4368 Clark Cir SE · Acworth, GA 30102

$200,000

3 bd · 2.0 ba · 1,672 sqft · SingleFamily public records · 20 Days on market

Built 1979 0.46 ac lot Est $339k · 41% under

---

Why this score? — see what drove the B- 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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +5.2/10.0
• 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

Charming 3 bedroom / 2 bathroom ranch on almost half an acre in the heart of Acworth with tons of potential! Whether you're an investor, first-time buyer looking to add your personal touch, or someone searching for a fixer-upper opportunity, this home offers a great layout, solid bones, and an unbeatable location. A rocking chair front porch welcomes you into the bright and airy family room with vaulted ceilings that flows into the kitchen featuring solid surface counters, a breakfast bar, and plenty of cabinet space. The separate dining and laundry rooms add convenience. The main level primary suite includes a walk-in closet and an ensuite bathroom with double vanities, a separate shower, and a soaking tub. Two generously sized secondary bedrooms share a full bathroom on the opposite side of the home. Outside, the covered rear deck overlooks the expansive backyard complete with 2 storage sheds and a dog house. Great location just minutes to Downtown Acworth, Lake Acworth, shopping, dining, and more!

Key facts

• Separate dining room
• Breakfast bar
• 0.46 acre lot

Tags

• ROCKING CHAIR FRONT PORCH
• BRIGHT AND AIRY FAMILY ROOM
• SOLID SURFACE COUNTERS
• BREAKFAST BAR
• PLENTY OF CABINET SPACE
• SEPARATE DINING ROOM

Property features AI

Finance

• HOA & community: Near schools; Near shopping

Exterior

• Parking: Driveway parking; Two total parking spaces; Open parking available
• Utilities: Public water; Septic tank sewer; Electric service (other); Other utilities
• Home design: One-level home; Composition roof; Slab foundation; Resale property
• Construction: Other construction materials
• Exterior features: Private entrance; Private yard; Rear stairs; Covered patio/deck and front porch; Back yard chain-link fence; Outbuilding on the property

Interior

• Kitchen: Breakfast bar; Cabinets; Eat-in kitchen; Solid surface counters; Open view to family room; Electric oven and electric range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Master on main; Split bedroom plan; Three main-level bedrooms
• Flooring: Luxury vinyl
• Bathrooms: Two full bathrooms; Master bathroom with double vanity, separate tub and shower, and soaking tub
• Heating & cooling: Electric forced-air heating; Ceiling fans; Window air unit(s)
• Interior features: Double vanity; Entrance foyer; Vaulted ceilings; Walk-in closets; No shared/common walls
• Laundry & utility: Main-level laundry room; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $447 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% 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.
• Zoned schools: Allatoona Elementary School (math 22% / reading 22%, grade F, #810 of 1,228 statewide, top 69%, 415 students, 74% FRL); Red Top Middle School (math 26% / reading 28%, grade F, #271 of 470 statewide, top 60%, 565 students, 70% FRL) — zoned schools average 72% FRL vs 51% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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 $135k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,000 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.02% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.57%
• DSCR: 1.43
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $339,416
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6219 Holly Ann St SE	0.15mi	3/2.0	1,504 (-10%)	4mo	$300,000	$199	73
6252 Brightwell Pl SE	0.38mi	3/2.0	1,568 (-6%)	1mo	$320,000	$204	72
4161 Clark Cir SE	0.17mi	3/2.0	1,568 (-6%)	22mo	$145,500	$93	63
3 Colonial Club Dr SE	0.50mi	2/1.0 (-1)	1,624 (-3%)	6mo	$620,000	$382	58
4141 Arrington Rd SE	0.64mi	4/2.0 (+1)	1,700 (+2%)	9mo	$372,100	$219	55
4323 SE Clark Cir SE	0.16mi	3/2.0	1,450 (-13%)	19mo	$292,500	$202	55
6308 Emerald Trl SE	0.45mi	3/2.0	1,824 (+9%)	16mo	$338,000	$185	51
6168 Emerald Springs Way SE	0.65mi	3/2.5	1,510 (-10%)	4mo	$329,900	$218	48
4196 Bryan Dr	0.46mi	3/2.0	1,456 (-13%)	16mo	$270,000	$185	44
6635 Oak Farm Dr SE	0.48mi	3/2.0	1,512 (-10%)	22mo	$345,000	$228	44
6637 Oak Farm Dr SE	0.50mi	4/3.0 (+1)	1,865 (+12%)	8mo	$379,000	$203	42
4079 Arrington Rd SE	0.74mi	3/2.0	1,891 (+13%)	6mo	$340,000	$180	38

