5361 N Main St · Acworth, GA 30101

$292,900

3 bd · 2.0 ba · 654 sqft · Other public records · 21 Days on market

Built 1935 0.40 ac lot

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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).

• Cash flow +13.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special. Perfect for a cash buyer. Unlock the ultimate live-work-play opportunity in the HEART of downtown Acworth! Located right on Main Street and just blocks from the stunning shores of Lake Allatoona, this unique property offers endless potential for savvy investors, entrepreneurs, or short-term rental visionaries. One of the two on-site structures has been fully renovated and is move-in ready - ideal for a charming office space, creative studio, boutique retail, or even an AirBnb getaway for lake-bound tourists. With its inviting curb appeal and prime location, this structure is turnkey and ready to generate income or serve your personal or professional needs immediately. But that's not all - the second structure is a blank canvas and a golden opportunity for anyone who wants to bypass the delays and red tape of new construction. Whether you're envisioning a custom workspace, showroom, or additional rental income stream, this rehab-ready building is your chance to design and tailor it to suit your unique business or lifestyle needs. Zoning and uses are flexible, but buyers are encouraged to verify all intended uses with the City of Acworth and relevant authorities to make the most of this exceptional location. With unbeatable walkability, small-town charm, and direct access to major highways and the lake, this property is a rare find that blends convenience, potential, and character all in one. Don't miss your chance to be part of Acworth's vibrant growth - schedule your showing today and imagine the possibilities! Some images have been virtually staged.

Key facts

• Move-in ready
• Fully renovated
• Inviting curb appeal

Tags

• FULLY RENOVATED
• MOVE-IN READY
• INVITING CURB APPEAL
• PRIME LOCATION
• UNBEATABLE WALKABILITY
• ACCESS TO THE LAKE

Property features AI

Finance

• Financial info: Two-unit multifamily property

Exterior

• Parking: 4 total parking spaces
• Utilities: Public water; Septic tank sewer; Water and electricity available
• Home design: One-level property
• Construction: Block and wood siding construction; Composition roof; Resale condition
• Exterior features: Front yard and back yard fenced with chain link; Near shopping

Interior

• Flooring: Other
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $293k.

Deal economics

• At list price, monthly cash flow is $16 ($187/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 $242k (17.3% below list).
• Recommended offer: $242k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• 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.
• Zoned schools: Acworth Intermediate School (math 22% / reading 31%, grade F, #718 of 1,228 statewide, top 59%, 520 students, 62% FRL); Barber Middle School (math 27% / reading 39%, grade F, #213 of 470 statewide, top 47%, 877 students, 55% FRL); North Cobb High School (math 26% / reading 38%, grade F, #110 of 424 statewide, top 28%, 2,555 students, 41% FRL).
• Market conditions: Rents rising (+3.5%/yr); 523 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 1,625 units permitted in Cobb County in 2024 (389 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 21 days — a 2% lower offer ($289k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• 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 $242,178 (17.3% below list)

Questions for the listing agent

1. Built in 1935 — 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. 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?
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: 0.83% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.23%
• DSCR: 1.01
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.48% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.45×
• Total profit: $-45,336
• Equity at exit: $43,672

10-year hold

• IRR: -6.2%
• Equity multiple: 0.59×
• Total profit: $-33,498
• Equity at exit: $25,325

Cash invested: $82,012 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,422 medium
• Mortgage (P&I): −$1,536
• Tax from tax record: −$240 /mo · $2,875/yr
• Insurance: −$122
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $16

Break-even live

Break-even rent $2,402

Max offer price $292,900

Occupancy floor 94%

Sensitivity live

Price	-10% $181	-5% $98	+0% $16	+5% $-67	+10% $-150
Rent	-10% $-176	-5% $-80	+0% $16	+5% $111	+10% $207
Rate	-1.0pp $163	-0.5pp $90	base $16	+0.5pp $-60	+1.0pp $-138

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: $73,225
• Closing costs: $8,787
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5373 Cherokee St Acworth, GA	1.0–3.0	1.0–2.0	934	$1,730	$1.85	2d	13	0.85mi
5360 Allatoona Gtwy Acworth, GA	1.0–3.0	1.0–2.0	1081	$2,350	$2.17	2d	51	1.29mi

Listing history 38 events

1. 2026-06-18
   days on market $292,900 Active 21 DOM
2. 2026-06-17
   days on market $292,900 Active 20 DOM
3. 2026-06-16
   days on market $292,900 Active 19 DOM
4. 2026-06-15
   days on market $292,900 Active 18 DOM
5. 2026-06-13
   days on market $292,900 Active 16 DOM
6. 2026-06-13
   days on market $292,900 Active 15 DOM
7. 2026-06-09
   days on market $292,900 Active 12 DOM
8. 2026-06-08
   days on market $292,900 Active 11 DOM
9. 2026-06-07
   days on market $292,900 Active 10 DOM
10. 2026-06-04
    days on market $292,900 Active 7 DOM
11. 2026-06-03
    days on market $292,900 Active 6 DOM
12. 2026-06-02
    days on market $292,900 Active 5 DOM
13. 2026-06-01
    days on market $292,900 Active 4 DOM
14. 2026-05-31
    days on market $292,900 Active 3 DOM
15. 2026-05-15
    listed $292,900 Active

    Show marketing remark (1594 chars)

