332 Oak Leaf Pl · Acworth, GA 30102

$284,000

3 bd · 2.5 ba · 1,551 sqft · Townhouse public records · 118 Days on market

Built 2005 2,178 sqft lot $183/sqft · 5% below area Est $299k · 5% under $176/mo HOA · 8% of rent ↓ 3% since listing

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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 +10.8/30.0
• ARV discount +9.8/15.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• DSCR +3.1/10.0
• Rent growth +2.9/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Built in 2005, this 1,551 sq. ft. 2-story townhome features 3 bedrooms and 2.5 bathrooms, a front porch, patio, and a 1-car garage. Single-owner home that has never been leased, featuring a recently replaced roof. Located in the Ridge Mill community with low HOA fees that provide access to a pool and playground. The sale includes the refrigerator, washer, and dryer. Situated on a quiet street near shopping, dining, and outdoor recreation at Lake Allatoona. Centrally located with access to I-575 and I-75 for easy commute. Red Top Mountain State Park (6 miles) and Glade Marina (5.4 miles) are close by, offering easy access to hiking, camping, boating, and day-use beaches.

Key facts

• Quiet street
• Close to restaurants
• Pool

Tags

• NEW ROOF
• QUIET STREET
• PLAYGROUND
• POOL
• CLOSE TO SHOPPING
• CLOSE TO RESTAURANTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $284k.

Deal economics

• At list price, monthly cash flow is $-132 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (24.1% below list).
• Recommended offer: $216k (24.1% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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.
• 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: Oak Grove Elementary School (math 37% / reading 37%, grade F, #485 of 1,228 statewide, top 41%, 515 students, 64% 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) — zoned schools average 42% FRL vs 26% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.7%/yr); 329 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,665 units permitted in Cherokee County in 2024 (852 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 $9k 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 118 days — a 9% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,548 (24.1% 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 118 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.99%
• DSCR: 0.91
• GRM: 11.0

CMA / ARV

• ARV (median comp): $299,263
• List price: $284,000
• Delta: -5.10%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
536 Rendezvous Rd	0.03mi	3/2.5	1,507 (-3%)	4mo	$305,000	$202	90
267 Ridge Mill Dr	0.13mi	3/2.5	1,506 (-3%)	3mo	$306,000	$203	87
503 Rendezvous Rd	0.09mi	3/2.5	1,452 (-6%)	3mo	$285,000	$196	83
257 Ridge Mill Dr	0.12mi	3/2.5	1,572 (+1%)	12mo	$310,000	$197	83
660 Oakside Pl	0.23mi	3/2.5	1,656 (+7%)	2mo	$305,000	$184	77
258 Ridge Mill Dr	0.14mi	2/2.5 (-1)	1,572 (+1%)	12mo	$270,000	$172	77
561 Oakside Pl	0.32mi	3/2.5	1,624 (+5%)	2mo	$305,000	$188	76
635 Oakside Pl	0.21mi	3/2.5	1,636 (+6%)	11mo	$320,000	$196	72
577 Oakside Pl	0.37mi	3/2.5	1,636 (+6%)	6mo	$305,000	$186	68
517 Rendezvous Rd	0.07mi	2/2.0 (-1)	1,364 (-12%)	3mo	$280,000	$205	68
505 Rendezvous Rd	0.08mi	3/2.5	1,753 (+13%)	11mo	$305,000	$174	65
554 Rendevous Rd	0.07mi	2/2.5 (-1)	1,386 (-11%)	12mo	$275,000	$198	64

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: -21.0%
• Equity multiple: 0.28×
• Total profit: $-57,233
• Equity at exit: $42,345

10-year hold

• IRR: -17.4%
• Equity multiple: 0.10×
• Total profit: $-71,891
• Equity at exit: $24,555

Cash invested: $79,520 (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: 11.0×

Monthly cashflow live

• Estimated rent: $2,155 high
• Mortgage (P&I): −$1,489
• Tax from tax record: −$51 /mo · $613/yr
• Insurance: −$118
• HOA: −$176
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $-132