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: -3.2%
• Equity multiple: 0.88×
• Total profit: $-6,672
• Equity at exit: $29,821

10-year hold

• IRR: 5.1%
• Equity multiple: 1.36×
• Total profit: $19,953
• Equity at exit: $17,292

Cash invested: $56,000 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,043 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$35 /mo · $416/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $447

Break-even live

Break-even rent $1,477

Max offer price $200,000

Occupancy floor 73%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-02
   status $200,000 Pending 20 DOM
2. 2026-06-01
   days on market $200,000 Active Under Contract 20 DOM
3. 2026-05-31
   days on market $200,000 Active Under Contract 19 DOM
4. 2026-05-21
   status Back On Market 1015-char remark

   Show marketing remark (1015 chars)

   Charming 3 bedroom / 2 bathroom ranch on almost half an acre in the heart of Acworth with tons of potential! Whether you're an investor, first-time buyer looking to add your personal touch, or someone searching for a fixer-upper opportunity, this home offers a great layout, solid bones, and an unbeatable location. A rocking chair front porch welcomes you into the bright and airy family room with vaulted ceilings that flows into the kitchen featuring solid surface counters, a breakfast bar, and plenty of cabinet space. The separate dining and laundry rooms add convenience. The main level primary suite includes a walk-in closet and an ensuite bathroom with double vanities, a separate shower, and a soaking tub. Two generously sized secondary bedrooms share a full bathroom on the opposite side of the home. Outside, the covered rear deck overlooks the expansive backyard complete with 2 storage sheds and a dog house. Great location just minutes to Downtown Acworth, Lake Acworth, shopping, dining, and more!

5. 2026-05-21
   status Active

   Show marketing remark (1015 chars)

   Charming 3 bedroom / 2 bathroom ranch on almost half an acre in the heart of Acworth with tons of potential! Whether you're an investor, first-time buyer looking to add your personal touch, or someone searching for a fixer-upper opportunity, this home offers a great layout, solid bones, and an unbeatable location. A rocking chair front porch welcomes you into the bright and airy family room with vaulted ceilings that flows into the kitchen featuring solid surface counters, a breakfast bar, and plenty of cabinet space. The separate dining and laundry rooms add convenience. The main level primary suite includes a walk-in closet and an ensuite bathroom with double vanities, a separate shower, and a soaking tub. Two generously sized secondary bedrooms share a full bathroom on the opposite side of the home. Outside, the covered rear deck overlooks the expansive backyard complete with 2 storage sheds and a dog house. Great location just minutes to Downtown Acworth, Lake Acworth, shopping, dining, and more!

6. 2026-05-14
   status Under Contract 1015-char remark

   Show marketing remark (1015 chars)

   Charming 3 bedroom / 2 bathroom ranch on almost half an acre in the heart of Acworth with tons of potential! Whether you're an investor, first-time buyer looking to add your personal touch, or someone searching for a fixer-upper opportunity, this home offers a great layout, solid bones, and an unbeatable location. A rocking chair front porch welcomes you into the bright and airy family room with vaulted ceilings that flows into the kitchen featuring solid surface counters, a breakfast bar, and plenty of cabinet space. The separate dining and laundry rooms add convenience. The main level primary suite includes a walk-in closet and an ensuite bathroom with double vanities, a separate shower, and a soaking tub. Two generously sized secondary bedrooms share a full bathroom on the opposite side of the home. Outside, the covered rear deck overlooks the expansive backyard complete with 2 storage sheds and a dog house. Great location just minutes to Downtown Acworth, Lake Acworth, shopping, dining, and more!

