4934 Pickys Holw SE · Emerson, GA 30102

$130,000

3 bd · 2.0 ba · 1,064 sqft · SingleFamily public records · 15 Days on market

Built 1993 0.58 ac lot Est $151k · 14% 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 +13.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.3/5.0
• 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

LOCATION! Reduced Price Motivated Seller! Investor Special or Ideal Starter Home in Acworth, GA. 3BR/2BA mobile home situated on a peaceful 0.5-acre lot, offering excellent potential for a fix-and-flip, rental investment, or affordable primary residence. Conveniently located just minutes from Lake Allatoona, Red Top Mountain, I-75, and LakePoint Sports Complex in a high-demand, growing area. Home features approximately 1,064 sq ft, permanent foundation, metal roof, and brand-new plumbing throughout. Covered front porch provides additional outdoor living space. Exterior includes multiple storage buildings, one with a built-in workshop and benches. Property needs TLC but has strong bones and major updates already completed. Sold AS IS. No disclosures. Great opportunity for cash buyers or investors seeking value-add potential and strong rental upside. Schedule via ShowingTime.

Key facts

• Covered front porch
• Metal roof
• Permanent foundation

Tags

• PERMANENT FOUNDATION
• METAL ROOF
• BRAND-NEW PLUMBING
• COVERED FRONT PORCH
• MULTIPLE STORAGE BUILDINGS
• BUILT-IN WORKSHOP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $791 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.6% vs local median 3.0% in Emerson — 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 66/100 on livability (#203 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime 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: Emerson Elementary School (math 32% / reading 32%, grade F, #582 of 1,228 statewide, top 50%, 386 students, 67% FRL); Red Top Middle School (math 26% / reading 28%, grade F, #271 of 470 statewide, top 60%, 565 students, 70% FRL) — zoned schools average 68% FRL vs 51% district-wide (17 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 $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.7% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 5 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.

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 $128,050 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.57% ✓
• Cap rate: 13.59%
• Cash-on-cash: 26.08%
• DSCR: 2.16
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $151,088
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4934 Pickys Holw SE	0.00mi	3/2.0	1,064 (0%)	2mo	$131,500	$124	99
4821 Ryan Rd	0.24mi	3/2.0	1,056 (-1%)	16mo	$150,000	$142	74
7294 Staton Pl SE	0.44mi	3/2.0	960 (-10%)	9mo	$180,000	$188	55
7362 Cross Creek Dr SE	0.39mi	2/2.0 (-1)	1,164 (+9%)	10mo	$115,000	$99	53

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: 18.4%
• Equity multiple: 1.73×
• Total profit: $26,682
• Equity at exit: $19,383

10-year hold

• IRR: 25.9%
• Equity multiple: 3.13×
• Total profit: $77,577
• Equity at exit: $11,240

Cash invested: $36,400 (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: 5.3×

Monthly cashflow live

• Estimated rent: $2,043 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$87 /mo · $1,043/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $791

Break-even live

Break-even rent $1,042

Max offer price $130,000

Occupancy floor 56%

Sensitivity live

Price	-10% $865	-5% $828	+0% $791	+5% $754	+10% $717
Rent	-10% $630	-5% $710	+0% $791	+5% $872	+10% $952
Rate	-1.0pp $856	-0.5pp $824	base $791	+0.5pp $757	+1.0pp $723

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-04-30
   soldstatus $131,500 Sold 909-char remark

   Show marketing remark (909 chars)

   LOCATION! Reduced Price Motivated Seller! Investor Special or Ideal Starter Home in Acworth, GA. 3BR/2BA mobile home situated on a peaceful 0.5-acre lot, offering excellent potential for a fix-and-flip, rental investment, or affordable primary residence. Conveniently located just minutes from Lake Allatoona, Red Top Mountain, I-75, and LakePoint Sports Complex in a high-demand, growing area. Home features approximately 1,064 sq ft, permanent foundation, metal roof, and brand-new plumbing throughout. Covered front porch provides additional outdoor living space. Exterior includes multiple storage buildings, one with a built-in workshop and benches. Property needs TLC but has strong bones and major updates already completed. Sold AS IS. No disclosures. Great opportunity for cash buyers or investors seeking value-add potential and strong rental upside. Schedule via ShowingTime.

2. 2026-04-17
   status Pending

   Show marketing remark (909 chars)

   LOCATION! Reduced Price Motivated Seller! Investor Special or Ideal Starter Home in Acworth, GA. 3BR/2BA mobile home situated on a peaceful 0.5-acre lot, offering excellent potential for a fix-and-flip, rental investment, or affordable primary residence. Conveniently located just minutes from Lake Allatoona, Red Top Mountain, I-75, and LakePoint Sports Complex in a high-demand, growing area. Home features approximately 1,064 sq ft, permanent foundation, metal roof, and brand-new plumbing throughout. Covered front porch provides additional outdoor living space. Exterior includes multiple storage buildings, one with a built-in workshop and benches. Property needs TLC but has strong bones and major updates already completed. Sold AS IS. No disclosures. Great opportunity for cash buyers or investors seeking value-add potential and strong rental upside. Schedule via ShowingTime.

