3245 Mars Hill Church Rd · Acworth, GA 30101

$290,000

3 bd · 1.5 ba · 1,152 sqft · SingleFamily public records · 11 Days on market

Built 1954 0.64 ac lot $252/sqft · 15% below area Est $342k · 15% under

---

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).

• ARV discount +14.3/15.0
• Cash flow +10.3/30.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

***BRAND NEW ROOF*** INCREDIBLE .65-ACRE LOT. Opportunity, space, and location come together in this charming ranch home nestled in one of Acworth's most desirable school districts, featuring highly acclaimed Frey Elementary, Durham Middle, and Allatoona High School. Set on an expansive and beautifully level .65-acre homesite, this property offers something that's becoming increasingly difficult to find a backyard with endless possibilities. Whether you dream of adding a pool, outdoor entertaining oasis, workshop, garden, or even expanding the home in the future, this incredible lot provides the space to make it happen. Inside, you'll find a welcoming floor plan designed for comfortable everyday living. The bright eat-in kitchen features granite countertops, white cabinetry, stainless steel appliances, and a gas range, flowing seamlessly into the cozy family room the perfect gathering space for family and friends. The home offers two comfortable bedrooms, a full bath with double vanity, and an additional half bath for added convenience PLUS a Flex space that could be used as an additional bedroom, office or library. Adding tremendous value and peace of mind, many of the home's major systems have already been updated, including a brand-new roof, new HVAC system (2022), new septic tank (2022), and updated plumbing (2022), allowing the next owner to focus on personalizing the space rather than costly infrastructure improvements. While the home could benefit from some cosmetic updates, it presents an outstanding opportunity to build instant equity and create a home tailored to your style in a location that's hard to beat. Whether you're a first-time buyer, investor, or someone searching for a property with room to grow, this home offers unlimited potential in a sought-after Acworth location. Don't miss your chance to secure a rare large lot, major system upgrades, and top-rated schools all at an exceptional value. Sold As-Is.

Key facts

• Expansive lot
• Brand new roof
• New septic tank

Tags

• BRAND NEW ROOF
• EXPANSIVE LOT
• BACKYARD WITH POSSIBILITIES
• UPDATED PLUMBING
• NEW HVAC SYSTEM
• NEW SEPTIC TANK

Property features AI

Exterior

• Parking: Driveway parking; Open parking available
• Utilities: Public water; Septic tank sewer; Electricity available; Natural gas available; Cable available; Phone available; Underground utilities
• Home design: One-level home; Fee simple ownership; Fixer condition; Composition roof; HardiPlank-type exterior
• Construction: HardiPlank-type siding; Composition roof; Back yard fence
• Exterior features: Private entrance; Private yard; Back yard fencing; Deck

Interior

• Kitchen: Breakfast bar; White cabinets; Eat-in kitchen; Solid surface counters; Dishwasher; Disposal; Gas cooktop; Gas oven; Gas range; Self-cleaning oven
• Bedrooms: Two main-level bedrooms; Roommate floor plan; Split bedroom plan
• Flooring: Hardwood flooring; Vinyl flooring
• Bathrooms: One full bathroom; One half bathroom; Master bath with double vanity, separate his-and-hers areas, and tub/shower combo
• Heating & cooling: Central air; Ceiling fans; Electric cooling; Forced air heating; Natural gas heating; Zoned heating
• Interior features: Insulated windows; No common walls; Other interior features
• Laundry & utility: Laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-158 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $262k (9.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (25.6% below list).
• Recommended offer: $216k (25.6% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: Frey Elementary School (math 56% / reading 50%, grade C, #215 of 1,228 statewide, top 18%, 755 students, 21% FRL); Durham Middle School (math 54% / reading 67%, grade B+, #39 of 470 statewide, top 8%, 1,029 students, 15% FRL); Allatoona High School (math 26% / reading 37%, grade F, #122 of 424 statewide, top 30%, 1,694 students, 19% FRL) — zoned schools average 18% FRL vs 39% district-wide (21 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.5%/yr); 549 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $9k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 5y 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.
• Current owner paid $243k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $215,636 (25.6% 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. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.74% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.33%
• DSCR: 0.90
• GRM: 11.2

