4473 Toccoa Dr NW · Acworth, GA 30101

$165,000

1 bd · 1.0 ba · 703 sqft · SingleFamily public records · 7 Days on market

Built 1910 5,871 sqft lot Est $172k · 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 +15.2/30.0
• ARV discount +9.4/15.0
• DSCR +4.7/10.0
• 1% rule +4.0/10.0
• 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

Great investor or owner-occupant opportunity located in the heart of historic downtown Acworth. This 1-bedroom, 1-bath bungalow—known as the “Palm Tree House”—sits on a quiet dead-end street with no HOA and offers flexible potential for rental income, a fix-and-flip, or a personal residence within the highly desirable golf cart-friendly Mill District. The property is being sold as-is with no seller disclosures, and sight-unseen offers will not be considered. Enjoy being just steps from local dining favorites such as Henry's Louisiana Grill, Pizza by Fusco, Center Street Tavern, 1885 Grill, and Red Top Brewhouse, as well as nearby attractions like Lake Acworth and Logan Farm Park, all while being conveniently located just 35 miles northwest of Atlanta.

Key facts

• Nearby attractions
• No hoa
• 5,871 sq ft lot

Tags

• HISTORIC DOWNTOWN ACWORTH
• QUIET DEAD-END STREET
• NO HOA
• LOCAL DINING FAVORITES
• NEARBY ATTRACTIONS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $57 ($687/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 $148k (10.5% below list).
• Recommended offer: $148k (10.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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).
• This rent is only 16% of the median local income ($111k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 3y 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

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• 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 $147,725 (10.5% below list)

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.90% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.49%
• DSCR: 1.07
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $172,235
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4473 Toccoa Dr NW	0.00mi	1/1.0	703 (0%)	0mo	$172,000	$245	100

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 · 3.48% rent growth · sell at horizon

5-year hold

• IRR: -13.4%
• Equity multiple: 0.52×
• Total profit: $-22,371
• Equity at exit: $24,602

10-year hold

• IRR: -3.8%
• Equity multiple: 0.74×
• Total profit: $-11,801
• Equity at exit: $14,266

Cash invested: $46,200 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,477 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$176 /mo · $2,109/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $57

Break-even live

Break-even rent $1,405

Max offer price $165,000

Occupancy floor 91%

Sensitivity live

Price	-10% $151	-5% $104	+0% $57	+5% $11	+10% $-36
Rent	-10% $-59	-5% $-1	+0% $57	+5% $116	+10% $174
Rate	-1.0pp $140	-0.5pp $99	base $57	+0.5pp $14	+1.0pp $-29

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4710 Stanton Place Ln Acworth, GA	1.0–2.0	1.0–2.0	975	$1,366	$1.40	0d	20	0.90mi
5360 Allatoona Gtwy Acworth, GA	1.0–3.0	1.0–2.0	1081	$1,410	$1.30	0d	50	1.17mi
4901 Cherokee St Acworth, GA	1.0	1.0	576	$1,238	$2.15	3d	1	1.19mi
5373 Cherokee St Acworth, GA	1.0–3.0	1.0–2.0	934	$1,255	$1.34	0d	12	1.34mi

Listing history 24 events

1. 2026-05-22
   status Pending 785-char remark

   Show marketing remark (785 chars)

   Great investor or owner-occupant opportunity located in the heart of historic downtown Acworth. This 1-bedroom, 1-bath bungalow—known as the “Palm Tree House”—sits on a quiet dead-end street with no HOA and offers flexible potential for rental income, a fix-and-flip, or a personal residence within the highly desirable golf cart-friendly Mill District. The property is being sold as-is with no seller disclosures, and sight-unseen offers will not be considered. Enjoy being just steps from local dining favorites such as Henry's Louisiana Grill, Pizza by Fusco, Center Street Tavern, 1885 Grill, and Red Top Brewhouse, as well as nearby attractions like Lake Acworth and Logan Farm Park, all while being conveniently located just 35 miles northwest of Atlanta.

2. 2026-05-20
   historical Active Under Contract 771-char remark

   Show marketing remark (785 chars)

   Great investor or owner-occupant opportunity located in the heart of historic downtown Acworth. This 1-bedroom, 1-bath bungalow—known as the “Palm Tree House”—sits on a quiet dead-end street with no HOA and offers flexible potential for rental income, a fix-and-flip, or a personal residence within the highly desirable golf cart-friendly Mill District. The property is being sold as-is with no seller disclosures, and sight-unseen offers will not be considered. Enjoy being just steps from local dining favorites such as Henry's Louisiana Grill, Pizza by Fusco, Center Street Tavern, 1885 Grill, and Red Top Brewhouse, as well as nearby attractions like Lake Acworth and Logan Farm Park, all while being conveniently located just 35 miles northwest of Atlanta.

3. 2026-05-20
   status Active Under Contract 785-char remark

   Show marketing remark (785 chars)

   Great investor or owner-occupant opportunity located in the heart of historic downtown Acworth. This 1-bedroom, 1-bath bungalow—known as the “Palm Tree House”—sits on a quiet dead-end street with no HOA and offers flexible potential for rental income, a fix-and-flip, or a personal residence within the highly desirable golf cart-friendly Mill District. The property is being sold as-is with no seller disclosures, and sight-unseen offers will not be considered. Enjoy being just steps from local dining favorites such as Henry's Louisiana Grill, Pizza by Fusco, Center Street Tavern, 1885 Grill, and Red Top Brewhouse, as well as nearby attractions like Lake Acworth and Logan Farm Park, all while being conveniently located just 35 miles northwest of Atlanta.

