5400 Kings Camp Rd Unit B21

Acworth, GA 30102

$129,900F

1 bd · 1.5 ba · 460 sqft · Built 1960 · SingleFamily · Active · 96 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,373/mo
• Mortgage (P&I): −$681
• Tax + insurance: −$216
• HOA: −$889
• Vac / Maint / Mgmt: −$288
• Net cashflow: $-702/mo
• Annual: $-8,423/yr
• Cap rate: -0.19%
• Cash-on-cash: -23.16%
• DSCR: -0.03
• 1% rule: 1.06%
• Cash to close: $36,372

Investor read

• This is a 1-bed/1.5-bath single-family listed at $130k. Condition is rated good.
• At list price, monthly cash flow is $-702 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $28k (78.2% below list).
• Meets the 1% rule at list price ($1k rent vs $130k).
• It's been on market 96 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $28k (78.2% below list) — sets the bar for cash-flow.
• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• 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).
• Watch-outs: HOA is 65% of rent.
• Market conditions: Rents rising (+1.7%/yr); 558 active listings in the ZIP; solid renter incomes; 1,618 units permitted in Bartow County in 2024 (265 in 5+ unit buildings).
• 2 sale attempts; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• 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.
• Cap rate -0.2% 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.
• This rent is only 17% of the median local income ($98k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Questions for listing agent

• 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?
• It's been on market 96 days. Have you received any prior offers? Is the seller open to a 78% concession, seller financing, or rate buy-down credit?
• Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?