749 Garner Rd · Rockmart, GA 30153

$250,000

3 bd · 2.0 ba · 1,516 sqft · SingleFamily public records · 37 Days on market

Built 1880 0.58 ac lot $165/sqft · 22% below area Est $319k · 22% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.2/30.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

No subdivision or HOA! This recently remodeled ranch comes with 3 bedrooms, 2 baths and has lots of character. The kitchen has a breakfast bar and lots of cabinets for storage and also has a separate dining room. HVAC and duct work is about 2 years old. New laminate vinyl plank throughout. Outside you will find a fenced in yard, pavilion for grilling and a view that is to die for with a horse pasture right across the street. Must see to appreciate. This property is USDA eligible.

Key facts

• Decorative fireplace
• Fenced in back yard
• Awesome views

Tags

• DECORATIVE FIREPLACE
• BREAKFAST BAR
• FENCED IN BACK YARD
• PAVILLION FOR GRILLING
• AWESOME VIEWS
• NEW WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (28.6% below list).
• Recommended offer: $179k (28.6% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.2% in Rockmart — 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 70/100 on livability (#99 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities F, commute F.
• Paulding County (suburban): math 39% / reading 42% proficiency, ranked #33 of 174 in GA (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sara M. Ragsdale Elementary (math 37% / reading 36%, grade F, #509 of 1,228 statewide, top 42%, 604 students, 56% FRL); Carl Scoggins Sr. Middle School (math 29% / reading 40%, grade F, #196 of 470 statewide, top 42%, 760 students, 47% FRL); Paulding County High School (math 19% / reading 37%, grade F, #155 of 424 statewide, top 37%, 2,005 students, 48% FRL) — zoned schools average 50% FRL vs 33% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 204 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 1,458 units permitted in Paulding County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Paulding County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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.
• Current owner paid $200k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,563 (28.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.71% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.67%
• DSCR: 0.93
• GRM: 11.7

CMA / ARV

• ARV (median comp): $319,035
• List price: $250,000
• Delta: -21.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
65 Randall Dr	0.70mi	3/2.0	1,502 (-1%)	13mo	$275,000	$183	55
22 Adams Ln	0.65mi	3/2.0	1,296 (-14%)	10mo	$264,000	$204	37

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: -19.1%
• Equity multiple: 0.33×
• Total profit: $-46,832
• Equity at exit: $37,276

10-year hold

• IRR: -11.8%
• Equity multiple: 0.30×
• Total profit: $-49,219
• Equity at exit: $21,615

Cash invested: $70,000 (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 30153

• Home prices YoY: -4.6%
• Active inventory: 204
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,786 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$93 /mo · $1,116/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-98

Break-even live

Break-even rent $1,909

Max offer price $232,767

Occupancy floor —

Sensitivity live

Price	-10% $44	-5% $-27	+0% $-98	+5% $-168	+10% $-239
Rent	-10% $-239	-5% $-168	+0% $-98	+5% $-27	+10% $44
Rate	-1.0pp $28	-0.5pp $-34	base $-98	+0.5pp $-162	+1.0pp $-228

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
312 Thorn Thicket Way Rockmart, GA	3.0	2.0	1115	$1,575	$1.41	45d	1	0.96mi
378 Southern Trace Dr Rockmart, GA	4.0	2.0	1537	$1,745	$1.14	0d	1	1.14mi
246 Carthage Blvd Rockmart, GA	3.0	2.0	1115	$1,750	$1.57	3d	1	1.16mi
93 Southern Trace Way Rockmart, GA	3.0	2.0	1104	$1,529	$1.38	17d	1	1.16mi
94 Jackson Farms Dr Rockmart, GA	3.0	2.0	1136	$1,619	$1.43	45d	1	1.24mi
73 Seagrave Ct Rockmart, GA	3.0	2.0	1115	$1,569	$1.41	0d	1	1.32mi
122 White Creek Loop Rockmart, GA	3.0	2.0	1115	$1,624	$1.46	0d	1	1.48mi

Listing history 13 events

1. 2026-04-21
   listed $250,000 New 674-char remark
2. 2026-04-21
   listed $250,000 Active 676-char remark
3. 2023-04-17
   soldstatus $200,000
4. 2023-02-24
   soldstatus $200,000 Closed

   Show marketing remark (484 chars)

   No subdivision or HOA! This recently remodeled ranch comes with 3 bedrooms, 2 baths and has lots of character. The kitchen has a breakfast bar and lots of cabinets for storage and also has a separate dining room. HVAC and duct work is about 2 years old. New laminate vinyl plank throughout. Outside you will find a fenced in yard, pavilion for grilling and a view that is to die for with a horse pasture right across the street. Must see to appreciate. This property is USDA eligible.

