218 Hickory Branch Dr · Acworth, GA 30101

$384,900

4 bd · 2.5 ba · 2,756 sqft · SingleFamily public records · 69 Days on market

Built 2004 0.48 ac lot $140/sqft · 22% below area Est $495k · 22% under $42/mo HOA · 1% of rent

---

Why this score? — see what drove the C- 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 +16.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +4.0/10.0
• Schools +3.6/10.0
• 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

Charming 4-bed, 2.5-bath home offers the space, comfort, and convenience today's buyers are looking for. Step inside to an inviting living area filled with natural light, leading to a functional kitchen and dining space ideal for everyday living. The primary suite provides a peaceful retreat, while three secondary bedrooms offer room to grow. Outside, enjoy a usable yard perfect for relaxing, entertaining, or play. Ideally situated near shopping, restaurants, and schools, this home is a fantastic opportunity in a great community.

Key facts

• Functional kitchen
• Inviting living area
• Great community

Tags

• USABLE YARD
• FUNCTIONAL KITCHEN
• INVITING LIVING AREA
• PRIMARY SUITE
• GREAT COMMUNITY

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $385k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/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 $345k (10.3% below list).
• Recommended offer: $345k (10.3% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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.
• 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 (+3.5%/yr); 547 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,458 units permitted in Paulding County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($111k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 69 days — a 6% lower offer ($362k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 8y ago; this cycle's ask has dropped $54k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $242k; list at $385k implies a 59% gain — meaningful room to come down on a strong offer.

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 $345,078 (10.3% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.90% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.25%
• DSCR: 1.10
• GRM: 9.3

CMA / ARV

• ARV (median comp): $495,464
• List price: $384,900
• Delta: -22.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
53 Brookstone Park	0.26mi	4/2.5	2,588 (-6%)	1mo	$490,000	$189	76
351 Wesley Dr	0.40mi	4/2.5	2,760 (+0%)	8mo	$485,000	$176	75
165 Brookstone Park E	0.30mi	4/2.5	2,568 (-7%)	0mo	$480,000	$187	74
45 Broadstone Blvd	0.33mi	4/2.0	2,568 (-7%)	0mo	$455,000	$177	71
39 Wesley Ct	0.42mi	4/3.0	2,727 (-1%)	9mo	$400,000	$147	69
94 Brookstone Ct	0.42mi	4/2.5	2,588 (-6%)	4mo	$435,000	$168	67
1926 Little Creek Xing NW	0.41mi	4/2.5	3,081 (+12%)	10mo	$472,000	$153	53
16 Dovecrest Way	0.72mi	4/2.5	2,626 (-5%)	12mo	$499,999	$190	49
100 Inspiration Ln	0.66mi	4/3.0	2,535 (-8%)	7mo	$415,111	$164	48
83 Hickory Leaf Ln	0.58mi	4/3.0	3,024 (+10%)	10mo	$382,000	$126	47
384 Wesley Dr	0.45mi	4/2.5	2,379 (-14%)	13mo	$430,000	$181	45
397 Royal Sunset Dr	0.75mi	4/3.0	3,067 (+11%)	8mo	$445,000	$145	38

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: -12.2%
• Equity multiple: 0.56×
• Total profit: $-47,872
• Equity at exit: $57,390

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-18,321
• Equity at exit: $33,279

Cash invested: $107,772 (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: 547
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $3,451 medium
• Mortgage (P&I): −$2,018
• Tax from tax record: −$303 /mo · $3,641/yr
• Insurance: −$160
• HOA: −$42
• Vacancy / Maint / Mgmt: −$725
• Net cashflow: $202

Break-even live

Break-even rent $3,195

Max offer price $384,900

Occupancy floor 89%

Sensitivity live

Price	-10% $420	-5% $311	+0% $202	+5% $93	+10% $-16
Rent	-10% $-71	-5% $66	+0% $202	+5% $338	+10% $474
Rate	-1.0pp $396	-0.5pp $300	base $202	+0.5pp $102	+1.0pp $1

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: $96,225
• Closing costs: $11,547
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6168 Collins Rd NW Acworth, GA	5.0	4.0	3194	$4,300	$1.35	6d	1	0.52mi
268 Mary Wallace Way Dallas, GA	3.0	2.5	2620	$2,390	$0.91	45d	1	0.71mi
1712 Kenbrook Ct NW Acworth, GA	4.0	3.5	3946	$3,500	$0.89	45d	1	1.29mi
1712 Kenbrook Ct NW Acworth, GA	4.0	3.5	3331	$3,500	$1.05	0d	1	1.29mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 42 events

1. 2026-06-21
   days on market $384,900 Active 69 DOM
2. 2026-06-18
   days on market $384,900 Active 66 DOM
3. 2026-06-17
   pricedays on market $384,900 Active 65 DOM
4. 2026-06-16
   days on market $399,000 Active 64 DOM
5. 2026-06-15
   days on market $399,000 Active 63 DOM
6. 2026-06-13
   days on market $399,000 Active 61 DOM
7. 2026-06-13
   days on market $399,000 Active 60 DOM
8. 2026-06-09
   days on market $399,000 Active 57 DOM
9. 2026-06-08
   days on market $399,000 Active 56 DOM
10. 2026-06-07
    days on market $399,000 Active 55 DOM
11. 2026-06-04
    days on market $399,000 Active 52 DOM
12. 2026-06-03
    days on market $399,000 Active 51 DOM
13. 2026-06-02
    days on market $399,000 Active 50 DOM
14. 2026-06-01
    days on market $399,000 Active 49 DOM
15. 2026-05-31
    days on market $399,000 Active 48 DOM
16. 2026-05-14
    price $409,000 536-char remark

    Show marketing remark (542 chars)

    Charming 4-bed, 2.5-bath home offers the space, comfort, and convenience today’s buyers are looking for. Step inside to an inviting living area filled with natural light, leading to a functional kitchen and dining space ideal for everyday living. The primary suite provides a peaceful retreat, while three secondary bedrooms offer room to grow. Outside, enjoy a usable yard perfect for relaxing, entertaining, or play. Ideally situated near shopping, restaurants, and schools, this home is a fantastic opportunity in a great community.

