4273 Clark Cir SE · Acworth, GA 30102

$179,840

2 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 88 Days on market

Built 1989 0.46 ac lot $169/sqft · 14% below area Est $209k · 14% under

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Why this score? — see what drove the C+ 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).

• Cash flow +22.8/30.0
• ARV discount +13.7/15.0
• DSCR +7.3/10.0
• 1% rule +4.8/10.0
• Livability +3.6/5.0
• Rent growth +2.9/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Close to LAKE ALLATOONA!! Tucked away on a beautiful private lot, the home features a covered porch, two large storage buildings, and dual carports! Inside, you'll find a split-bedroom floor plan with a kitchen that opens to the family room and a conveniently located laundry room nearby. Newer appliances and new coil on the HVAC six months ago. Enjoy boating, swimming, fishing, and picnics on Lake Allatoona! A relaxing lifestyle is calling...Better hurry!

Key facts

• Covered porch
• Dual carports
• Newer appliances

Tags

• COVERED PORCH
• LARGE STORAGE BUILDINGS
• DUAL CARPORTS
• SPLIT-BEDROOM FLOOR PLAN
• KITCHEN OPENS TO FAMILY ROOM
• NEWER APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (2.2% below list).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 3.9% 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.
• 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.
• Market conditions: Rents rising (+1.7%/yr); 326 active listings in the ZIP; solid renter incomes; 1,618 units permitted in Bartow County in 2024 (265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $115k; list at $180k implies a 56% 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 $169,049 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 8.37%
• Cash-on-cash: 7.43%
• DSCR: 1.33
• GRM: 8.5

CMA / ARV

• ARV (median comp): $208,628
• List price: $179,840
• Delta: -13.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4212 Bryan Dr SE	0.26mi	3/2.0 (+1)	1,104 (+4%)	11mo	$250,000	$226	63
5 Colonial Club Dr SE	0.73mi	2/1.0	1,080 (+2%)	11mo	$435,000	$403	54
4166 Hall St SE	0.42mi	2/2.0	980 (-8%)	14mo	$75,000	$77	51
6641 Oak Farm Dr SE	0.40mi	3/2.0 (+1)	1,176 (+10%)	16mo	$310,000	$264	41

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 · 1.71% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-11,625
• Equity at exit: $26,815

10-year hold

• IRR: 1.8%
• Equity multiple: 1.12×
• Total profit: $6,117
• Equity at exit: $15,549

Cash invested: $50,355 (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 30102

• Rents YoY: 1.7%
• Active inventory: 326
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,758 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$59 /mo · $710/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $312

Break-even live

Break-even rent $1,364

Max offer price $179,840

Occupancy floor 77%

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: $44,960
• Closing costs: $5,395
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-16
   status $179,840 Pending 88 DOM
2. 2026-06-15
   days on market $179,840 Active Under Contract 88 DOM
3. 2026-06-13
   days on market $179,840 Active Under Contract 86 DOM
4. 2026-06-09
   days on market $179,840 Active Under Contract 82 DOM
5. 2026-06-08
   days on market $179,840 Active Under Contract 81 DOM
6. 2026-06-07
   days on market $179,840 Active Under Contract 80 DOM
7. 2026-06-04
   days on market $179,840 Active Under Contract 77 DOM
8. 2026-06-03
   days on market $179,840 Active Under Contract 76 DOM
9. 2026-06-02
   days on market $179,840 Active Under Contract 75 DOM
10. 2026-06-01
    days on market $179,840 Active Under Contract 74 DOM
11. 2026-05-31
    days on market $179,840 Active Under Contract 73 DOM
12. 2026-05-19
    historical Active Under Contract 459-char remark

    Show marketing remark (465 chars)

    Close to LAKE ALLATOONA!! Tucked away on a beautiful private lot, the home features a covered porch, two large storage buildings, and dual carports! Inside, you’ll find a split-bedroom floor plan with a kitchen that opens to the family room and a conveniently located laundry room nearby. Newer appliances and new coil on the HVAC six months ago. Enjoy boating, swimming, fishing, and picnics on Lake Allatoona! A relaxing lifestyle is calling...Better hurry!

