4595 Spring St NW · Acworth, GA 30101

$150,000

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 15 Days on market

Built 1953 8,712 sqft lot Est $261k · 43% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special in the heart of Acworth! This 1 bedroom, 1 bathroom home offers a rare opportunity to purchase in a growing area with strong upside potential. Conveniently located near shopping, dinning, parks, and major commuter routes. This home also features two additional rooms ready to be transformed into two more bedrooms or a home office! This property is ideal for investors looking for a rental, flip, or value-add project. SOLD AS IS

Key facts

• Near dining
• Near shopping
• Two additional rooms

Tags

• NEAR SHOPPING
• NEAR DINING
• NEAR PARKS
• NEAR MAJOR COMMUTER ROUTES
• TWO ADDITIONAL ROOMS
• HOME OFFICE

Property features AI

Exterior

• Parking: Driveway; Open parking available
• Utilities: Public water; Public sewer; Electric service with 220 volts; Electricity available; Natural gas available; Water available
• Home design: Single-story (one level); Resale property
• Construction: Vinyl siding; Composition roof; Slab foundation
• Exterior features: Private yard; Deck

Interior

• Kitchen: Cabinets; Laminate counters; Dishwasher; Refrigerator
• Bedrooms: Master bedroom on main level
• Flooring: Carpet
• Bathrooms: One full bathroom with tub/shower combo (main level)
• Heating & cooling: Natural gas heating
• Interior features: Living room fireplace; Other interior features; No shared/common walls
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $590 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.0% 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.
• 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.5% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $33k; list at $150k implies a 355% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1953 — 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: 1.24% ✓
• Cap rate: 11.02%
• Cash-on-cash: 16.87%
• DSCR: 1.75
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $260,928
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4350 Rockdale Dr	0.44mi	2/1.0 (-1)	894 (+4%)	16mo	$270,000	$302	55
480 Windcroft Cir NW	0.67mi	2/2.0 (-1)	993 (+15%)	16mo	$280,000	$282	22

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: 8.5%
• Equity multiple: 1.34×
• Total profit: $14,121
• Equity at exit: $22,365

10-year hold

• IRR: 18.1%
• Equity multiple: 2.53×
• Total profit: $64,153
• Equity at exit: $12,969

Cash invested: $42,000 (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 30101

• Rents YoY: 3.5%
• Active inventory: 523
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,856 high
• Mortgage (P&I): −$787
• Tax from tax record: −$27 /mo · $319/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $590

Break-even live

Break-even rent $1,109

Max offer price $150,000

Occupancy floor 63%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4579 Spring Street Ext Acworth, GA	3.0	1.0	890	$1,500	$1.69	44d	1	0.09mi
4281 Grogan St NW #4360 Acworth, GA	2.0	1.5	1100	$1,500	$1.36	44d	1	0.50mi
4267 Grogan St Acworth, GA	2.0	1.5	1118	$1,595	$1.43	21d	1	0.52mi
4256 Worth St Acworth, GA	2.0	1.5	1080	$1,623	$1.50	44d	1	0.53mi
4255 Grogan St Acworth, GA	2.0	2.0	1118	$1,350	$1.21	44d	1	0.54mi
4260 S Lakeshore Dr Acworth, GA	2.0	1.0	936	$1,495	$1.60	11d	1	0.61mi
128 Windcroft Ln NW Acworth, GA	2.0	2.0	1008	$2,000	$1.98	5d	1	0.79mi
5360 Allatoona Gtwy Acworth, GA	1.0–3.0	1.0–2.0	1081	$2,350	$2.17	2d	51	0.91mi
3301 Southridge Dr Unit C Acworth, GA	2.0	2.0	890	$1,700	$1.91	3d	1	1.00mi
400 Rosehip Ln Unit C Acworth, GA	2.0	2.0	900	$1,600	$1.78	44d	1	1.01mi
5373 Cherokee St Acworth, GA	1.0–3.0	1.0–2.0	934	$1,730	$1.85	2d	13	1.04mi
4710 Stanton Place Ln Acworth, GA	1.0–2.0	1.0–2.0	975	$1,910	$1.96	1d	22	1.05mi

Listing history 6 events

1. 2026-05-04
   status Pending
2. 2026-04-29
   historical Active Under Contract

   Show marketing remark (446 chars)

   Investor special in the heart of Acworth! This 1 bedroom, 1 bathroom home offers a rare opportunity to purchase in a growing area with strong upside potential. Conveniently located near shopping, dinning, parks, and major commuter routes. This home also features two additional rooms ready to be transformed into two more bedrooms or a home office! This property is ideal for investors looking for a rental, flip, or value-add project. SOLD AS IS

3. 2026-04-29
   historical Active Under Contract 446-char remark

   Show marketing remark (446 chars)

   Investor special in the heart of Acworth! This 1 bedroom, 1 bathroom home offers a rare opportunity to purchase in a growing area with strong upside potential. Conveniently located near shopping, dinning, parks, and major commuter routes. This home also features two additional rooms ready to be transformed into two more bedrooms or a home office! This property is ideal for investors looking for a rental, flip, or value-add project. SOLD AS IS

4. 2026-04-18
   listed $150,000 Active

   Show marketing remark (446 chars)

   Investor special in the heart of Acworth! This 1 bedroom, 1 bathroom home offers a rare opportunity to purchase in a growing area with strong upside potential. Conveniently located near shopping, dinning, parks, and major commuter routes. This home also features two additional rooms ready to be transformed into two more bedrooms or a home office! This property is ideal for investors looking for a rental, flip, or value-add project. SOLD AS IS

5. 2026-04-18
   listed $150,000 New 446-char remark

   Show marketing remark (446 chars)

   Investor special in the heart of Acworth! This 1 bedroom, 1 bathroom home offers a rare opportunity to purchase in a growing area with strong upside potential. Conveniently located near shopping, dinning, parks, and major commuter routes. This home also features two additional rooms ready to be transformed into two more bedrooms or a home office! This property is ideal for investors looking for a rental, flip, or value-add project. SOLD AS IS

6. 1986-12-22
   soldstatus $33,000

ⓘ 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: $319 · $27/mo
• Projected year-2 tax: $1,380 · $115/mo
• Expected delta: +$1,061/yr (+$88/mo · 332.2%)

ⓘ 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 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: $22,269
• − Mortgage interest: −$8,402
• − Property taxes: −$319
• − Insurance: −$750
• − Repairs & maintenance: −$1,782
• − Management: −$1,782
• − Depreciation: −$4,364
• Taxable income: $4,871
• Est. tax owed @ 24.0%: −$1,169
• After-tax cash flow: $5,915/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

+354.5% since first listed

6 events — show timeline

• 2026-05-04 Pending — FMLS
• 2026-04-29 Contingent — FMLS
• 2026-04-29 Contingent — GAMLS
• 2026-04-18 Listed $150,000 GAMLS
• 2026-04-18 Listed $150,000 FMLS
• 1986-12-22 Sold (Public Records) $33,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $319 · -0.3% YoY. Source: county tax records.