4871 Jenny Dr · Acworth, GA 30101

$239,900

2 bd · 2.5 ba · 1,280 sqft · Townhouse public records · 65 Days on market

Built 1985 1,877 sqft lot $187/sqft · 18% below area Est $291k · 18% under $40/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 +8.7/30.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRIME ACWORTH LOCATION. Welcome to this exclusive opportunity for a first-time home buyer or investor. This fantastic find has a unique price point! This fee simple townhouse has 2 master bedrooms, 2.5 bathrooms, and is move-in ready with ample storage along with a private deck located adjacent to the community pool. This well-maintained home offers privacy, comfort, and an unbeatable location. Nestled in a community within walking distance along with golf carts to and from downtown Acworth, where you will enjoy easy access to the amazing Acworth Beach, local shops, and unbelievable dining experiences. You are only a 5 minute walk to Logan Farm Park where concerts, farmers markets, and festivals bring the community to life year round. Conveniently located with quick access to I-75 and Kennesaw State University, this home combines everyday convenience with lifestyle appeal. Don't miss the opportunity to own this priced to sell townhouse that offers space, convenience, and in one of Acworth's most desirable locations!

Key facts

• Private deck
• Community pool
• Walking distance

Tags

• PRIME ACWORTH LOCATION
• PRIVATE DECK
• COMMUNITY POOL
• WALKING DISTANCE
• EASY ACCESS TO ACWORTH BEACH
• QUICK ACCESS TO I-75

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $240k.

Deal economics

• At list price, monthly cash flow is $-204 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (15.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (24.0% below list).
• Recommended offer: $182k (24.0% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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: Acworth Intermediate School (math 22% / reading 31%, grade F, #718 of 1,228 statewide, top 59%, 520 students, 62% FRL); Barber Middle School (math 27% / reading 39%, grade F, #213 of 470 statewide, top 47%, 877 students, 55% FRL); North Cobb High School (math 26% / reading 38%, grade F, #110 of 424 statewide, top 28%, 2,555 students, 41% FRL).
• Market conditions: Rents rising (+3.5%/yr); 549 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $7k 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

• It's been on market 65 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $74k; list at $240k implies a 226% 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 $182,317 (24.0% 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 65 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: 5.27%
• Cash-on-cash: -3.64%
• DSCR: 0.84
• GRM: 11.0

CMA / ARV

• ARV (median comp): $290,814
• List price: $239,900
• Delta: -17.51%
• 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
4901 Jenny Dr	0.01mi	2/3.0	1,292 (+1%)	3mo	$258,000	$200	94
4890 Jenny Drive Dr	0.03mi	2/2.5	1,292 (+1%)	6mo	$255,000	$197	92
4971 Jenny Dr	0.03mi	2/2.5	1,304 (+2%)	9mo	$255,000	$196	88
5012 Jenny Dr	0.05mi	2/2.5	1,292 (+1%)	14mo	$246,000	$190	84
4856 Allatoona Gtwy #8	0.11mi	2/2.5	1,250 (-2%)	12mo	$343,900	$275	81
4846 Allatoona Gtwy #12	0.11mi	2/2.5	1,250 (-2%)	15mo	$342,400	$274	79
4842 Allatoona Gtwy #13	0.12mi	2/2.5	1,250 (-2%)	16mo	$342,400	$274	77
4822 Allatoona Gtwy	0.14mi	2/2.5	1,250 (-2%)	23mo	$342,400	$274	70
4351 Logan Way	0.53mi	2/2.5	1,186 (-7%)	1mo	$220,000	$185	62
4206 Mastic Pt #24	0.24mi	2/2.5	1,448 (+13%)	8mo	$282,000	$195	61
4704 Liberty Square Dr	0.37mi	2/2.5	1,420 (+11%)	5mo	$260,000	$183	60
4324 Logan Way	0.52mi	2/2.5	1,186 (-7%)	6mo	$205,000	$173	58

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: -21.9%
• Equity multiple: 0.24×
• Total profit: $-50,950
• Equity at exit: $35,770

10-year hold

• IRR: -14.6%
• Equity multiple: 0.15×
• Total profit: $-57,337
• Equity at exit: $20,742

Cash invested: $67,172 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,823 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$246 /mo · $2,953/yr
• Insurance: −$100
• HOA: −$40
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-204

Break-even live

Break-even rent $2,081

Max offer price $203,898

Occupancy floor —

Sensitivity live

Price	-10% $-68	-5% $-136	+0% $-204	+5% $-272	+10% $-340
Rent	-10% $-348	-5% $-276	+0% $-204	+5% $-132	+10% $-60
Rate	-1.0pp $-83	-0.5pp $-143	base $-204	+0.5pp $-266	+1.0pp $-329