4. 2026-04-24
   status Pending Offer Approval 771-char remark

   Show marketing remark (771 chars)

   Great investor or owner-occupant opportunity located in the heart of historic downtown Acworth. This 1-bedroom, 1-bath bungalow-known as the "Palm Tree House"-sits on a quiet dead-end street with no HOA and offers flexible potential for rental income, a fix-and-flip, or a personal residence within the highly desirable golf cart-friendly Mill District. The property is being sold as-is with no seller disclosures, and sight-unseen offers will not be considered. Enjoy being just steps from local dining favorites such as Henry's Louisiana Grill, Pizza by Fusco, Center Street Tavern, 1885 Grill, and Red Top Brewhouse, as well as nearby attractions like Lake Acworth and Logan Farm Park, all while being conveniently located just 35 miles northwest of Atlanta.

5. 2026-03-20
   listed $165,000 Active 785-char remark

   Show marketing remark (771 chars)

   Great investor or owner-occupant opportunity located in the heart of historic downtown Acworth. This 1-bedroom, 1-bath bungalow-known as the "Palm Tree House"-sits on a quiet dead-end street with no HOA and offers flexible potential for rental income, a fix-and-flip, or a personal residence within the highly desirable golf cart-friendly Mill District. The property is being sold as-is with no seller disclosures, and sight-unseen offers will not be considered. Enjoy being just steps from local dining favorites such as Henry's Louisiana Grill, Pizza by Fusco, Center Street Tavern, 1885 Grill, and Red Top Brewhouse, as well as nearby attractions like Lake Acworth and Logan Farm Park, all while being conveniently located just 35 miles northwest of Atlanta.

6. 2026-03-20
   listed $165,000 New 771-char remark

   Show marketing remark (771 chars)

   Great investor or owner-occupant opportunity located in the heart of historic downtown Acworth. This 1-bedroom, 1-bath bungalow-known as the "Palm Tree House"-sits on a quiet dead-end street with no HOA and offers flexible potential for rental income, a fix-and-flip, or a personal residence within the highly desirable golf cart-friendly Mill District. The property is being sold as-is with no seller disclosures, and sight-unseen offers will not be considered. Enjoy being just steps from local dining favorites such as Henry's Louisiana Grill, Pizza by Fusco, Center Street Tavern, 1885 Grill, and Red Top Brewhouse, as well as nearby attractions like Lake Acworth and Logan Farm Park, all while being conveniently located just 35 miles northwest of Atlanta.

7. 2024-05-29
   soldstatus $185,000 Sold
8. 2024-02-20
   soldstatus $185,000
9. 2024-02-15
   soldstatus $185,000 Closed
10. 2024-01-17
    status Pending
11. 2023-12-28
    listed $195,000 New
12. 2023-12-28
    listed $195,000 Active
13. 2023-12-20
    historical
14. 2023-09-20
    listed $195,000 Active
15. 2023-08-03
    soldstatus $175,000
16. 2023-08-02
    soldstatus $175,000 Closed
17. 2023-08-02
    soldstatus $175,000 Sold
18. 2023-07-06
    status Under Contract
19. 2023-07-04
    status Pending
20. 2023-06-23
    listed $175,000 Active
21. 2023-06-23
    listed $175,000 New
22. 2017-01-31
    soldstatus $60,000
23. 2015-06-30
    soldstatus $45,500
24. 2014-10-08
    soldstatus $28,500

ⓘ 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: $2,109 · $176/mo
• Projected year-2 tax: $2,109 · $176/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 1/10 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: $17,727
• − Mortgage interest: −$9,243
• − Property taxes: −$2,109
• − Insurance: −$825
• − Repairs & maintenance: −$1,418
• − Management: −$1,418
• − Depreciation: −$4,800
• Taxable loss: −$2,086
• Est. tax savings @ 24.0%: +$501
• After-tax cash flow: $1,188/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

+478.9% since first listed

24 events — show timeline

• 2026-05-22 Pending — FMLS
• 2026-05-20 Contingent — GAMLS
• 2026-05-20 Relisted — FMLS
• 2026-04-24 Pending — GAMLS
• 2026-03-20 Listed $165,000 GAMLS
• 2026-03-20 Listed $165,000 FMLS
• 2024-05-29 Sold (MLS) $185,000 GAMLS
• 2024-02-20 Sold (Public Records) $185,000 Public Records
• 2024-02-15 Sold (MLS) $185,000 FMLS
• 2024-01-17 Pending — FMLS
• 2023-12-28 Listed $195,000 FMLS
• 2023-12-28 Listed $195,000 GAMLS
• 2023-12-20 Listing Removed — FMLS
• 2023-09-20 Listed $195,000 FMLS
• 2023-08-03 Sold (Public Records) $175,000 Public Records
• 2023-08-02 Sold (MLS) $175,000 GAMLS
• 2023-08-02 Sold (MLS) $175,000 FMLS
• 2023-07-06 Pending — GAMLS
• 2023-07-04 Pending — FMLS
• 2023-06-23 Listed $175,000 GAMLS
• 2023-06-23 Listed $175,000 FMLS
• 2017-01-31 Sold (Public Records) $60,000 Public Records
• 2015-06-30 Sold (Public Records) $45,500 Public Records
• 2014-10-08 Sold (Public Records) $28,500 Public Records

Property tax history

+12.5%/yr

Latest (2025): $2,109 · -0.1% YoY. Source: county tax records.