3566 Rockmart Hwy · Cedartown, GA 30125

$119,200

3 bd · 1.5 ba · 1,356 sqft · SingleFamily public records · 89 Days on market

Built 1932 2.73 ac lot

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Why this score? — see what drove the C+ 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 +28.1/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a fixer upper in a great area? This might just be it! This house has great bones to it but just needs some TLC to bring it back to life. Would be ideal for first time homeowners, investors, etc. Very Large backyard that could be used for gardening, throwing ball or even putting in a pool! lConveniently located right off Highway 278 makes it very accessible to Rockmart or Cerdartown for dining and shopping options. Very large open kitchen has both gas stove/oven. The front porch is screened in as well. At this price, it will not last long! This house does NOT have an HVAC unit but does have propane wall heaters for winter. THERE IS NO COOLING SOURCE.

Key facts

• Generous lot
• Original features
• Defined living areas

Tags

• GENEROUS LOT
• DEFINED LIVING AREAS
• EXPANSIVE OUTDOOR SETTING
• ORIGINAL FEATURES
• ACCESS TO LOCAL SERVICES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $112k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 3.2% in Cedartown — 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 64/100 on livability (#253 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, amenities F, commute F.
• Polk County (town): math 21% / reading 28% proficiency, ranked #128 of 174 in GA (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Westside Elementary School (math 32% / reading 35%, grade F, #562 of 1,228 statewide, top 46%, 570 students, 78% FRL); Cedartown Middle School (math 22% / reading 29%, grade F, #288 of 470 statewide, top 62%, 1,035 students, 78% FRL) — zoned schools average 78% FRL vs 62% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 177 active listings in the ZIP; 128 units permitted in Polk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $824 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Polk County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $30k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,048 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1932 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.22% ✓
• Cap rate: 10.08%
• Cash-on-cash: 13.53%
• DSCR: 1.60
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $273,912
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50 Sunset Valley St	0.28mi	3/2.0	1,429 (+5%)	17mo	$288,000	$202	62
31 Skyview St	0.24mi	3/2.0	1,429 (+5%)	22mo	$299,900	$210	59
247 Grady Rd	0.59mi	3/2.0	1,452 (+7%)	0mo	$259,500	$179	58
3323 Rockmart Hwy	0.43mi	3/2.0	1,500 (+11%)	18mo	$350,000	$233	45
2359 Old Cedartown Rd	0.60mi	3/1.5	1,496 (+10%)	18mo	$194,900	$130	40
2347 Old Cedartown Rd	0.62mi	2/2.0 (-1)	1,159 (-14%)	21mo	$180,000	$155	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.6%
• Equity multiple: 1.14×
• Total profit: $4,635
• Equity at exit: $17,773

10-year hold

• IRR: 13.1%
• Equity multiple: 2.04×
• Total profit: $34,851
• Equity at exit: $10,306

Cash invested: $33,376 (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 30125

• Home prices YoY: -7.7%
• Active inventory: 177
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,455 medium
• Mortgage (P&I): −$625
• Tax from tax record: −$99 /mo · $1,185/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $376

Break-even live

Break-even rent $979

Max offer price $119,200

Occupancy floor 69%

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: $29,800
• Closing costs: $3,576
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $119,200 Active 89 DOM
2. 2026-06-17
   days on market $119,200 Active 88 DOM
3. 2026-06-16
   days on market $119,200 Active 87 DOM
4. 2026-06-15
   days on market $119,200 Active 86 DOM
5. 2026-06-13
   days on market $119,200 Active 84 DOM
6. 2026-06-09
   days on market $119,200 Active 80 DOM
7. 2026-06-08
   days on market $119,200 Active 79 DOM
8. 2026-06-07
   days on market $119,200 Active 78 DOM
9. 2026-06-04
   days on market $119,200 Active 75 DOM
10. 2026-06-03
    days on market $119,200 Active 74 DOM
11. 2026-06-02
    days on market $119,200 Active 73 DOM
12. 2026-06-01
    days on market $119,200 Active 72 DOM
13. 2026-05-31
    days on market $119,200 Active 71 DOM
14. 2026-03-27
    status Under Contract
15. 2026-03-19
    price $119,200
16. 2026-01-20
    listed $149,000 New
17. 2021-08-09
    soldstatus $106,000
18. 2021-07-30
    soldstatus $106,000 Closed 669-char remark

    Show marketing remark (670 chars)

    Looking for a fixer upper in a great area? This might just be it! This house has great bones to it but just needs some TLC to bring it back to life. Would be ideal for first time homeowners, investors, etc. Very Large backyard that could be used for gardening, throwing ball or even putting in a pool! lConveniently located right off Highway 278 makes it very accessible to Rockmart or Cerdartown for dining and shopping options. Very large open kitchen has both gas stove/oven. The front porch is screened in as well. At this price, it will not last long!This house does NOT have an HVAC unit but does have propane wall heaters and window units that are very efficient.

19. 2021-07-30
    soldstatus $106,000 Sold 670-char remark

    Show marketing remark (670 chars)

    Looking for a fixer upper in a great area? This might just be it! This house has great bones to it but just needs some TLC to bring it back to life. Would be ideal for first time homeowners, investors, etc. Very Large backyard that could be used for gardening, throwing ball or even putting in a pool! lConveniently located right off Highway 278 makes it very accessible to Rockmart or Cerdartown for dining and shopping options. Very large open kitchen has both gas stove/oven. The front porch is screened in as well. At this price, it will not last long!This house does NOT have an HVAC unit but does have propane wall heaters and window units that are very efficient.