7. 2026-05-14
   historical Active Under Contract

   Show marketing remark (1015 chars)

   Charming 3 bedroom / 2 bathroom ranch on almost half an acre in the heart of Acworth with tons of potential! Whether you're an investor, first-time buyer looking to add your personal touch, or someone searching for a fixer-upper opportunity, this home offers a great layout, solid bones, and an unbeatable location. A rocking chair front porch welcomes you into the bright and airy family room with vaulted ceilings that flows into the kitchen featuring solid surface counters, a breakfast bar, and plenty of cabinet space. The separate dining and laundry rooms add convenience. The main level primary suite includes a walk-in closet and an ensuite bathroom with double vanities, a separate shower, and a soaking tub. Two generously sized secondary bedrooms share a full bathroom on the opposite side of the home. Outside, the covered rear deck overlooks the expansive backyard complete with 2 storage sheds and a dog house. Great location just minutes to Downtown Acworth, Lake Acworth, shopping, dining, and more!

8. 2026-05-12
   listed $200,000 New 1015-char remark

   Show marketing remark (1015 chars)

   Charming 3 bedroom / 2 bathroom ranch on almost half an acre in the heart of Acworth with tons of potential! Whether you're an investor, first-time buyer looking to add your personal touch, or someone searching for a fixer-upper opportunity, this home offers a great layout, solid bones, and an unbeatable location. A rocking chair front porch welcomes you into the bright and airy family room with vaulted ceilings that flows into the kitchen featuring solid surface counters, a breakfast bar, and plenty of cabinet space. The separate dining and laundry rooms add convenience. The main level primary suite includes a walk-in closet and an ensuite bathroom with double vanities, a separate shower, and a soaking tub. Two generously sized secondary bedrooms share a full bathroom on the opposite side of the home. Outside, the covered rear deck overlooks the expansive backyard complete with 2 storage sheds and a dog house. Great location just minutes to Downtown Acworth, Lake Acworth, shopping, dining, and more!

9. 2026-05-12
   listed $200,000 Active

   Show marketing remark (1015 chars)

   Charming 3 bedroom / 2 bathroom ranch on almost half an acre in the heart of Acworth with tons of potential! Whether you're an investor, first-time buyer looking to add your personal touch, or someone searching for a fixer-upper opportunity, this home offers a great layout, solid bones, and an unbeatable location. A rocking chair front porch welcomes you into the bright and airy family room with vaulted ceilings that flows into the kitchen featuring solid surface counters, a breakfast bar, and plenty of cabinet space. The separate dining and laundry rooms add convenience. The main level primary suite includes a walk-in closet and an ensuite bathroom with double vanities, a separate shower, and a soaking tub. Two generously sized secondary bedrooms share a full bathroom on the opposite side of the home. Outside, the covered rear deck overlooks the expansive backyard complete with 2 storage sheds and a dog house. Great location just minutes to Downtown Acworth, Lake Acworth, shopping, dining, and more!

10. 2022-12-27
    soldstatus $135,000
11. 2022-12-21
    soldstatus $135,000 Sold 441-char remark

    Show marketing remark (441 chars)

    INVESTOR SPECIAL!! If you are looking for a fixer upper or a place to stay while visiting the lake.. this is the one!! This 3 bedroom, 2 bath home has a roof that is only 2 years old. The water heater is 3 only years old. This could be the perfect place to stay while going to the lake on the weekends, Lake Allatoona is only a couple miles away or if you are looking for investment properties this one is GREAT! Set up an appointment today!