13. 2026-05-19
    historical Active Under Contract 465-char remark

    Show marketing remark (465 chars)

    Close to LAKE ALLATOONA!! Tucked away on a beautiful private lot, the home features a covered porch, two large storage buildings, and dual carports! Inside, you’ll find a split-bedroom floor plan with a kitchen that opens to the family room and a conveniently located laundry room nearby. Newer appliances and new coil on the HVAC six months ago. Enjoy boating, swimming, fishing, and picnics on Lake Allatoona! A relaxing lifestyle is calling...Better hurry!

14. 2026-03-19
    listed $179,840 New 459-char remark

    Show marketing remark (465 chars)

    Close to LAKE ALLATOONA!! Tucked away on a beautiful private lot, the home features a covered porch, two large storage buildings, and dual carports! Inside, you’ll find a split-bedroom floor plan with a kitchen that opens to the family room and a conveniently located laundry room nearby. Newer appliances and new coil on the HVAC six months ago. Enjoy boating, swimming, fishing, and picnics on Lake Allatoona! A relaxing lifestyle is calling...Better hurry!

15. 2026-03-19
    listed $179,840 Active 465-char remark

    Show marketing remark (465 chars)

    Close to LAKE ALLATOONA!! Tucked away on a beautiful private lot, the home features a covered porch, two large storage buildings, and dual carports! Inside, you’ll find a split-bedroom floor plan with a kitchen that opens to the family room and a conveniently located laundry room nearby. Newer appliances and new coil on the HVAC six months ago. Enjoy boating, swimming, fishing, and picnics on Lake Allatoona! A relaxing lifestyle is calling...Better hurry!

16. 2026-02-02
    historical
17. 2026-02-02
    historical
18. 2026-01-20
    price $179,840
19. 2026-01-20
    price $179,840
20. 2025-11-19
    listed $199,840 Active
21. 2025-11-19
    listed $199,840 New
22. 2019-10-02
    soldstatus $115,000
23. 2019-09-20
    historical
24. 2019-07-25
    price $119,900
25. 2019-06-24
    price $125,000
26. 2019-05-03
    price $132,500
27. 2019-04-13
    price $140,000
28. 2019-03-28
    listed $150,000 New
29. 2011-06-08
    soldstatus $25,000
30. 2001-06-01
    soldstatus $30,500
31. 2001-02-01
    soldstatus $15,000
32. 1982-01-01
    soldstatus $7,500

ⓘ 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: $710 · $59/mo
• Projected year-2 tax: $1,655 · $138/mo
• Expected delta: +$944/yr (+$79/mo · 132.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°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 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,096
• − Mortgage interest: −$10,074
• − Property taxes: −$710
• − Insurance: −$899
• − Repairs & maintenance: −$1,688
• − Management: −$1,688
• − Depreciation: −$5,232
• Taxable income: $805
• Est. tax owed @ 24.0%: −$193
• After-tax cash flow: $3,546/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: 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

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 · 289,977 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: 940.0

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%

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%

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

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

+2297.9% since first listed

21 events — show timeline

• 2026-05-19 Contingent — GAMLS
• 2026-05-19 Contingent — FMLS
• 2026-03-19 Listed $179,840 FMLS
• 2026-03-19 Listed $179,840 GAMLS
• 2026-02-02 Listing Removed — GAMLS
• 2026-02-02 Listing Removed — FMLS
• 2026-01-20 Price Changed $179,840 GAMLS
• 2026-01-20 Price Changed $179,840 FMLS
• 2025-11-19 Listed $199,840 GAMLS
• 2025-11-19 Listed $199,840 FMLS
• 2019-10-02 Sold (Public Records) $115,000 Public Records
• 2019-09-20 Listing Removed — GAMLS
• 2019-07-25 Price Changed $119,900 GAMLS
• 2019-06-24 Price Changed $125,000 GAMLS
• 2019-05-03 Price Changed $132,500 GAMLS
• 2019-04-13 Price Changed $140,000 GAMLS
• 2019-03-28 Listed $150,000 GAMLS
• 2011-06-08 Sold (Public Records) $25,000 Public Records
• 2001-06-01 Sold (Public Records) $30,500 Public Records
• 2001-02-01 Sold (Public Records) $15,000 Public Records
• 1982-01-01 Sold (Public Records) $7,500 Public Records

Property tax history

+24.8%/yr

Latest (2025): $710 · +3.7% YoY. Source: county tax records.