    Investor special. Perfect for a cash buyer. Unlock the ultimate live-work-play opportunity in the HEART of downtown Acworth! Located right on Main Street and just blocks from the stunning shores of Lake Allatoona, this unique property offers endless potential for savvy investors, entrepreneurs, or short-term rental visionaries. One of the two on-site structures has been fully renovated and is move-in ready - ideal for a charming office space, creative studio, boutique retail, or even an AirBnb getaway for lake-bound tourists. With its inviting curb appeal and prime location, this structure is turnkey and ready to generate income or serve your personal or professional needs immediately. But that's not all - the second structure is a blank canvas and a golden opportunity for anyone who wants to bypass the delays and red tape of new construction. Whether you're envisioning a custom workspace, showroom, or additional rental income stream, this rehab-ready building is your chance to design and tailor it to suit your unique business or lifestyle needs. Zoning and uses are flexible, but buyers are encouraged to verify all intended uses with the City of Acworth and relevant authorities to make the most of this exceptional location. With unbeatable walkability, small-town charm, and direct access to major highways and the lake, this property is a rare find that blends convenience, potential, and character all in one. Don't miss your chance to be part of Acworth's vibrant growth - schedule your showing today and imagine the possibilities! Some images have been virtually staged.

16. 2026-05-15
    listed $292,900 New 1594-char remark

    Show marketing remark (1594 chars)

    Investor special. Perfect for a cash buyer. Unlock the ultimate live-work-play opportunity in the HEART of downtown Acworth! Located right on Main Street and just blocks from the stunning shores of Lake Allatoona, this unique property offers endless potential for savvy investors, entrepreneurs, or short-term rental visionaries. One of the two on-site structures has been fully renovated and is move-in ready - ideal for a charming office space, creative studio, boutique retail, or even an AirBnb getaway for lake-bound tourists. With its inviting curb appeal and prime location, this structure is turnkey and ready to generate income or serve your personal or professional needs immediately. But that's not all - the second structure is a blank canvas and a golden opportunity for anyone who wants to bypass the delays and red tape of new construction. Whether you're envisioning a custom workspace, showroom, or additional rental income stream, this rehab-ready building is your chance to design and tailor it to suit your unique business or lifestyle needs. Zoning and uses are flexible, but buyers are encouraged to verify all intended uses with the City of Acworth and relevant authorities to make the most of this exceptional location. With unbeatable walkability, small-town charm, and direct access to major highways and the lake, this property is a rare find that blends convenience, potential, and character all in one. Don't miss your chance to be part of Acworth's vibrant growth - schedule your showing today and imagine the possibilities! Some images have been virtually staged.

17. 2026-04-19
    historical
18. 2026-04-19
    historical
19. 2026-04-09
    price $300,000
20. 2026-04-09
    price $300,000
21. 2026-01-19
    listed $335,000 Active
22. 2026-01-19
    listed $335,000 New
23. 2026-01-05
    historical
24. 2026-01-05
    historical
25. 2026-01-05
    historical
26. 2025-10-12
    listed $403,000 New
27. 2025-09-12
    price $403,000
28. 2025-08-27
    listed $425,000 Active
29. 2025-08-27
    listed $425,000 New
30. 2025-07-07
    historical
31. 2025-05-27
    price $495,000
32. 2025-04-11
    price $499,000
33. 2025-03-18
    price $515,000
34. 2025-03-04
    price $525,000
35. 2025-01-07
    price $550,000
36. 2024-10-11
    listed $575,000 Active
37. 2023-02-13
    soldstatus $360,000
38. 1997-10-29
    soldstatus $37,100

ⓘ 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: $2,875 · $240/mo
• Projected year-2 tax: $2,875 · $240/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°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: $29,061
• − Mortgage interest: −$16,407
• − Property taxes: −$2,875
• − Insurance: −$1,464
• − Repairs & maintenance: −$2,325
• − Management: −$2,325
• − Depreciation: −$8,521
• Taxable loss: −$4,856
• Est. tax savings @ 24.0%: +$1,165
• After-tax cash flow: $1,352/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 — 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

• Census place: Acworth, GA
• County: Cobb County · 777,758 people
• City population: 107,912
• 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

+689.5% since first listed

24 events — show timeline

• 2026-05-15 Listed $292,900 GAMLS
• 2026-05-15 Listed $292,900 FMLS
• 2026-04-19 Listing Removed — GAMLS
• 2026-04-19 Listing Removed — FMLS
• 2026-04-09 Price Changed $300,000 GAMLS
• 2026-04-09 Price Changed $300,000 FMLS
• 2026-01-19 Listed $335,000 GAMLS
• 2026-01-19 Listed $335,000 FMLS
• 2026-01-05 Listing Removed — GAMLS
• 2026-01-05 Listing Removed — FMLS
• 2026-01-05 Listing Removed — GAMLS
• 2025-10-12 Listed $403,000 GAMLS
• 2025-09-12 Price Changed $403,000 FMLS
• 2025-08-27 Listed $425,000 GAMLS
• 2025-08-27 Listed $425,000 FMLS
• 2025-07-07 Listing Removed — FMLS
• 2025-05-27 Price Changed $495,000 FMLS
• 2025-04-11 Price Changed $499,000 FMLS
• 2025-03-18 Price Changed $515,000 FMLS
• 2025-03-04 Price Changed $525,000 FMLS
• 2025-01-07 Price Changed $550,000 FMLS
• 2024-10-11 Listed $575,000 FMLS
• 2023-02-13 Sold (Public Records) $360,000 Public Records
• 1997-10-29 Sold (Public Records) $37,100 Public Records

Property tax history

+2.4%/yr

Latest (2025): $2,875 · +16.0% YoY. Source: county tax records.