20. 2021-06-29
    status Pending 669-char remark

    Show marketing remark (669 chars)

    Looking for a fixer upper in a great area? This might just be it! This house has great bones to it but just needs some TLC to bring it back to life. Would be ideal for first time homeowners, investors, etc. Very Large backyard that could be used for gardening, throwing ball or even putting in a pool! lConveniently located right off Highway 278 makes it very accessible to Rockmart or Cerdartown for dining and shopping options. Very large open kitchen has both gas stove/oven. The front porch is screened in as well. At this price, it will not last long! This house does NOT have an HVAC unit but does have propane wall heaters for winter. THERE IS NO COOLING SOURCE.

21. 2021-06-26
    status Under Contract 670-char remark

    Show marketing remark (670 chars)

    Looking for a fixer upper in a great area? This might just be it! This house has great bones to it but just needs some TLC to bring it back to life. Would be ideal for first time homeowners, investors, etc. Very Large backyard that could be used for gardening, throwing ball or even putting in a pool! lConveniently located right off Highway 278 makes it very accessible to Rockmart or Cerdartown for dining and shopping options. Very large open kitchen has both gas stove/oven. The front porch is screened in as well. At this price, it will not last long!This house does NOT have an HVAC unit but does have propane wall heaters and window units that are very efficient.

22. 2021-05-17
    listed $105,000 Active 669-char remark

    Show marketing remark (670 chars)

    Looking for a fixer upper in a great area? This might just be it! This house has great bones to it but just needs some TLC to bring it back to life. Would be ideal for first time homeowners, investors, etc. Very Large backyard that could be used for gardening, throwing ball or even putting in a pool! lConveniently located right off Highway 278 makes it very accessible to Rockmart or Cerdartown for dining and shopping options. Very large open kitchen has both gas stove/oven. The front porch is screened in as well. At this price, it will not last long!This house does NOT have an HVAC unit but does have propane wall heaters and window units that are very efficient.

23. 2021-05-17
    listed $105,000 New 670-char remark

    Show marketing remark (670 chars)

    Looking for a fixer upper in a great area? This might just be it! This house has great bones to it but just needs some TLC to bring it back to life. Would be ideal for first time homeowners, investors, etc. Very Large backyard that could be used for gardening, throwing ball or even putting in a pool! lConveniently located right off Highway 278 makes it very accessible to Rockmart or Cerdartown for dining and shopping options. Very large open kitchen has both gas stove/oven. The front porch is screened in as well. At this price, it will not last long!This house does NOT have an HVAC unit but does have propane wall heaters and window units that are very efficient.

ⓘ 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: $1,185 · $99/mo
• Projected year-2 tax: $1,185 · $99/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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,464
• − Mortgage interest: −$6,677
• − Property taxes: −$1,185
• − Insurance: −$596
• − Repairs & maintenance: −$1,397
• − Management: −$1,397
• − Depreciation: −$3,468
• Taxable income: $2,744
• Est. tax owed @ 24.0%: −$659
• After-tax cash flow: $3,856/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: Polk County
• NCES district ID: 1304200
• Math proficiency: 21% ▼ -15.00%
• Reading proficiency: 28% ▼ -3.00%
• Median HH income: $39,318
• Composite: 20.6/100
• National rank: #8550
• State rank: #128 of 174 in GA

Livability — Cedartown

• Score: 64/100
• State rank: #253
• US rank: #14084

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 24,071
• Population (ZIP): 24,071

Population outlook (Polk County) Hauer SSP2

• Today (2025): 40,729 people
• By 2030: 40,103 · -1.5%
• By 2040: 38,594 · -5.2%
• By 2050: 36,753 · -9.8%
• By 2075: 31,687 · -22.2%
• By 2100: 25,448 · -37.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 62% Hispanic / Latino 20% Black 13% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 12% · Canada
• Languages at home: 81% English-only · Spanish 17% Other Indo-European 2%

Political lean MEDSL · Polk

• 2024 margin: Solid R (+60.5) · D 19.6% · R 80.1%
• 2008→2024 swing: -19.4pp toward R · 2008: -41.1pp · 2024: -60.5pp
• All cycles: 2024: R+60.5 2020: R+57.1 2016: R+57.5 2012: R+45.6 2008: R+41.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.75%
• Current HPI: 331.4271
• 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

+13.5% since first listed

10 events — show timeline

• 2026-03-27 Pending — GAMLS
• 2026-03-19 Price Changed $119,200 GAMLS
• 2026-01-20 Listed $149,000 GAMLS
• 2021-08-09 Sold (Public Records) $106,000 Public Records
• 2021-07-30 Sold (MLS) $106,000 GAMLS
• 2021-07-30 Sold (MLS) $106,000 FMLS
• 2021-06-29 Pending — FMLS
• 2021-06-26 Pending — GAMLS
• 2021-05-17 Listed $105,000 GAMLS
• 2021-05-17 Listed $105,000 FMLS

Property tax history

+10.3%/yr

Latest (2025): $1,185 · +10.8% YoY. Source: county tax records.