63 Zimmer Woods Xing · Acworth, GA 30132

$411,000

5 bd · 3.0 ba · 2,863 sqft · SingleFamily public records · 46 Days on market

Built 2021 0.39 ac lot $144/sqft · 18% below area Est $499k · 18% under $48/mo HOA · 2% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +7.1/30.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into 63 Zimmer Woods Xing, a residence recently enhanced with fresh interior paint and partial flooring replacement throughout. A comfortable fireplace anchors a main living area, complemented by a kitchen that includes an island, accent backsplash, and all stainless steel appliances. The primary bedroom includes a walk in closet, while its bathroom provides double sinks and a separate tub and shower for convenience. A covered patio extends the living space outdoors. This home is a perfect blend of style and comfort, waiting for you to make it your own. Included 100-Day Home Warranty with buyer activation

Key facts

• Kitchen island
• Walk in closet
• Fresh interior paint

Tags

• FRESH INTERIOR PAINT
• PARTIAL FLOORING REPLACEMENT
• KITCHEN ISLAND
• ACCENT BACKSPLASH
• STAINLESS STEEL APPLIANCES
• WALK IN CLOSET

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $411k.

Deal economics

• At list price, monthly cash flow is $-590 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $307k (25.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $271k (34.1% below list).
• Recommended offer: $271k (34.1% below list) — sets the bar for 1% rule.

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 (+1.8%/yr); 652 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,458 units permitted in Paulding County in 2024 (0 in 5+ unit buildings).

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 46 days — a 3% lower offer ($399k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts; this cycle's ask has dropped $36k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $270,909 (34.1% 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 46 days. Have you received any prior offers? Is the seller open to a 34% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.66% ✗
• Cap rate: 4.57%
• Cash-on-cash: -6.15%
• DSCR: 0.73
• GRM: 12.6

CMA / ARV

• ARV (median comp): $498,699
• List price: $411,000
• Delta: -17.59%
• 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
100 Park Chase Ln	0.32mi	5/2.5	2,851 (-0%)	6mo	$415,000	$146	77
83 Leyland Xing	0.20mi	4/2.5 (-1)	2,804 (-2%)	12mo	$340,000	$121	70
15 Park Chase Ct	0.37mi	4/3.0 (-1)	2,634 (-8%)	1mo	$435,000	$165	64
595 Bentleaf Dr	0.52mi	4/3.0 (-1)	2,846 (-1%)	11mo	$500,000	$176	61
48 Red Bud Ln	0.55mi	4/2.5 (-1)	2,770 (-3%)	10mo	$523,650	$189	53
167 Parkmont Ln	0.69mi	4/2.5 (-1)	3,001 (+5%)	1mo	$382,500	$127	52
109 Taylor Walk	0.66mi	5/3.5	2,584 (-10%)	1mo	$405,000	$157	50
100 Heritage Ln	0.55mi	4/2.5 (-1)	2,658 (-7%)	11mo	$475,000	$179	46
15 Ashbridge Ln	0.44mi	4/2.5 (-1)	2,434 (-15%)	6mo	$445,000	$183	43
26 Laurel Branch Ct	0.60mi	4/2.5 (-1)	2,507 (-12%)	3mo	$360,000	$144	41
507 Bentleaf Dr	0.59mi	5/2.5	2,438 (-15%)	8mo	$569,000	$233	39
85 Parkmont Way	0.71mi	4/2.5 (-1)	2,551 (-11%)	8mo	$330,000	$129	35

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 · 1.84% rent growth · sell at horizon

5-year hold

• IRR: -28.1%
• Equity multiple: 0.07×
• Total profit: $-107,302
• Equity at exit: $61,281

10-year hold

• IRR: -31.9%
• Equity multiple: -0.34×
• Total profit: $-154,429
• Equity at exit: $35,536

Cash invested: $115,080 (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 30132

• Home prices YoY: -33.1%
• Rents YoY: 1.8%
• Active inventory: 652
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $2,709 high
• Mortgage (P&I): −$2,155
• Tax from tax record: −$355 /mo · $4,262/yr
• Insurance: −$171
• HOA: −$48
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $-590

