5400 Kings Camp Rd Unit B21 · Acworth, GA 30102

$139,900

1 bd · 1.5 ba · 460 sqft · SingleFamily · 50 Days on market

Built 1960 Good condition 4,356 sqft lot $304/sqft · 30% below area Est $200k · 30% under · waterfront $889/mo HOA · 67% of rent ↓ 16% since listing

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Why this score? — see what drove the F 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
• 1% rule +4.5/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.9/5.0
• Schools +2.7/10.0
• Cash flow +0.0/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Fantastic Lakefront Cabin with your own private dock that includes jet ski pads! Very rare find in desirable Glade Marina! Lake views abound from this unique cabin with additional bath house, expansive screened porch, sleeping/living area and quaint original 1960's travel trailer (updated to today's standards). Corps of Engineer Land Lease. Property provides direct deep water access from the dock. Monthly Corps lease fee collected by Glade Marina. The yard is a cleared gradual slope to the edge of Lake Allatoona with a beautiful view and seating area around a large fire pit just before you get to the swimming/boating dock!

Key facts

• Gated community
• Large screen porch
• Jet ski ports

Tags

• PERSONAL DOCK
• JET SKI PORTS
• LARGE SCREEN PORCH
• LAKE VIEWS
• GATED COMMUNITY
• WALKING TRAILS

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath single-family listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-811 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $23k (83.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (5.5% below list).
• Recommended offer: $23k (83.9% below list) — sets the bar for cash-flow.
• Cap rate -0.7% vs local median 3.9% in Acworth — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Allatoona Elementary School (math 22% / reading 22%, grade F, #810 of 1,228 statewide, top 69%, 415 students, 74% FRL); Woodland Middle School At Euharlee (math 27% / reading 44%, grade F, #185 of 470 statewide, top 40%, 684 students, 52% 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; solid renter incomes; 1,618 units permitted in Bartow County in 2024 (265 in 5+ unit buildings).
• This rent is only 16% of the median local income ($98k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 67% of rent.
• 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 $22,549 (83.9% 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 50 days. Have you received any prior offers? Is the seller open to a 84% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 0.95% ✗
• Cap rate: -0.66%
• Cash-on-cash: -24.84%
• DSCR: -0.11
• GRM: 8.8

CMA / ARV

• ARV (median comp): $200,148
• List price: $139,900
• Delta: -30.10%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.71% rent growth · sell at horizon

5-year hold

• IRR: -74.9%
• Equity multiple: -0.93×
• Total profit: $-75,451
• Equity at exit: $20,860

10-year hold

• IRR: —
• Equity multiple: -2.49×
• Total profit: $-136,688
• Equity at exit: $12,096

Cash invested: $39,172 (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 →

Active competition Active MLS

• For sale now: 3 active · 2 under contract
• Median asking: $189,000 ($387/sqft)
• Median days on market: 30 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +12.3% above 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: 8.8×

Monthly cashflow live

• Estimated rent: $1,323 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$889
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $-811

Break-even live

Break-even rent $2,349

Max offer price $22,549

Occupancy floor —

Sensitivity live

Price	-10% $-714	-5% $-763	+0% $-811	+5% $-859	+10% $-908
Rent	-10% $-915	-5% $-863	+0% $-811	+5% $-759	+10% $-707
Rate	-1.0pp $-741	-0.5pp $-775	base $-811	+0.5pp $-847	+1.0pp $-884

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: $34,975
• Closing costs: $4,197
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Cash offers only
• HOA & community: No homeowners associationCommunity amenities: Boat/Camper/Van parking, Clubhouse, Gated community, Lake, Marina

Exterior

• Parking: 2 parking spacesNo special parking features
• Utilities: Public waterSeptic tankCable available
• Home design: Cabin / Single family residenceResale property
• Construction: Built in 1960Wood sidingMetal roofCrawl space foundation
• Exterior features: Other exterior featuresHas viewLot features: Other

Interior

• Kitchen: RefrigeratorTankless water heater
• Bedrooms: 1 bedroom (main level)
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom1 half bathroom (total 1.5 baths)
• Heating & cooling: Electric heatingElectric cooling
• Interior features: Other interior featuresOne level
• Laundry & utility: Other laundry features

