Price Changed $199,900 GAMLS
• 2026-04-22 Price Changed $199,900 FMLS
• 2026-03-30 Listed $205,000 GAMLS
• 2026-03-30 Listed $205,000 FMLS
• 2026-03-25 Coming Soon $205,000 GAMLS
• 2026-03-25 Listed $205,000 GAMLS
• 2026-03-21 Coming Soon $205,000 FMLS
• 2026-03-21 Coming Soon $205,000 GAMLS
• 2025-08-08 Sold (Public Records) $199,900 Public Records
• 2025-08-07 Sold (MLS) $199,900 FMLS
• 2025-08-07 Sold (MLS) $199,900 GAMLS
• 2025-07-23 Pending — GAMLS
• 2025-07-23 Pending — FMLS
• 2025-07-14 Price Changed $199,900 GAMLS
• 2025-07-14 Price Changed $199,900 FMLS
• 2025-06-03 Listed $210,000 FMLS
• 2025-06-03 Listed $210,000 GAMLS
• 2022-03-03 Sold (Public Records) $135,000 Public Records
• 2022-02-04 Sold (MLS) $135,000 GAMLS
• 2022-01-24 Sold (Public Records) $105,000 Public Records
• 2022-01-24 Sold (Public Records) $95,000 Public Records
• 2022-01-10 Pending — GAMLS
• 2021-12-22 Listed $139,900 GAMLS
• 2021-04-01 Listing Removed — GAMLS
• 2021-03-29 Relisted — GAMLS
• 2021-03-25 Pending — GAMLS
• 2021-01-08 Price Changed $137,000 GAMLS
• 2020-11-02 Listed $142,000 GAMLS

Property tax history

+16.4%/yr

Latest (2025): $2,152 · +32.2% YoY. Source: county tax records.