Break-even live

Break-even rent $3,455

Max offer price $306,851

Occupancy floor —

Sensitivity live

Price	-10% $-357	-5% $-473	+0% $-590	+5% $-706	+10% $-822
Rent	-10% $-804	-5% $-697	+0% $-590	+5% $-483	+10% $-376
Rate	-1.0pp $-383	-0.5pp $-485	base $-590	+0.5pp $-696	+1.0pp $-804

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: $102,750
• Closing costs: $12,330
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
72 Ryans Pt Dallas, GA	4.0	2.5	2834	$2,355	$0.83	44d	1	0.16mi
194 Eastridge Way Dallas, GA	4.0	2.5	2288	$2,096	$0.92	13d	1	0.24mi
167 Parkmont Ln Dallas, GA	4.0	2.5	3001	$2,496	$0.83	11d	1	0.71mi
315 Wellsley Ln Dallas, GA	5.0	4.0	3612	$2,675	$0.74	44d	1	0.96mi
253 Lantana Xing Dallas, GA	4.0	2.0	2045	$1,950	$0.95	3d	1	1.35mi

HOA detail

• Monthly dues: $48 · $576/yr

Listing history 24 events

1. 2026-06-02
   statusdays on market $411,000 Pending 46 DOM
2. 2026-06-01
   days on market $411,000 Active 45 DOM
3. 2026-05-31
   days on market $411,000 Active 44 DOM
4. 2026-05-14
   price $421,000 617-char remark

   Show marketing remark (617 chars)

   Step into 63 Zimmer Woods Xing, a residence recently enhanced with fresh interior paint and partial flooring replacement throughout. A comfortable fireplace anchors a main living area, complemented by a kitchen that includes an island, accent backsplash, and all stainless steel appliances. The primary bedroom includes a walk in closet, while its bathroom provides double sinks and a separate tub and shower for convenience. A covered patio extends the living space outdoors. This home is a perfect blend of style and comfort, waiting for you to make it your own. Included 100-Day Home Warranty with buyer activation

5. 2026-05-14
   price $421,000 617-char remark

   Show marketing remark (617 chars)

   Step into 63 Zimmer Woods Xing, a residence recently enhanced with fresh interior paint and partial flooring replacement throughout. A comfortable fireplace anchors a main living area, complemented by a kitchen that includes an island, accent backsplash, and all stainless steel appliances. The primary bedroom includes a walk in closet, while its bathroom provides double sinks and a separate tub and shower for convenience. A covered patio extends the living space outdoors. This home is a perfect blend of style and comfort, waiting for you to make it your own. Included 100-Day Home Warranty with buyer activation

6. 2026-04-30
   price $434,000 617-char remark

   Show marketing remark (617 chars)

   Step into 63 Zimmer Woods Xing, a residence recently enhanced with fresh interior paint and partial flooring replacement throughout. A comfortable fireplace anchors a main living area, complemented by a kitchen that includes an island, accent backsplash, and all stainless steel appliances. The primary bedroom includes a walk in closet, while its bathroom provides double sinks and a separate tub and shower for convenience. A covered patio extends the living space outdoors. This home is a perfect blend of style and comfort, waiting for you to make it your own. Included 100-Day Home Warranty with buyer activation

7. 2026-04-30
   price $434,000 617-char remark

   Show marketing remark (617 chars)

   Step into 63 Zimmer Woods Xing, a residence recently enhanced with fresh interior paint and partial flooring replacement throughout. A comfortable fireplace anchors a main living area, complemented by a kitchen that includes an island, accent backsplash, and all stainless steel appliances. The primary bedroom includes a walk in closet, while its bathroom provides double sinks and a separate tub and shower for convenience. A covered patio extends the living space outdoors. This home is a perfect blend of style and comfort, waiting for you to make it your own. Included 100-Day Home Warranty with buyer activation

8. 2026-04-18
   listed $447,000 New 617-char remark

   Show marketing remark (617 chars)