12. 2022-12-21
    soldstatus $135,000 Closed

    Show marketing remark (441 chars)

    INVESTOR SPECIAL!! If you are looking for a fixer upper or a place to stay while visiting the lake.. this is the one!! This 3 bedroom, 2 bath home has a roof that is only 2 years old. The water heater is 3 only years old. This could be the perfect place to stay while going to the lake on the weekends, Lake Allatoona is only a couple miles away or if you are looking for investment properties this one is GREAT! Set up an appointment today!

13. 2022-11-30
    status Pending
14. 2022-10-13
    historical Active Under Contract
15. 2022-10-06
    status Pending
16. 2022-09-06
    status Under Contract 441-char remark

    Show marketing remark (441 chars)

    INVESTOR SPECIAL!! If you are looking for a fixer upper or a place to stay while visiting the lake.. this is the one!! This 3 bedroom, 2 bath home has a roof that is only 2 years old. The water heater is 3 only years old. This could be the perfect place to stay while going to the lake on the weekends, Lake Allatoona is only a couple miles away or if you are looking for investment properties this one is GREAT! Set up an appointment today!

17. 2022-09-06
    historical Active Under Contract

    Show marketing remark (441 chars)

    INVESTOR SPECIAL!! If you are looking for a fixer upper or a place to stay while visiting the lake.. this is the one!! This 3 bedroom, 2 bath home has a roof that is only 2 years old. The water heater is 3 only years old. This could be the perfect place to stay while going to the lake on the weekends, Lake Allatoona is only a couple miles away or if you are looking for investment properties this one is GREAT! Set up an appointment today!

18. 2022-08-29
    listed $140,000 New 441-char remark

    Show marketing remark (441 chars)

    INVESTOR SPECIAL!! If you are looking for a fixer upper or a place to stay while visiting the lake.. this is the one!! This 3 bedroom, 2 bath home has a roof that is only 2 years old. The water heater is 3 only years old. This could be the perfect place to stay while going to the lake on the weekends, Lake Allatoona is only a couple miles away or if you are looking for investment properties this one is GREAT! Set up an appointment today!

19. 2022-08-29
    listed $140,000 Active

    Show marketing remark (441 chars)

    INVESTOR SPECIAL!! If you are looking for a fixer upper or a place to stay while visiting the lake.. this is the one!! This 3 bedroom, 2 bath home has a roof that is only 2 years old. The water heater is 3 only years old. This could be the perfect place to stay while going to the lake on the weekends, Lake Allatoona is only a couple miles away or if you are looking for investment properties this one is GREAT! Set up an appointment today!

20. 2007-10-18
    soldstatus $82,000

ⓘ 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: $416 · $35/mo
• Projected year-2 tax: $1,840 · $153/mo
• Expected delta: +$1,424/yr (+$119/mo · 342.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 17 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: $24,511
• − Mortgage interest: −$11,203
• − Property taxes: −$416
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,961
• − Management: −$1,961
• − Depreciation: −$5,818
• Taxable income: $2,151
• Est. tax owed @ 24.0%: −$516
• After-tax cash flow: $4,845/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

+143.9% since first listed

17 events — show timeline

• 2026-05-21 Relisted — GAMLS
• 2026-05-21 Relisted — FMLS
• 2026-05-14 Pending — GAMLS
• 2026-05-14 Contingent — FMLS
• 2026-05-12 Listed $200,000 FMLS
• 2026-05-12 Listed $200,000 GAMLS
• 2022-12-27 Sold (Public Records) $135,000 Public Records
• 2022-12-21 Sold (MLS) $135,000 FMLS
• 2022-12-21 Sold (MLS) $135,000 GAMLS
• 2022-11-30 Pending — FMLS
• 2022-10-13 Contingent — FMLS
• 2022-10-06 Pending — FMLS
• 2022-09-06 Pending — GAMLS
• 2022-09-06 Contingent — FMLS
• 2022-08-29 Listed $140,000 FMLS
• 2022-08-29 Listed $140,000 GAMLS
• 2007-10-18 Sold (Public Records) $82,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $416 · +7.2% YoY. Source: county tax records.