2368 Proctor Creek Enclave · Kennesaw, GA 30101

$424,900

4 bd · 2.5 ba · 2,424 sqft · SingleFamily public records · 63 Days on market

Built 2014 6,098 sqft lot $175/sqft · 7% below area Est $455k · 7% under $29/mo HOA · 1% of rent ↓ 2% since listing

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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 +10.5/15.0
• Cash flow +9.3/30.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Rent growth +3.4/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready and packed with upgrades, this 4-bedroom, 2.5-bath home in sought-after The Enclave at Proctor Creek offers over 2,400 square feet of stylish, functional living at an exceptional value in desirable Cobb County. Recent improvements include a freshly painted exterior, upgraded LVP flooring throughout the main level, upgraded bathrooms, and a custom closet system in the primary suite—features rarely found at this price point. The open-concept layout features a spacious kitchen overlooking the main living area, creating the perfect setup for entertaining, gatherings, or everyday living. The oversized primary suite provides a true retreat, while the secondary bedrooms offer flexibility for guests, a home office, fitness space, or hobbies. Conveniently located near shopping, dining, and major commuter routes, this well-maintained home combines space, upgrades, and location in one compelling package. Seller willing to consider closing cost assistance with acceptable offer.

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 2014

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $-311 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $370k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $311k (26.8% below list).
• Recommended offer: $311k (26.8% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.6% in Kennesaw — 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 78/100 on livability (#19 in GA, #2,588 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-, crime B+; Watch: 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.
• Market conditions: Rents rising (+3.5%/yr); 523 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,625 units permitted in Cobb County in 2024 (389 in 5+ unit buildings).
• This rent runs 34% of the median local income ($111k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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 63 days — a 6% lower offer ($399k) is reasonable based on typical stale-listing flexibility.

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 $311,149 (26.8% 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 63 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.73% ✗
• Cap rate: 5.41%
• Cash-on-cash: -3.14%
• DSCR: 0.86
• GRM: 11.4

CMA / ARV

• ARV (median comp): $455,391
• List price: $424,900
• Delta: -6.70%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2430 Brookgreen Cmns NW	0.34mi	4/2.5	2,518 (+4%)	6mo	$422,500	$168	73
2205 Sugar Maple Ct NW	0.57mi	4/2.5	2,417 (-0%)	4mo	$440,000	$182	70
4380 Clairesbrook Ln	0.42mi	4/2.5	2,274 (-6%)	1mo	$425,000	$187	69
2170 Sugar Maple Cv NW	0.46mi	4/2.5	2,308 (-5%)	6mo	$438,000	$190	65
4198 Gramercy Main NW	0.43mi	3/2.5 (-1)	2,351 (-3%)	6mo	$375,000	$160	65
2698 Claredon Trce NW	0.46mi	4/2.5	2,578 (+6%)	6mo	$470,000	$182	63
4133 Rosedown Ct NW	0.17mi	3/2.5 (-1)	2,120 (-12%)	7mo	$437,000	$206	60
4049 Paloverde Dr NW	0.58mi	3/2.5 (-1)	2,690 (+11%)	6mo	$350,000	$130	45
2205 Sprucewood Dr NW	0.67mi	4/2.5	2,766 (+14%)	1mo	$455,500	$165	44
4375 Lippencott Ln	0.65mi	4/2.5	2,064 (-15%)	2mo	$425,000	$206	43
2828 Amhurst Way NW	0.68mi	3/2.5 (-1)	2,139 (-12%)	1mo	$409,500	$191	43
4348 Richmond Pl NW	0.69mi	4/3.0	2,097 (-14%)	8mo	$365,000	$174	37

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: -21.1%
• Equity multiple: 0.27×
• Total profit: $-87,203
• Equity at exit: $63,354

10-year hold

• IRR: -13.5%
• Equity multiple: 0.20×
• Total profit: $-95,408
• Equity at exit: $36,738

