500 Gayle Dr SE · Acworth, GA 30102

$155,000

3 bd · 1.0 ba · 720 sqft · SingleFamily public records · 363 Days on market

Built 1960 Fair condition 0.31 ac lot $215/sqft · 37% below area Est $245k · 37% under

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Why this score? — see what drove the B- 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 +26.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +6.4/10.0
• Livability +3.6/5.0
• Rent growth +2.9/5.0
• Schools +2.8/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special near Lake Allatoona! This single-story home on a 0.31-acre lot is framed and partially renovated, ready for the next owner to finish and add value. The property currently offers one full bathroom, new framing and partial drywall, updated bathroom tile work, and newer windows. Roof and partial exterior siding are in place. Excellent location just minutes to Lake Allatoona, multiple marinas, and I-75 for quick access to shopping, dining, and recreation. Zoned single-family residential. Cash ONLY. Bring your vision and finishing touches to create a great investment or vacation getaway near the lake. Seller is only accepting List Price.

Key facts

• 0.31 acre lot
• Single story home
• Newer windows

Tags

• SINGLE STORY HOME
• 0.31 ACRE LOT
• PARTIALLY RENOVATED
• UPDATED BATHROOM TILE WORK
• NEWER WINDOWS
• MINUTES TO LAKE ALLATOONA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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.
• Bartow County (rural): math 33% / reading 34% proficiency, ranked #70 of 174 in GA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Emerson Elementary School (math 32% / reading 32%, grade F, #582 of 1,228 statewide, top 50%, 386 students, 67% FRL); Red Top Middle School (math 26% / reading 28%, grade F, #271 of 470 statewide, top 60%, 565 students, 70% FRL); Woodland High School (math 11% / reading 36%, grade F, #206 of 424 statewide, top 48%, 1,451 students, 48% FRL).
• Market conditions: Rents rising (+1.7%/yr); 482 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,618 units permitted in Bartow County in 2024 (265 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 363 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $155k implies a 210% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 363 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.14% ✓
• Cap rate: 9.59%
• Cash-on-cash: 11.77%
• DSCR: 1.52
• GRM: 7.3

CMA / ARV

• ARV (median comp): $245,251
• List price: $155,000
• Delta: -36.80%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
450 Cherry St SE	0.14mi	3/1.0	899 (+25%)	32mo	$114,000	$127	48
5233 Groovers Landing Rd SE	0.88mi	2/2.0 (-1)	720 (0%)	14mo	$250,000	$347	44
24 Allatoona Landing Rd #29	1.21mi	2/1.0 (-1)	700 (-3%)	15mo	$160,000	$229	43
5304 Groovers Landing Rd SE	0.81mi	2/2.0 (-1)	784 (+9%)	6mo	$272,500	$348	36
24 Allatoona Landing Rd SE #27	1.27mi	3/2.0	624 (-13%)	30mo	$206,000	$330	19

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-310
• Equity at exit: $23,111

10-year hold

• IRR: 8.2%
• Equity multiple: 1.59×
• Total profit: $25,426
• Equity at exit: $13,402

Cash invested: $43,400 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $250,000 ($319/sqft)
• Median days on market: 68 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +6.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30102

• Rents YoY: 1.7%
• Active inventory: 482
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,772 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$96 /mo · $1,157/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $426

Break-even live

Break-even rent $1,233

Max offer price $155,000

Occupancy floor 71%

Sensitivity live

Price	-10% $513	-5% $470	+0% $426	+5% $382	+10% $338
Rent	-10% $286	-5% $356	+0% $426	+5% $496	+10% $566
Rate	-1.0pp $504	-0.5pp $465	base $426	+0.5pp $385	+1.0pp $345

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: $38,750
• Closing costs: $4,650
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
— Acworth, GA	2.0	1.0	710	$1,295	$1.82	5d	1	0.95mi