   Step into 63 Zimmer Woods Xing, a residence recently enhanced with fresh interior paint and partial flooring replacement throughout. A comfortable fireplace anchors a main living area, complemented by a kitchen that includes an island, accent backsplash, and all stainless steel appliances. The primary bedroom includes a walk in closet, while its bathroom provides double sinks and a separate tub and shower for convenience. A covered patio extends the living space outdoors. This home is a perfect blend of style and comfort, waiting for you to make it your own. Included 100-Day Home Warranty with buyer activation

9. 2026-04-18
   listed $447,000 Active 617-char remark

   Show marketing remark (617 chars)

   Step into 63 Zimmer Woods Xing, a residence recently enhanced with fresh interior paint and partial flooring replacement throughout. A comfortable fireplace anchors a main living area, complemented by a kitchen that includes an island, accent backsplash, and all stainless steel appliances. The primary bedroom includes a walk in closet, while its bathroom provides double sinks and a separate tub and shower for convenience. A covered patio extends the living space outdoors. This home is a perfect blend of style and comfort, waiting for you to make it your own. Included 100-Day Home Warranty with buyer activation

10. 2026-04-02
    soldstatus $368,500
11. 2026-04-01
    soldstatus $368,500 Closed
12. 2026-04-01
    soldstatus $368,500 Sold
13. 2026-03-27
    status Under Contract
14. 2026-03-27
    status Pending
15. 2026-03-11
    price $399,000
16. 2026-03-11
    price $399,000
17. 2026-03-02
    status Active
18. 2026-03-02
    status Back On Market
19. 2026-02-09
    status Pending
20. 2026-02-09
    status Under Contract
21. 2025-11-28
    listed $420,000 Active
22. 2025-11-25
    historical
23. 2025-10-30
    listed $420,000 New
24. 2025-10-30
    listed $450,000 New

ⓘ 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: $4,262 · $355/mo
• Projected year-2 tax: $4,262 · $355/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 6/10 Major FEMA zone X (unshaded) · 56% chance over 30 yrs
• 🔥 Wildfire 4/10 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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,509
• − Mortgage interest: −$23,022
• − Property taxes: −$4,262
• − Insurance: −$2,055
• − Repairs & maintenance: −$2,601
• − Management: −$2,601
• − HOA: −$576
• − Depreciation: −$11,956
• Taxable loss: −$14,564
• Est. tax savings @ 24.0%: +$3,495
• After-tax cash flow: $-3,579/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: Paulding County · 134,013 people
• City population: 106,793
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 53,348
• Household income: $109,914
• Rent vs Own: 20.2% rent · 79.8% own
• Severe rent burden: 593.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 19% Hispanic / Latino 9% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 1% Tagalog/Filipino 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: ▼ -92.85%
• Current HPI: 187.6553
• Rent YoY: ▲ 1.84%
• 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

+0.2% since first listed

21 events — show timeline

• 2026-05-14 Price Changed $421,000 FMLS
• 2026-05-14 Price Changed $421,000 GAMLS
• 2026-04-30 Price Changed $434,000 GAMLS
• 2026-04-30 Price Changed $434,000 FMLS
• 2026-04-18 Listed $447,000 FMLS
• 2026-04-18 Listed $447,000 GAMLS
• 2026-04-02 Sold (Public Records) $368,500 Public Records
• 2026-04-01 Sold (MLS) $368,500 GAMLS
• 2026-04-01 Sold (MLS) $368,500 FMLS
• 2026-03-27 Pending — GAMLS
• 2026-03-27 Pending — FMLS
• 2026-03-11 Price Changed $399,000 FMLS
• 2026-03-11 Price Changed $399,000 GAMLS
• 2026-03-02 Relisted — FMLS
• 2026-03-02 Relisted — GAMLS
• 2026-02-09 Pending — FMLS
• 2026-02-09 Pending — GAMLS
• 2025-11-28 Listed $420,000 FMLS
• 2025-11-25 Listing Removed — GAMLS
• 2025-10-30 Listed $450,000 GAMLS
• 2025-10-30 Listed $420,000 GAMLS

Property tax history

+5.4%/yr

Latest (2025): $4,262 · +5.7% YoY. Source: county tax records.