HOA detail $889/mo · $10,668/yr

• Likely covers: water

Listing history 50 events

1. 2026-09-23
   days on market $139,900 Active 50 DOM
2. 2026-09-22
   days on market $139,900 Active 49 DOM
3. 2026-09-21
   days on market $139,900 Active 48 DOM
4. 2026-09-20
   days on market $139,900 Active 47 DOM
5. 2026-09-19
   days on market $139,900 Active 46 DOM
6. 2026-09-18
   days on market $139,900 Active 45 DOM
7. 2026-09-17
   days on market $139,900 Active 44 DOM
8. 2026-09-16
   days on market $139,900 Active 43 DOM
9. 2026-09-15
   days on market $139,900 Active 42 DOM
10. 2026-09-14
    days on market $139,900 Active 41 DOM
11. 2026-09-13
    days on market $139,900 Active 40 DOM
12. 2026-09-12
    days on market $139,900 Active 39 DOM
13. 2026-09-11
    days on market $139,900 Active 38 DOM
14. 2026-09-05
    days on market $139,900 Active 32 DOM
15. 2026-09-04
    days on market $139,900 Active 31 DOM
16. 2026-08-31
    statusdays on market $139,900 Active 27 DOM
17. 2026-08-29
    days on market $139,900 Price Change 25 DOM
18. 2026-08-28
    pricestatusdays on market $139,900 Price Change 24 DOM
19. 2026-08-27
    days on market $149,900 Active 23 DOM
20. 2026-08-25
    days on market $149,900 Active 21 DOM
21. 2026-08-24
    days on market $149,900 Active 20 DOM
22. 2026-08-23
    days on market $149,900 Active 19 DOM
23. 2026-08-22
    days on market $149,900 Active 18 DOM
24. 2026-08-21
    days on market $149,900 Active 17 DOM
25. 2026-08-20
    days on market $149,900 Active 16 DOM
26. 2026-08-19
    days on market $149,900 Active 15 DOM
27. 2026-08-18
    statusdays on market $149,900 Active 14 DOM
28. 2026-08-17
    days on market $149,900 New 13 DOM
29. 2026-08-16
    days on market $149,900 New 12 DOM
30. 2026-08-15
    days on market $149,900 New 11 DOM
31. 2026-08-14
    days on market $149,900 New 10 DOM
32. 2026-08-13
    days on market $149,900 New 9 DOM
33. 2026-08-12
    days on market $149,900 New 8 DOM
34. 2026-08-11
    days on market $149,900 New 7 DOM
35. 2026-08-10
    days on market $149,900 New 6 DOM
36. 2026-08-09
    days on market $149,900 New 5 DOM
37. 2026-08-08
    days on market $149,900 New 4 DOM
38. 2026-08-06
    days on market $149,900 New 2 DOM
39. 2026-08-04
    pricestatusdays on marketlisting id $149,900 New 1 DOM
40. 2026-06-18
    days on market $179,000 Active 131 DOM
41. 2026-06-17
    days on market $179,000 Active 130 DOM
42. 2026-06-16
    days on market $179,000 Active 129 DOM
43. 2026-06-15
    days on market $179,000 Active 128 DOM
44. 2026-06-13
    days on market $179,000 Active 126 DOM
45. 2026-06-09
    days on market $179,000 Active 122 DOM
46. 2026-06-08
    days on market $179,000 Active 121 DOM
47. 2026-06-07
    days on market $179,000 Active 120 DOM
48. 2026-06-04
    days on market $179,000 Active 117 DOM
49. 2026-06-03
    days on market $179,000 Active 116 DOM
50. 2026-06-02
    days on market $179,000 Active 115 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,871
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,270
• − Management: −$1,270
• − HOA: −$10,668
• − Depreciation: −$4,070
• Taxable loss: −$12,041
• Est. tax savings @ 24.0%: +$2,890
• After-tax cash flow: $-6,842/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $2,300–$6,900 screening

This lakefront cabin is in good condition with a private dock and lake views. It has a good foundation and structure, and the interior is well-maintained. The home is ready for minor cosmetic updates to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Fresh paint can enhance curb appeal and increase both resale and rental value. ↑
• Resale Replace dated kitchen appliances — Modern appliances can attract more buyers and increase the home's appeal. ↑
• Both Upgrade HVAC system — A more efficient HVAC system can improve comfort and energy efficiency, benefiting both resale and rental value. ↑
• Both Landscaping and curb appeal improvements — Enhancing the landscaping can increase curb appeal and attract more buyers/renters. ↑
• Both Add privacy fencing — A privacy fence can enhance the home's appeal and provide additional security, benefiting both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic 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 27/100

Zoned Schools

Elementary Allatoona Elementary School F GA #810/1,228 Nat'l #32,000/41,679 Middle Woodland Middle School At Euharlee F GA #185/470 Nat'l #7,347/14,009 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

Property features AI

Finance

• Other: Cash offers only
• HOA & community: No homeowners associationCommunity amenities: Boat/Camper/Van parking, Clubhouse, Gated community, Lake, Marina

Exterior

• Parking: 2 parking spacesNo special parking features
• Utilities: Public waterSeptic tankCable available
• Home design: Cabin / Single family residenceResale property
• Construction: Built in 1960Wood sidingMetal roofCrawl space foundation
• Exterior features: Other exterior featuresHas viewLot features: Other

Interior

• Kitchen: RefrigeratorTankless water heater
• Bedrooms: 1 bedroom (main level)
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom1 half bathroom (total 1.5 baths)
• Heating & cooling: Electric heatingElectric cooling
• Interior features: Other interior featuresOne level
• Laundry & utility: Other laundry features

Price history

-16.3% since first listed

3 events — show timeline

• 2026-08-04 Listed $149,900 GAMLS
• 2026-06-19 Listing Removed — GAMLS
• 2026-02-07 Listed $179,000 GAMLS