5. 2023-02-07
   status Pending

   Show marketing remark (484 chars)

   No subdivision or HOA! This recently remodeled ranch comes with 3 bedrooms, 2 baths and has lots of character. The kitchen has a breakfast bar and lots of cabinets for storage and also has a separate dining room. HVAC and duct work is about 2 years old. New laminate vinyl plank throughout. Outside you will find a fenced in yard, pavilion for grilling and a view that is to die for with a horse pasture right across the street. Must see to appreciate. This property is USDA eligible.

6. 2023-01-07
   listed $199,900 Active

   Show marketing remark (484 chars)

   No subdivision or HOA! This recently remodeled ranch comes with 3 bedrooms, 2 baths and has lots of character. The kitchen has a breakfast bar and lots of cabinets for storage and also has a separate dining room. HVAC and duct work is about 2 years old. New laminate vinyl plank throughout. Outside you will find a fenced in yard, pavilion for grilling and a view that is to die for with a horse pasture right across the street. Must see to appreciate. This property is USDA eligible.

7. 2022-12-31
   historical
8. 2022-09-27
   listed $219,900 New
9. 2022-09-23
   historical
10. 2022-07-29
    price $239,900
11. 2022-06-30
    price $244,900
12. 2022-06-24
    listed $249,900 New
13. 2008-07-07
    soldstatus $80,000

ⓘ 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: $1,116 · $93/mo
• Projected year-2 tax: $2,300 · $192/mo
• Expected delta: +$1,184/yr (+$99/mo · 106.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,428
• − Mortgage interest: −$14,004
• − Property taxes: −$1,116
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,714
• − Management: −$1,714
• − Depreciation: −$7,273
• Taxable loss: −$5,644
• Est. tax savings @ 24.0%: +$1,354
• After-tax cash flow: $184/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: Paulding County
• NCES district ID: 1304020
• Math proficiency: 39% ▼ -6.00%
• Reading proficiency: 42% ▼ -7.00%
• Median HH income: $61,447
• Composite: 36.0/100
• National rank: #4784
• State rank: #33 of 174 in GA

Livability — Rockmart

• Score: 70/100
• State rank: #99
• US rank: #7891

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Polk County · 18,467 people
• City population: 18,467
• Metro: Cedartown, GA
• Population (ZIP): 18,467
• Household income: $57,377
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 340.0

Population outlook (Paulding County) Hauer SSP2

• Today (2025): 175,714 people
• By 2030: 186,082 · +5.9%
• By 2040: 204,414 · +16.3%
• By 2050: 217,040 · +23.5%
• By 2075: 236,980 · +34.9%
• By 2100: 238,314 · +35.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 10% Hispanic / Latino 6% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Italian 2% Slovak 1% Romanian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Paulding

• 2024 margin: Strong R (+24.1) · D 37.6% · R 61.7%
• 2008→2024 swing: +14.4pp toward D · 2008: -38.5pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+29.1 2016: R+41.2 2012: R+43.6 2008: R+38.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -18.01%
• Current HPI: 370.1814
• Rent YoY: —
• Metro: Cedartown, 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

+212.5% since first listed

15 events — show timeline

• 2026-06-19 Relisted — FMLS
• 2026-05-29 Delisted — GAMLS
• 2026-04-21 Listed $250,000 GAMLS
• 2026-04-21 Listed $250,000 FMLS
• 2023-04-17 Sold (Public Records) $200,000 Public Records
• 2023-02-24 Sold (MLS) $200,000 FMLS
• 2023-02-07 Pending — FMLS
• 2023-01-07 Listed $199,900 FMLS
• 2022-12-31 Listing Removed — GAMLS
• 2022-09-27 Listed $219,900 GAMLS
• 2022-09-23 Listing Removed — GAMLS
• 2022-07-29 Price Changed $239,900 GAMLS
• 2022-06-30 Price Changed $244,900 GAMLS
• 2022-06-24 Listed $249,900 GAMLS
• 2008-07-07 Sold (Public Records) $80,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,116 · -3.6% YoY. Source: county tax records.