Cash invested: $118,972 (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: 523
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $3,111 high
• Mortgage (P&I): −$2,228
• Tax from tax record: −$335 /mo · $4,017/yr
• Insurance: −$177
• HOA: −$29
• Vacancy / Maint / Mgmt: −$653
• Net cashflow: $-311

Break-even live

Break-even rent $3,505

Max offer price $369,968

Occupancy floor —

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: $106,225
• Closing costs: $12,747
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2280 Baker Station Dr Acworth, GA	3.0	2.5	1710	$2,340	$1.37	43d	1	0.24mi
4306 Sugar Maple Chase NW Acworth, GA	5.0	3.5	3000	$6,400	$2.13	43d	1	0.41mi
2490 Insdale Trce NW Acworth, GA	3.0	2.0	1684	$2,125	$1.26	24d	1	0.60mi
2473 Insdale Trce NW Acworth, GA	3.0	2.0	1789	$2,299	$1.29	2d	1	0.63mi
4524 Grenadine Cir Acworth, GA	3.0	2.5	2306	$2,485	$1.08	22d	1	0.84mi
2280 Lexington Way NW Kennesaw, GA	3.0	2.0	2037	$2,059	$1.01	43d	1	0.99mi
2106 Winsburg Dr NW Kennesaw, GA	3.0	2.0	1804	$2,290	$1.27	20d	1	1.04mi
2145 Lindley Ln NW Kennesaw, GA	4.0	2.5	2300	$5,400	$2.35	43d	1	1.08mi
3020 Lake Park Ct Acworth, GA	4.0	3.0	2374	$2,729	$1.15	3d	1	1.10mi
1799 May Glen Dr NW Acworth, GA	3.0	2.0	1639	$2,315	$1.41	5d	1	1.26mi
3819 Seattle Pl NW Kennesaw, GA	4.0	2.5	2500	$2,425	$0.97	43d	1	1.32mi
3398 Spindletop Dr NW Kennesaw, GA	4.0	2.5	2417	$2,620	$1.08	24d	1	1.33mi
2025 Winsburg Dr NW Kennesaw, GA	3.0	2.0	1800	$5,400	$3.00	43d	1	1.34mi
4957 Abbotts Glen Trl NW Acworth, GA	3.0	2.0	1652	$3,500	$2.12	43d	1	1.34mi
2308 October Ct NW Acworth, GA	3.0	2.5	2648	$2,660	$1.00	24d	1	1.39mi
4958 Braeburn Trce NW Acworth, GA	4.0	2.5	2786	$2,690	$0.97	43d	1	1.39mi
2622 McGuire Dr NW Kennesaw, GA	3.0	3.0	2492	$2,500	$1.00	43d	1	1.44mi
4392 Windmoor Dr NW Kennesaw, GA	4.0	3.5	2399	$2,300	$0.96	5d	1	1.45mi
4421 Hickory Chase Dr NW Acworth, GA	4.0	2.5	2150	$2,600	$1.21	43d	1	1.47mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 18 events

1. 2026-06-18
   price $424,900 Active 63 DOM
2. 2026-06-18
   days on market $429,900 Active 63 DOM
3. 2026-06-17
   days on market $429,900 Active 62 DOM
4. 2026-06-16
   days on market $429,900 Active 61 DOM
5. 2026-06-15
   days on market $429,900 Active 60 DOM
6. 2026-06-13
   days on market $429,900 Active 58 DOM
7. 2026-06-13
   days on market $429,900 Active 57 DOM
8. 2026-06-09
   days on market $429,900 Active 54 DOM
9. 2026-06-08
   days on market $429,900 Active 53 DOM
10. 2026-06-07
    days on market $429,900 Active 52 DOM
11. 2026-06-04
    days on market $429,900 Active 49 DOM
12. 2026-06-03
    days on market $429,900 Active 48 DOM
13. 2026-06-02
    days on market $429,900 Active 47 DOM
14. 2026-06-01
    days on market $429,900 Active 46 DOM
15. 2026-05-31
    days on market $429,900 Active 45 DOM
16. 2026-04-30
    price $429,900 1002-char remark