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4891 Jenny Dr Acworth, GA	2.0	2.5	1280	$1,600	$1.25	26d	1	0.03mi
4118 Mars Bay Acworth, GA	3.0	3.0	1864	$2,249	$1.21	4d	1	0.25mi
4684 Liberty Square Dr Acworth, GA	3.0	2.5	1449	$1,950	$1.35	18d	1	0.31mi
5373 Cherokee St Acworth, GA	1.0–3.0	1.0–2.0	934	$1,492	$1.60	0d	12	0.45mi
5360 Allatoona Gtwy Acworth, GA	1.0–3.0	1.0–2.0	1081	$1,880	$1.74	0d	50	0.74mi
4579 Spring Street Ext Acworth, GA	3.0	1.0	890	$1,500	$1.69	45d	1	0.93mi
4260 S Lakeshore Dr Acworth, GA	2.0	1.0	936	$1,495	$1.60	13d	1	1.05mi
4695 Cox St Acworth, GA	3.0	2.0	1216	$1,750	$1.44	14d	1	1.13mi
4925 Cedar St Acworth, GA	3.0	2.0	1220	$1,795	$1.47	14d	1	1.17mi
4281 Grogan St NW #4360 Acworth, GA	2.0	1.5	1100	$1,500	$1.36	45d	1	1.21mi
4256 Worth St Acworth, GA	2.0	1.5	1080	$1,623	$1.50	45d	1	1.22mi
4267 Grogan St Acworth, GA	2.0	1.5	1118	$1,595	$1.43	22d	1	1.23mi
4255 Grogan St Acworth, GA	2.0	2.0	1118	$1,350	$1.21	45d	1	1.24mi

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: pool

Listing history 18 events

1. 2026-06-21
   days on market $239,900 Active 65 DOM
2. 2026-06-18
   days on market $239,900 Active 62 DOM
3. 2026-06-17
   days on market $239,900 Active 61 DOM
4. 2026-06-16
   days on market $239,900 Active 60 DOM
5. 2026-06-15
   days on market $239,900 Active 59 DOM
6. 2026-06-13
   days on market $239,900 Active 57 DOM
7. 2026-06-13
   days on market $239,900 Active 56 DOM
8. 2026-06-09
   days on market $239,900 Active 53 DOM
9. 2026-06-08
   days on market $239,900 Active 52 DOM
10. 2026-06-07
    days on market $239,900 Active 51 DOM
11. 2026-06-04
    days on market $239,900 Active 48 DOM
12. 2026-06-03
    days on market $239,900 Active 47 DOM
13. 2026-06-02
    days on market $239,900 Active 46 DOM
14. 2026-06-01
    days on market $239,900 Active 45 DOM
15. 2026-05-31
    days on market $239,900 Active 44 DOM
16. 2026-04-16
    listed $239,900 Active 1032-char remark

    Show marketing remark (1032 chars)

    PRIME ACWORTH LOCATION. Welcome to this exclusive opportunity for a first-time home buyer or investor. This fantastic find has a unique price point! This fee simple townhouse has 2 master bedrooms, 2.5 bathrooms, and is move-in ready with ample storage along with a private deck located adjacent to the community pool. This well-maintained home offers privacy, comfort, and an unbeatable location. Nestled in a community within walking distance along with golf carts to and from downtown Acworth, where you will enjoy easy access to the amazing Acworth Beach, local shops, and unbelievable dining experiences. You are only a 5 minute walk to Logan Farm Park where concerts, farmers markets, and festivals bring the community to life year round. Conveniently located with quick access to I-75 and Kennesaw State University, this home combines everyday convenience with lifestyle appeal. Don't miss the opportunity to own this priced to sell townhouse that offers space, convenience, and in one of Acworth's most desirable locations!

17. 2000-02-23
    soldstatus $73,500
18. 1995-11-02
    soldstatus $66,700

ⓘ 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: $2,953 · $246/mo
• Projected year-2 tax: $2,953 · $246/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°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: $21,878
• − Mortgage interest: −$13,438
• − Property taxes: −$2,953
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,750
• − Management: −$1,750
• − HOA: −$480
• − Depreciation: −$6,979
• Taxable loss: −$6,672
• Est. tax savings @ 24.0%: +$1,601
• After-tax cash flow: $-844/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

• Census place: Acworth, GA
• 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

+259.7% since first listed

3 events — show timeline

• 2026-04-16 Listed $239,900 FMLS
• 2000-02-23 Sold (Public Records) $73,500 Public Records
• 1995-11-02 Sold (Public Records) $66,700 Public Records

Property tax history

+4.8%/yr

Latest (2025): $2,953 · +40.0% YoY. Source: county tax records.