Listing history 50 events

1. 2026-09-23
   days on market $155,000 Active 363 DOM
2. 2026-09-22
   days on market $155,000 Active 362 DOM
3. 2026-09-21
   days on market $155,000 Active 361 DOM
4. 2026-09-20
   days on market $155,000 Active 360 DOM
5. 2026-09-19
   days on market $155,000 Active 359 DOM
6. 2026-09-18
   days on market $155,000 Active 358 DOM
7. 2026-09-17
   days on market $155,000 Active 357 DOM
8. 2026-09-15
   days on market $155,000 Active 355 DOM
9. 2026-09-14
   days on market $155,000 Active 354 DOM
10. 2026-09-13
    days on market $155,000 Active 353 DOM
11. 2026-09-12
    days on market $155,000 Active 352 DOM
12. 2026-09-11
    days on market $155,000 Active 351 DOM
13. 2026-09-05
    days on market $155,000 Active 345 DOM
14. 2026-09-04
    days on market $155,000 Active 344 DOM
15. 2026-08-31
    days on market $155,000 Active 340 DOM
16. 2026-08-29
    days on market $155,000 Active 338 DOM
17. 2026-08-28
    days on market $155,000 Active 337 DOM
18. 2026-08-27
    days on market $155,000 Active 336 DOM
19. 2026-08-25
    days on market $155,000 Active 334 DOM
20. 2026-08-24
    days on market $155,000 Active 333 DOM
21. 2026-08-23
    days on market $155,000 Active 332 DOM
22. 2026-08-22
    days on market $155,000 Active 331 DOM
23. 2026-08-21
    days on market $155,000 Active 330 DOM
24. 2026-08-20
    days on market $155,000 Active 329 DOM
25. 2026-08-19
    days on market $155,000 Active 328 DOM
26. 2026-08-18
    days on market $155,000 Active 327 DOM
27. 2026-08-17
    days on market $155,000 Active 326 DOM
28. 2026-08-16
    days on market $155,000 Active 325 DOM
29. 2026-08-15
    days on market $155,000 Active 324 DOM
30. 2026-08-14
    days on market $155,000 Active 323 DOM
31. 2026-08-13
    days on market $155,000 Active 322 DOM
32. 2026-08-12
    days on market $155,000 Active 321 DOM
33. 2026-08-11
    days on market $155,000 Active 320 DOM
34. 2026-08-10
    days on market $155,000 Active 319 DOM
35. 2026-08-09
    days on market $155,000 Active 318 DOM
36. 2026-08-08
    days on market $155,000 Active 317 DOM
37. 2026-08-06
    days on market $155,000 Active 315 DOM
38. 2026-08-05
    days on market $155,000 Active 314 DOM
39. 2026-08-04
    days on market $155,000 Active 313 DOM
40. 2026-08-03
    days on market $155,000 Active 312 DOM
41. 2026-07-31
    days on market $155,000 Active 309 DOM
42. 2026-07-30
    days on market $155,000 Active 308 DOM
43. 2026-07-30
    days on market $155,000 Active 307 DOM
44. 2026-07-28
    days on market $155,000 Active 306 DOM
45. 2026-07-26
    days on market $155,000 Active 304 DOM
46. 2026-07-24
    days on market $155,000 Active 302 DOM
47. 2026-07-23
    days on market $155,000 Active 301 DOM
48. 2026-07-22
    days on market $155,000 Active 300 DOM
49. 2026-07-21
    days on market $155,000 Active 299 DOM
50. 2026-07-20
    days on market $155,000 Active 298 DOM

ⓘ 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: $1,157 · $96/mo
• Projected year-2 tax: $1,426 · $119/mo
• Expected delta: +$269/yr (+$22/mo · 23.2%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $21,258
• − Mortgage interest: −$8,682
• − Property taxes: −$1,157
• − Insurance: −$775
• − Repairs & maintenance: −$1,701
• − Management: −$1,701
• − Depreciation: −$4,509
• Taxable income: $2,733
• Est. tax owed @ 24.0%: −$656
• After-tax cash flow: $4,452/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $18,000–$32,400 screening

This single-story home requires extensive renovations to bring it up to a livable condition. The roof and exterior need major repairs, and the interior is in poor condition with exposed framing and no flooring or drywall. Painting, landscaping, and interior updates would significantly increase its value.

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — Significant damage to the roof structure and missing shingles
• Major Windows (windows) — Windows appear to be broken or missing
• Major Electrical (electrical) — Exposed wiring and incomplete electrical systems
• Major Plumbing (plumbing) — Exposed plumbing and incomplete fixtures
• Major Exterior (exterior) — Significant structural damage to the exterior walls and roof

Repairs flagged

• Major roof — Exposed roof structure, missing shingles
• Major exterior siding — Siding missing in areas
• Major flooring — Exposed subfloor, no flooring
• Major interior walls — Exposed framing, no drywall
• Major bathrooms — Exposed framing, no fixtures
• Major systems — Exposed framing, no appliances

Value-add opportunities

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and adding a front porch — Improves curb appeal and creates a welcoming entrance ↑
• Both Installing new flooring and drywall — Completes the interior and provides a move-in ready space ↑
• Both Installing new appliances and fixtures — Completes the bathrooms and kitchen, making the home fully functional ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 28/100

Zoned Schools

Elementary Emerson Elementary School F GA #582/1,228 Nat'l #24,950/41,679 Middle Red Top Middle School F GA #271/470 Nat'l #9,793/14,009 High Woodland High School F GA #206/424 Nat'l #13,485/17,239

Schools (NCES district)

• District: Bartow County
• NCES district ID: 1300330
• Math proficiency: 33% ▼ -8.00%
• Reading proficiency: 34% ▼ -7.00%
• Median HH income: $50,596
• Composite: 29.16/100
• National rank: #6577
• State rank: #70 of 174 in GA

B Composite livability gradescore 72/100

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 · 107,887 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: 15% of renters

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Population outlook (Bartow County) Hauer SSP2

• Today (2025): 107,887 people
• By 2030: 109,594 · +1.6%
• By 2040: 111,038 · +2.9%
• By 2050: 109,046 · +1.1%
• By 2075: 99,484 · -7.8%
• By 2100: 83,431 · -22.7%

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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%

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Political lean MEDSL · Bartow

• 2024 margin: Solid R (+51.0) · D 24.2% · R 75.2%
• 2008→2024 swing: -5.8pp toward R · 2008: -45.2pp · 2024: -51.0pp
• All cycles: 2024: R+51.0 2020: R+50.7 2016: R+55.2 2012: R+51.7 2008: R+45.2

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

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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

+230.0% since first listed

5 events — show timeline

• 2026-05-08 Price Changed $165,000 GAMLS
• 2026-05-08 Price Changed $165,000 FMLS
• 2025-09-26 Listed $170,000 FMLS
• 2025-09-26 Listed $170,000 GAMLS
• 2000-05-01 Sold (Public Records) $50,000 Public Records

Property tax history

+18.8%/yr

Latest (2025): $1,157 · +129.6% YoY. Source: county tax records.