17. 2026-05-14
    price $409,000 542-char remark

    Show marketing remark (542 chars)

    Charming 4-bed, 2.5-bath home offers the space, comfort, and convenience today’s buyers are looking for. Step inside to an inviting living area filled with natural light, leading to a functional kitchen and dining space ideal for everyday living. The primary suite provides a peaceful retreat, while three secondary bedrooms offer room to grow. Outside, enjoy a usable yard perfect for relaxing, entertaining, or play. Ideally situated near shopping, restaurants, and schools, this home is a fantastic opportunity in a great community.

18. 2026-04-12
    listed $438,900 New 536-char remark

    Show marketing remark (542 chars)

    Charming 4-bed, 2.5-bath home offers the space, comfort, and convenience today’s buyers are looking for. Step inside to an inviting living area filled with natural light, leading to a functional kitchen and dining space ideal for everyday living. The primary suite provides a peaceful retreat, while three secondary bedrooms offer room to grow. Outside, enjoy a usable yard perfect for relaxing, entertaining, or play. Ideally situated near shopping, restaurants, and schools, this home is a fantastic opportunity in a great community.

19. 2026-04-12
    listed $438,900 Active 542-char remark

    Show marketing remark (542 chars)

    Charming 4-bed, 2.5-bath home offers the space, comfort, and convenience today’s buyers are looking for. Step inside to an inviting living area filled with natural light, leading to a functional kitchen and dining space ideal for everyday living. The primary suite provides a peaceful retreat, while three secondary bedrooms offer room to grow. Outside, enjoy a usable yard perfect for relaxing, entertaining, or play. Ideally situated near shopping, restaurants, and schools, this home is a fantastic opportunity in a great community.

20. 2026-03-19
    historical $2,639
21. 2026-03-11
    price $2,639
22. 2026-03-04
    price $2,669
23. 2026-02-10
    listed $2,699
24. 2026-02-01
    historical $2,649
25. 2026-01-30
    listed $2,649
26. 2026-01-08
    historical $2,489
27. 2025-12-25
    price $2,489
28. 2025-12-17
    listed $2,549
29. 2023-06-06
    historical
30. 2018-04-03
    soldstatus $242,000
31. 2018-03-30
    soldstatus $242,000 Sold
32. 2018-03-30
    soldstatus $242,000 Sold
33. 2018-03-27
    status Pending
34. 2018-03-12
    status Under Contract
35. 2018-03-12
    historical Contingent - Due Diligence
36. 2018-02-22
    status Back on Market
37. 2018-02-22
    status Active
38. 2018-02-13
    status Under Contract
39. 2018-02-13
    historical Contingent - Due Diligence
40. 2018-02-09
    listed $249,900 Active
41. 2018-02-09
    listed $249,900 New
42. 2004-04-07
    soldstatus $43,000

ⓘ 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: $3,641 · $303/mo
• Projected year-2 tax: $3,641 · $303/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 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,409
• − Mortgage interest: −$21,560
• − Property taxes: −$3,641
• − Insurance: −$1,924
• − Repairs & maintenance: −$3,313
• − Management: −$3,313
• − HOA: −$504
• − Depreciation: −$11,197
• Taxable loss: −$4,043
• Est. tax savings @ 24.0%: +$970
• After-tax cash flow: $3,393/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: 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 (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: 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 · 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: ▼ -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

+851.2% since first listed

27 events — show timeline

• 2026-05-14 Price Changed $409,000 GAMLS
• 2026-05-14 Price Changed $409,000 FMLS
• 2026-04-12 Listed $438,900 FMLS
• 2026-04-12 Listed $438,900 GAMLS
• 2026-03-19 Rental Removed $2,639 Tricon
• 2026-03-11 Price Changed $2,639 Tricon
• 2026-03-04 Price Changed $2,669 Tricon
• 2026-02-10 Listed for Rent $2,699 Tricon
• 2026-02-01 Rental Removed $2,649 Tricon
• 2026-01-30 Listed for Rent $2,649 Tricon
• 2026-01-08 Rental Removed $2,489 Tricon
• 2025-12-25 Price Changed $2,489 Tricon
• 2025-12-17 Listed for Rent $2,549 Tricon
• 2023-06-06 Rental Removed — RENT.
• 2018-04-03 Sold (Public Records) $242,000 Public Records
• 2018-03-30 Sold (MLS) $242,000 GAMLS
• 2018-03-30 Sold (MLS) $242,000 FMLS
• 2018-03-27 Pending — FMLS
• 2018-03-12 Pending — GAMLS
• 2018-03-12 Contingent — FMLS
• 2018-02-22 Relisted — GAMLS
• 2018-02-22 Relisted — FMLS
• 2018-02-13 Pending — GAMLS
• 2018-02-13 Contingent — FMLS
• 2018-02-09 Listed $249,900 GAMLS
• 2018-02-09 Listed $249,900 FMLS
• 2004-04-07 Sold (Public Records) $43,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $3,641 · +0.0% YoY. Source: county tax records.