Break-even live

Break-even rent $2,323

Max offer price $260,690

Occupancy floor —

Sensitivity live

Price	-10% $29	-5% $-52	+0% $-132	+5% $-212	+10% $-632
Rent	-10% $-302	-5% $-217	+0% $-132	+5% $-47	+10% $38
Rate	-1.0pp $11	-0.5pp $-60	base $-132	+0.5pp $-206	+1.0pp $-280

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: $71,000
• Closing costs: $8,520
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
322 Oak Leaf Pl Acworth, GA	3.0	2.5	1507	$1,950	$1.29	45d	1	0.06mi
508 Rendezvous Rd Acworth, GA	3.0	2.5	1573	$1,900	$1.21	14d	1	0.07mi
509 Oakside Pl #509 Acworth, GA	3.0	3.0	1500	$850	$0.57	14d	1	0.18mi
629 Oakside Pl Acworth, GA	3.0	2.5	1636	$2,000	$1.22	45d	1	0.22mi
3990 Highway 92 Acworth, GA	3.0	2.0	1896	$2,100	$1.11	45d	1	0.31mi
591 Oakside Pl Acworth, GA	3.0	2.5	1668	$1,925	$1.15	20d	1	0.32mi
924 Silver Lake Dr Acworth, GA	4.0	2.5	1848	$2,200	$1.19	26d	1	0.38mi
275 Shaw Dr Acworth, GA	4.0	2.0	1960	$2,455	$1.25	19d	1	0.46mi
205 Oak Grove Way Acworth, GA	3.0	2.5	1260	$2,300	$1.83	26d	1	0.63mi
231 Oak Grove Way Acworth, GA	3.0	2.0	1396	$1,875	$1.34	26d	1	0.64mi
5900 Woodstock Rd Acworth, GA	3.0	2.5	1528	$2,483	$1.62	4d	3	0.65mi
121 Oak Grove Pl Acworth, GA	3.0	2.5	1260	$1,650	$1.31	45d	1	0.71mi
182 Woodhouse Cir Acworth, GA	4.0	2.5	2005	$2,600	$1.30	45d	1	0.77mi
141 Oak Grove Pl Acworth, GA	3.0	2.5	1260	$1,970	$1.56	7d	1	0.78mi
250 Oak Grove Way Acworth, GA	3.0	2.5	1260	$1,989	$1.58	19d	1	0.79mi
207 Oak Grove Ln Acworth, GA	3.0	2.5	1260	$2,090	$1.66	13d	1	0.91mi
4832 Highway 92 Acworth, GA	1.0–3.0	1.0–2.0	1076	$2,704	$2.51	1d	18	0.96mi
6340 McCollum Ln Acworth, GA	4.0	2.0	1800	$5,250	$2.92	45d	1	1.03mi
2672 Suzanne Ln Unit B Acworth, GA	2.0	2.0	1400	$2,000	$1.43	14d	1	1.08mi
224 Bennett Farms Trl Acworth, GA	3.0	2.5	1564	$2,100	$1.34	19d	1	1.45mi
2008 Queensbury Dr Acworth, GA	3.0	2.0	1436	$2,450	$1.71	45d	1	1.49mi

HOA detail

• Monthly dues: $176 · $2,112/yr
• Likely covers: pool

Listing history 18 events

1. 2026-06-21
   days on market $284,000 Active 118 DOM
2. 2026-06-18
   days on market $284,000 Active 115 DOM
3. 2026-06-17
   days on market $284,000 Active 114 DOM
4. 2026-06-16
   days on market $284,000 Active 113 DOM
5. 2026-06-15
   days on market $284,000 Active 112 DOM
6. 2026-06-13
   days on market $284,000 Active 110 DOM
7. 2026-06-09
   days on market $284,000 Active 106 DOM
8. 2026-06-08
   days on market $284,000 Active 105 DOM
9. 2026-06-07
   days on market $284,000 Active 104 DOM
10. 2026-06-04
    days on market $284,000 Active 101 DOM
11. 2026-06-03
    days on market $284,000 Active 100 DOM
12. 2026-06-02
    days on market $284,000 Active 99 DOM
13. 2026-06-01
    days on market $284,000 Active 98 DOM
14. 2026-05-31
    days on market $284,000 Active 97 DOM
15. 2026-03-27
    price $289,000 681-char remark