3. 2026-04-17
   status Under Contract 909-char remark

   Show marketing remark (909 chars)

   LOCATION! Reduced Price Motivated Seller! Investor Special or Ideal Starter Home in Acworth, GA. 3BR/2BA mobile home situated on a peaceful 0.5-acre lot, offering excellent potential for a fix-and-flip, rental investment, or affordable primary residence. Conveniently located just minutes from Lake Allatoona, Red Top Mountain, I-75, and LakePoint Sports Complex in a high-demand, growing area. Home features approximately 1,064 sq ft, permanent foundation, metal roof, and brand-new plumbing throughout. Covered front porch provides additional outdoor living space. Exterior includes multiple storage buildings, one with a built-in workshop and benches. Property needs TLC but has strong bones and major updates already completed. Sold AS IS. No disclosures. Great opportunity for cash buyers or investors seeking value-add potential and strong rental upside. Schedule via ShowingTime.

4. 2026-04-02
   listed $130,000 New 909-char remark

   Show marketing remark (909 chars)

   LOCATION! Reduced Price Motivated Seller! Investor Special or Ideal Starter Home in Acworth, GA. 3BR/2BA mobile home situated on a peaceful 0.5-acre lot, offering excellent potential for a fix-and-flip, rental investment, or affordable primary residence. Conveniently located just minutes from Lake Allatoona, Red Top Mountain, I-75, and LakePoint Sports Complex in a high-demand, growing area. Home features approximately 1,064 sq ft, permanent foundation, metal roof, and brand-new plumbing throughout. Covered front porch provides additional outdoor living space. Exterior includes multiple storage buildings, one with a built-in workshop and benches. Property needs TLC but has strong bones and major updates already completed. Sold AS IS. No disclosures. Great opportunity for cash buyers or investors seeking value-add potential and strong rental upside. Schedule via ShowingTime.

5. 2026-04-02
   listed $130,000 Active

   Show marketing remark (909 chars)

   LOCATION! Reduced Price Motivated Seller! Investor Special or Ideal Starter Home in Acworth, GA. 3BR/2BA mobile home situated on a peaceful 0.5-acre lot, offering excellent potential for a fix-and-flip, rental investment, or affordable primary residence. Conveniently located just minutes from Lake Allatoona, Red Top Mountain, I-75, and LakePoint Sports Complex in a high-demand, growing area. Home features approximately 1,064 sq ft, permanent foundation, metal roof, and brand-new plumbing throughout. Covered front porch provides additional outdoor living space. Exterior includes multiple storage buildings, one with a built-in workshop and benches. Property needs TLC but has strong bones and major updates already completed. Sold AS IS. No disclosures. Great opportunity for cash buyers or investors seeking value-add potential and strong rental upside. Schedule via ShowingTime.

6. 2026-03-26
   historical
7. 2025-10-06
   listed $180,000 New
8. 2025-08-31
   historical
9. 2025-08-31
   historical
10. 2025-08-12
    price $185,000
11. 2025-08-12
    price $185,000
12. 2025-07-11
    price $188,000
13. 2025-07-11
    price $188,000
14. 2025-05-29
    price $195,000
15. 2025-05-29
    price $195,000
16. 2025-05-15
    listed $200,000 Active
17. 2025-05-15
    listed $200,000 New
18. 1999-01-01
    soldstatus $49,500
19. 1995-04-01
    soldstatus $18,500

ⓘ 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: $1,043 · $87/mo
• Projected year-2 tax: $1,196 · $100/mo
• Expected delta: +$153/yr (+$13/mo · 14.6%)

ⓘ 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 20% 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: $24,515
• − Mortgage interest: −$7,282
• − Property taxes: −$1,043
• − Insurance: −$650
• − Repairs & maintenance: −$1,961
• − Management: −$1,961
• − Depreciation: −$3,782
• Taxable income: $7,835
• Est. tax owed @ 24.0%: −$1,880
• After-tax cash flow: $7,612/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 — Emerson

• Score: 66/100
• State rank: #203
• US rank: #12365

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cherokee County · 289,977 people
• 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

+610.8% since first listed

19 events — show timeline

• 2026-04-30 Sold (MLS) $131,500 GAMLS
• 2026-04-17 Pending — FMLS
• 2026-04-17 Pending — GAMLS
• 2026-04-02 Listed $130,000 FMLS
• 2026-04-02 Listed $130,000 GAMLS
• 2026-03-26 Listing Removed — GAMLS
• 2025-10-06 Listed $180,000 GAMLS
• 2025-08-31 Listing Removed — GAMLS
• 2025-08-31 Listing Removed — FMLS
• 2025-08-12 Price Changed $185,000 GAMLS
• 2025-08-12 Price Changed $185,000 FMLS
• 2025-07-11 Price Changed $188,000 GAMLS
• 2025-07-11 Price Changed $188,000 FMLS
• 2025-05-29 Price Changed $195,000 GAMLS
• 2025-05-29 Price Changed $195,000 FMLS
• 2025-05-15 Listed $200,000 GAMLS
• 2025-05-15 Listed $200,000 FMLS
• 1999-01-01 Sold (Public Records) $49,500 Public Records
• 1995-04-01 Sold (Public Records) $18,500 Public Records

Property tax history

+42.8%/yr

Latest (2025): $1,043 · +14.9% YoY. Source: county tax records.