CMA / ARV

• ARV (median comp): $341,811
• List price: $290,000
• Delta: -15.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3070 Mars Hill Church Rd NW	0.19mi	3/2.0	1,300 (+13%)	4mo	$345,000	$265	64
4793 Davenport Trce NW	0.04mi	3/5.0	1,290 (+12%)	12mo	$289,000	$224	54

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: -19.7%
• Equity multiple: 0.31×
• Total profit: $-56,062
• Equity at exit: $43,240

10-year hold

• IRR: -11.7%
• Equity multiple: 0.29×
• Total profit: $-57,660
• Equity at exit: $25,074

Cash invested: $81,200 (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: 11.2×

Monthly cashflow live

• Estimated rent: $2,156 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$220 /mo · $2,638/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $-158

Break-even live

Break-even rent $2,356

Max offer price $262,096

Occupancy floor —

Sensitivity live

Price	-10% $6	-5% $-76	+0% $-158	+5% $-240	+10% $-322
Rent	-10% $-328	-5% $-243	+0% $-158	+5% $-73	+10% $12
Rate	-1.0pp $-12	-0.5pp $-84	base $-158	+0.5pp $-233	+1.0pp $-310

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $290,000 Active 11 DOM
2. 2026-06-18
   days on market $290,000 Active 8 DOM
3. 2026-06-17
   days on market $290,000 Active 7 DOM
4. 2026-06-16
   days on market $290,000 Active 6 DOM
5. 2026-06-15
   days on market $290,000 Active 5 DOM
6. 2026-06-13
   days on market $290,000 Active 3 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   days on marketlisting id $290,000 Active 2 DOM
9. 2026-03-10
   status Active 1465-char remark
10. 2026-03-10
    status Back On Market 1465-char remark
11. 2026-03-03
    status Under Contract 1465-char remark
12. 2026-03-03
    historical Active Under Contract 1465-char remark
13. 2026-02-27
    listed $290,000 New 1465-char remark
14. 2026-02-27
    listed $290,000 Active 1465-char remark
15. 2021-12-21
    soldstatus $243,100
16. 2021-12-20
    soldstatus $243,100 Closed
17. 2021-11-21
    status Pending
18. 2021-11-17
    historical Active Under Contract
19. 2021-11-17
    historical
20. 2021-11-04
    price $245,000
21. 2021-11-04
    listed $245,000 New
22. 2021-11-03
    listed $240,000 Active
23. 2005-01-19
    soldstatus $113,000
24. 1993-06-08
    soldstatus $49,000

ⓘ 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: $2,638 · $220/mo
• Projected year-2 tax: $2,668 · $222/mo
• Expected delta: +$30/yr (+$2/mo · 1.1%)

ⓘ 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 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: $25,876
• − Mortgage interest: −$16,245
• − Property taxes: −$2,638
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,070
• − Management: −$2,070
• − Depreciation: −$8,436
• Taxable loss: −$7,033
• Est. tax savings @ 24.0%: +$1,688
• After-tax cash flow: $-208/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

• 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

+491.8% since first listed

20 events — show timeline

• 2026-06-10 Listed $290,000 GAMLS
• 2026-06-10 Listed $290,000 FMLS
• 2026-05-30 Listing Removed — GAMLS
• 2026-05-30 Listing Removed — FMLS
• 2026-03-10 Relisted — FMLS
• 2026-03-10 Relisted — GAMLS
• 2026-03-03 Pending — GAMLS
• 2026-03-03 Contingent — FMLS
• 2026-02-27 Listed $290,000 GAMLS
• 2026-02-27 Listed $290,000 FMLS
• 2021-12-21 Sold (Public Records) $243,100 Public Records
• 2021-12-20 Sold (MLS) $243,100 FMLS
• 2021-11-21 Pending — FMLS
• 2021-11-17 Contingent — FMLS
• 2021-11-17 Listing Removed — GAMLS
• 2021-11-04 Price Changed $245,000 FMLS
• 2021-11-04 Listed $245,000 GAMLS
• 2021-11-03 Listed $240,000 FMLS
• 2005-01-19 Sold (Public Records) $113,000 Public Records
• 1993-06-08 Sold (Public Records) $49,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $2,638 · -0.1% YoY. Source: county tax records.