47 Mill St SW · Cave Spring, GA 30124

$115,000

4 bd · 1.0 ba · 1,312 sqft · SingleFamily public records · 4 Days on market

Built 1962 0.55 ac lot Est $205k · 44% 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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.5/10.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity knocks with this 4-bedroom, 1-bath home located in the charming Cave Spring. Situated on a spacious lot with no HOA restrictions, this property offers tremendous potential for investors, flippers, or buyers looking to build equity through renovation. The home features a functional floor plan and plenty of space to reimagine and customize to your vision. While the property is in need of rehabilitation and updates, it presents an excellent value-add opportunity in a growing market. Whether you're looking for your next fix-and-flip project, a rental investment, or a long-term hold, the possibilities are endless. Conveniently located near local shops, restaurants, schools, and outdoor recreation, this property combines small-town charm with strong investment potential. Bring your contractor and imagination-this is your chance to unlock the value of 47 Mill St and create something special. If your buyer needs to sell a house, we provide guaranteed cash offers with flexible closings. This way they can have an easy transition and avoid needing to send a contingent offer. We will buy even if you do not buy ours!

Key facts

• Spacious lot
• No hoa restrictions
• Schools

Tags

• SPACIOUS LOT
• NO HOA RESTRICTIONS
• FUNCTIONAL FLOOR PLAN
• LOCAL SHOPS
• RESTAURANTS
• SCHOOLS

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electric service available
• Home design: One-level home; Resale property
• Construction: Brick veneer and other construction materials; Slab foundation; Other roof type
• Exterior features: Exterior features: Other

Interior

• Kitchen: Kitchen features: Other; Appliances: Other
• Bedrooms: Four main-level bedrooms; Bedroom features: Other
• Flooring: Carpet flooring
• Bathrooms: One full bathroom (main level); Master bathroom: Other
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: No shared/common walls; Other interior features reported
• Laundry & utility: Laundry features: Other

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).

Location & tenants

• Location reads 61/100 on livability (#340 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B; Watch: amenities F, commute F, employment F.
• Floyd County (rural): math 41% / reading 40% proficiency, ranked #45 of 174 in GA (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Coosa Middle School (math 34% / reading 32%, grade F, #213 of 470 statewide, top 47%, 537 students, 66% FRL); Coosa High School (math 18% / reading 25%, grade F, #218 of 424 statewide, top 53%, 846 students, 59% FRL).
• Zoned-school proficiency averages 27% at this address vs 40% district-wide (-13 pts) — the specific schools serving this property underperform the Floyd County average; the district grade overstates school quality for this exact location.
• Market conditions: 39 active listings in the ZIP; 355 units permitted in Floyd County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Floyd County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk; moderate wind risk, 25% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1962 — 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. 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?
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: 1.15% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.19%
• DSCR: 1.45
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $204,672
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Love St	0.35mi	3/1.0 (-1)	1,248 (-5%)	23mo	$195,000	$156	51
5549 Fosters Mill Rd SW	0.57mi	3/2.0 (-1)	1,460 (+11%)	8mo	$170,350	$117	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,213
• Equity at exit: $17,147

10-year hold

• IRR: 8.7%
• Equity multiple: 1.66×
• Total profit: $21,391
• Equity at exit: $9,943

Cash invested: $32,200 (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 30124

• Home prices YoY: -5.5%
• Active inventory: 39
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,321 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$119 /mo · $1,431/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $273

Break-even live

Break-even rent $975

Max offer price $115,000

Occupancy floor 74%

Sensitivity live

Price	-10% $339	-5% $306	+0% $273	+5% $241	+10% $208
Rent	-10% $169	-5% $221	+0% $273	+5% $326	+10% $378
Rate	-1.0pp $331	-0.5pp $303	base $273	+0.5pp $244	+1.0pp $213

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-19
   days on market $115,000 Active 4 DOM
2. 2026-06-18
   days on market $115,000 Active 3 DOM
3. 2026-06-17
   days on market $115,000 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark

   Show marketing remark (1133 chars)

   Opportunity knocks with this 4-bedroom, 1-bath home located in the charming Cave Spring. Situated on a spacious lot with no HOA restrictions, this property offers tremendous potential for investors, flippers, or buyers looking to build equity through renovation. The home features a functional floor plan and plenty of space to reimagine and customize to your vision. While the property is in need of rehabilitation and updates, it presents an excellent value-add opportunity in a growing market. Whether you're looking for your next fix-and-flip project, a rental investment, or a long-term hold, the possibilities are endless. Conveniently located near local shops, restaurants, schools, and outdoor recreation, this property combines small-town charm with strong investment potential. Bring your contractor and imagination-this is your chance to unlock the value of 47 Mill St and create something special. If your buyer needs to sell a house, we provide guaranteed cash offers with flexible closings. This way they can have an easy transition and avoid needing to send a contingent offer. We will buy even if you do not buy ours!

5. 2026-06-15
   listed $115,000 Active 1 DOM

   Show marketing remark (1133 chars)

   Opportunity knocks with this 4-bedroom, 1-bath home located in the charming Cave Spring. Situated on a spacious lot with no HOA restrictions, this property offers tremendous potential for investors, flippers, or buyers looking to build equity through renovation. The home features a functional floor plan and plenty of space to reimagine and customize to your vision. While the property is in need of rehabilitation and updates, it presents an excellent value-add opportunity in a growing market. Whether you're looking for your next fix-and-flip project, a rental investment, or a long-term hold, the possibilities are endless. Conveniently located near local shops, restaurants, schools, and outdoor recreation, this property combines small-town charm with strong investment potential. Bring your contractor and imagination-this is your chance to unlock the value of 47 Mill St and create something special. If your buyer needs to sell a house, we provide guaranteed cash offers with flexible closings. This way they can have an easy transition and avoid needing to send a contingent offer. We will buy even if you do not buy ours!

ⓘ 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: $1,431 · $119/mo
• Projected year-2 tax: $1,431 · $119/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 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,853
• − Mortgage interest: −$6,442
• − Property taxes: −$1,431
• − Insurance: −$575
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$3,345
• Taxable income: $1,524
• Est. tax owed @ 24.0%: −$366
• After-tax cash flow: $2,916/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: Floyd County
• NCES district ID: 1302190
• Math proficiency: 41% ▼ -5.00%
• Reading proficiency: 40% ▼ -4.00%
• Median HH income: $47,083
• Composite: 34.64/100
• National rank: #5143
• State rank: #45 of 174 in GA

Livability — Cave Spring

• Score: 61/100
• State rank: #340
• US rank: #17653

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cave Spring, GA
• Population (ZIP): 2,944

Population outlook (Floyd County) Hauer SSP2

• Today (2025): 96,321 people
• By 2030: 95,532 · -0.8%
• By 2040: 93,332 · -3.1%
• By 2050: 90,850 · -5.7%
• By 2075: 84,989 · -11.8%
• By 2100: 76,097 · -21.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 9% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 5% Serbian 3% Lithuanian 2%
• Foreign-born: 1% · Canada, Jamaica
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Floyd

• 2024 margin: Solid R (+42.0) · D 28.8% · R 70.7%
• 2008→2024 swing: -5.6pp toward R · 2008: -36.4pp · 2024: -42.0pp
• All cycles: 2024: R+42.0 2020: R+41.1 2016: R+43.5 2012: R+39.9 2008: R+36.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -14.22%
• Current HPI: 245.3972
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-15 Listed $115,000 GAMLS
• 2026-06-15 Listed $115,000 FMLS

Property tax history

+12.0%/yr

Latest (2025): $1,431 · +8.9% YoY. Source: county tax records.