    Show marketing remark (1002 chars)

    Move-in ready and packed with upgrades, this 4-bedroom, 2.5-bath home in sought-after The Enclave at Proctor Creek offers over 2,400 square feet of stylish, functional living at an exceptional value in desirable Cobb County. Recent improvements include a freshly painted exterior, upgraded LVP flooring throughout the main level, upgraded bathrooms, and a custom closet system in the primary suite—features rarely found at this price point. The open-concept layout features a spacious kitchen overlooking the main living area, creating the perfect setup for entertaining, gatherings, or everyday living. The oversized primary suite provides a true retreat, while the secondary bedrooms offer flexibility for guests, a home office, fitness space, or hobbies. Conveniently located near shopping, dining, and major commuter routes, this well-maintained home combines space, upgrades, and location in one compelling package. Seller willing to consider closing cost assistance with acceptable offer.

17. 2026-04-16
    listed $439,900 Active 1002-char remark

    Show marketing remark (1002 chars)

    Move-in ready and packed with upgrades, this 4-bedroom, 2.5-bath home in sought-after The Enclave at Proctor Creek offers over 2,400 square feet of stylish, functional living at an exceptional value in desirable Cobb County. Recent improvements include a freshly painted exterior, upgraded LVP flooring throughout the main level, upgraded bathrooms, and a custom closet system in the primary suite—features rarely found at this price point. The open-concept layout features a spacious kitchen overlooking the main living area, creating the perfect setup for entertaining, gatherings, or everyday living. The oversized primary suite provides a true retreat, while the secondary bedrooms offer flexibility for guests, a home office, fitness space, or hobbies. Conveniently located near shopping, dining, and major commuter routes, this well-maintained home combines space, upgrades, and location in one compelling package. Seller willing to consider closing cost assistance with acceptable offer.

18. 2026-04-13
    historical $439,900 1002-char remark

    Show marketing remark (1002 chars)

    Move-in ready and packed with upgrades, this 4-bedroom, 2.5-bath home in sought-after The Enclave at Proctor Creek offers over 2,400 square feet of stylish, functional living at an exceptional value in desirable Cobb County. Recent improvements include a freshly painted exterior, upgraded LVP flooring throughout the main level, upgraded bathrooms, and a custom closet system in the primary suite—features rarely found at this price point. The open-concept layout features a spacious kitchen overlooking the main living area, creating the perfect setup for entertaining, gatherings, or everyday living. The oversized primary suite provides a true retreat, while the secondary bedrooms offer flexibility for guests, a home office, fitness space, or hobbies. Conveniently located near shopping, dining, and major commuter routes, this well-maintained home combines space, upgrades, and location in one compelling package. Seller willing to consider closing cost assistance with acceptable offer.

ⓘ 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: $4,017 · $335/mo
• Projected year-2 tax: $4,017 · $335/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 6/10 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: $37,338
• − Mortgage interest: −$23,801
• − Property taxes: −$4,017
• − Insurance: −$2,124
• − Repairs & maintenance: −$2,987
• − Management: −$2,987
• − HOA: −$348
• − Depreciation: −$12,361
• Taxable loss: −$11,288
• Est. tax savings @ 24.0%: +$2,709
• After-tax cash flow: $-1,022/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 — Kennesaw

• Score: 78/100
• State rank: #19
• US rank: #2588

Category grades

Amenities B- Commute F Cost of living B+ Crime B+ Employment A- Housing A+ Health & safety B+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kennesaw, GA
• County: Cobb County · 777,758 people
• City population: 104,638
• 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

-2.3% since first listed

3 events — show timeline

• 2026-04-30 Price Changed $429,900 FMLS
• 2026-04-16 Listed $439,900 FMLS
• 2026-04-13 Coming Soon $439,900 FMLS

Property tax history

+26.3%/yr

Latest (2025): $4,017 · -0.1% YoY. Source: county tax records.