    Show marketing remark (681 chars)

    Built in 2005, this 1,551 sq. ft. 2-story townhome features 3 bedrooms and 2.5 bathrooms, a front porch, patio, and a 1-car garage. Single-owner home that has never been leased, featuring a recently replaced roof. Located in the Ridge Mill community with low HOA fees that provide access to a pool and playground. The sale includes the refrigerator, washer, and dryer. Situated on a quiet street near shopping, dining, and outdoor recreation at Lake Allatoona. Centrally located with access to I-575 and I-75 for easy commute. Red Top Mountain State Park (6 miles) and Glade Marina (5.4 miles) are close by, offering easy access to hiking, camping, boating, and day-use beaches.

16. 2026-03-27
    price $289,000 681-char remark

    Show marketing remark (681 chars)

    Built in 2005, this 1,551 sq. ft. 2-story townhome features 3 bedrooms and 2.5 bathrooms, a front porch, patio, and a 1-car garage. Single-owner home that has never been leased, featuring a recently replaced roof. Located in the Ridge Mill community with low HOA fees that provide access to a pool and playground. The sale includes the refrigerator, washer, and dryer. Situated on a quiet street near shopping, dining, and outdoor recreation at Lake Allatoona. Centrally located with access to I-575 and I-75 for easy commute. Red Top Mountain State Park (6 miles) and Glade Marina (5.4 miles) are close by, offering easy access to hiking, camping, boating, and day-use beaches.

17. 2026-02-23
    listed $299,000 New 681-char remark

    Show marketing remark (681 chars)

    Built in 2005, this 1,551 sq. ft. 2-story townhome features 3 bedrooms and 2.5 bathrooms, a front porch, patio, and a 1-car garage. Single-owner home that has never been leased, featuring a recently replaced roof. Located in the Ridge Mill community with low HOA fees that provide access to a pool and playground. The sale includes the refrigerator, washer, and dryer. Situated on a quiet street near shopping, dining, and outdoor recreation at Lake Allatoona. Centrally located with access to I-575 and I-75 for easy commute. Red Top Mountain State Park (6 miles) and Glade Marina (5.4 miles) are close by, offering easy access to hiking, camping, boating, and day-use beaches.

18. 2026-02-23
    listed $299,000 Active 681-char remark

    Show marketing remark (681 chars)

    Built in 2005, this 1,551 sq. ft. 2-story townhome features 3 bedrooms and 2.5 bathrooms, a front porch, patio, and a 1-car garage. Single-owner home that has never been leased, featuring a recently replaced roof. Located in the Ridge Mill community with low HOA fees that provide access to a pool and playground. The sale includes the refrigerator, washer, and dryer. Situated on a quiet street near shopping, dining, and outdoor recreation at Lake Allatoona. Centrally located with access to I-575 and I-75 for easy commute. Red Top Mountain State Park (6 miles) and Glade Marina (5.4 miles) are close by, offering easy access to hiking, camping, boating, and day-use beaches.

ⓘ 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: $613 · $51/mo
• Projected year-2 tax: $2,613 · $218/mo
• Expected delta: +$1,999/yr (+$167/mo · 325.9%)

ⓘ 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 6/10 Major 7 d/yr ≥102°F today · 19 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: $25,866
• − Mortgage interest: −$15,908
• − Property taxes: −$613
• − Insurance: −$1,420
• − Repairs & maintenance: −$2,069
• − Management: −$2,069
• − HOA: −$2,112
• − Depreciation: −$8,262
• Taxable loss: −$6,588
• Est. tax savings @ 24.0%: +$1,581
• After-tax cash flow: $-2/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

-3.3% since first listed

4 events — show timeline

• 2026-03-27 Price Changed $289,000 FMLS
• 2026-03-27 Price Changed $289,000 GAMLS
• 2026-02-23 Listed $299,000 FMLS
• 2026-02-23 Listed $299,000 GAMLS

Property tax history

+3.0%/yr

Latest (2025): $613 · -0.2% YoY. Source: county tax records.