6118 Mount Zion Rd · Mount Zion, GA 30182

$89,000

2 bd · 2.0 ba · 1,821 sqft · SingleFamily public records · 159 Days on market

Built 1881 1.80 ac lot $49/sqft · 75% below area ↓ 6% since listing

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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 +26.1/30.0
• DSCR +8.8/10.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 1.8 acre lot
• Built 1881
• Listed 159 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#402 in GA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, schools F, amenities F.
• Carroll County (rural): math 42% / reading 41% proficiency, ranked #38 of 174 in GA (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 23 active listings in the ZIP; 876 units permitted in Carroll County in 2024 (150 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($615 loan paydown + $5k appreciation (5.1% local appreciation)).
• Carroll County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.1% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 14y 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 $15k; list at $89k implies a 493% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1881 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 24% chance of damaging wind over 30y; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1881 — 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. 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.
7. 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.
8. 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: 1.19% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.85%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (median comp): $359,605
• List price: $89,000
• Delta: -75.25%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

5.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.5%
• Equity multiple: 2.43×
• Total profit: $35,607
• Equity at exit: $51,215

10-year hold

• IRR: 21.9%
• Equity multiple: 4.81×
• Total profit: $94,939
• Equity at exit: $89,041

Cash invested: $24,920 (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 30182

• Home prices YoY: 1.2%
• Active inventory: 23
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,056 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$105 /mo · $1,265/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $225

Break-even live

Break-even rent $771

Max offer price $89,000

Occupancy floor 74%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-18
   days on market $89,000 Active 159 DOM
2. 2026-06-17
   days on market $89,000 Active 158 DOM
3. 2026-06-16
   days on market $89,000 Active 157 DOM
4. 2026-06-15
   days on market $89,000 Active 156 DOM
5. 2026-06-13
   days on market $89,000 Active 154 DOM
6. 2026-06-09
   days on market $89,000 Active 150 DOM
7. 2026-06-08
   days on market $89,000 Active 149 DOM
8. 2026-06-07
   days on market $89,000 Active 148 DOM
9. 2026-06-04
   days on market $89,000 Active 145 DOM
10. 2026-06-03
    days on market $89,000 Active 144 DOM
11. 2026-06-02
    days on market $89,000 Active 143 DOM
12. 2026-06-01
    days on market $89,000 Active 142 DOM
13. 2026-05-31
    days on market $89,000 Active 141 DOM
14. 2026-01-10
    listed $89,000 Active
15. 2026-01-07
    status Active
16. 2026-01-07
    status Back On Market
17. 2026-01-07
    historical
18. 2026-01-07
    historical
19. 2025-12-06
    status Under Contract
20. 2025-12-06
    status Pending
21. 2025-11-11
    listed $100,000 Active
22. 2025-11-11
    listed $100,000 New
23. 2023-11-30
    historical
24. 2023-09-19
    price $141,000
25. 2023-09-08
    price $151,000
26. 2023-09-06
    listed $165,000 New
27. 2014-11-05
    price $15,000
28. 2012-08-08
    historical
29. 2012-08-08
    historical
30. 2012-07-31
    soldstatus $15,000 Sold
31. 2012-07-25
    status Back On Market
32. 2012-07-25
    price $22,900
33. 2012-07-21
    historical
34. 2012-06-26
    status Back On Market
35. 2012-06-26
    historical
36. 2012-05-17
    price $22,900
37. 2012-05-17
    price $22,900
38. 2012-05-04
    price $29,900
39. 2012-05-04
    price $29,900
40. 2012-04-19
    price $37,900
41. 2012-04-19
    price $37,900
42. 2012-03-28
    price $42,900
43. 2012-03-28
    price $42,900
44. 2012-03-05
    price $49,900
45. 2012-02-25
    price $49,900
46. 2012-01-22
    listed $55,000 New
47. 2012-01-20
    listed $55,000 Active
48. 2011-10-17
    soldstatus $77,173
49. 2006-07-20
    soldstatus $112,000
50. 2002-09-17
    soldstatus $95,000

ⓘ 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: $1,265 · $105/mo
• Projected year-2 tax: $1,265 · $105/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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,676
• − Mortgage interest: −$4,985
• − Property taxes: −$1,265
• − Insurance: −$445
• − Repairs & maintenance: −$1,014
• − Management: −$1,014
• − Depreciation: −$2,589
• Taxable income: $1,364
• Est. tax owed @ 24.0%: −$327
• After-tax cash flow: $2,376/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: Carroll County
• NCES district ID: 1300840
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $48,692
• Composite: 35.62/100
• National rank: #4888
• State rank: #38 of 174 in GA

Livability — Mount Zion

• Score: 59/100
• State rank: #402
• US rank: #19835

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,566

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 123,370 people
• By 2030: 127,186 · +3.1%
• By 2040: 133,534 · +8.2%
• By 2050: 137,612 · +11.5%
• By 2075: 142,892 · +15.8%
• By 2100: 136,294 · +10.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Black 3%
• Common ancestry: Slovak 1%
• Foreign-born: 4% · China
• Languages at home: 95% English-only · Other Indo-European 4% Spanish 1%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+41.2) · D 29.1% · R 70.3%
• 2008→2024 swing: -8.2pp toward R · 2008: -32.9pp · 2024: -41.2pp
• All cycles: 2024: R+41.2 2020: R+39.0 2016: R+40.1 2012: R+37.7 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.14%
• Current HPI: 434.1816
• 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

-6.3% since first listed

37 events — show timeline

• 2026-01-10 Listed $89,000 ForSaleByOwner.com
• 2026-01-07 Relisted — FMLS
• 2026-01-07 Relisted — GAMLS
• 2026-01-07 Listing Removed — GAMLS
• 2026-01-07 Listing Removed — FMLS
• 2025-12-06 Pending — GAMLS
• 2025-12-06 Pending — FMLS
• 2025-11-11 Listed $100,000 GAMLS
• 2025-11-11 Listed $100,000 FMLS
• 2023-11-30 Listing Removed — GAMLS
• 2023-09-19 Price Changed $141,000 GAMLS
• 2023-09-08 Price Changed $151,000 GAMLS
• 2023-09-06 Listed $165,000 GAMLS
• 2014-11-05 Price Changed $15,000 GAMLS
• 2012-08-08 Listing Removed — GAMLS
• 2012-08-08 Listing Removed — FMLS
• 2012-07-31 Sold (MLS) $15,000 GAMLS
• 2012-07-25 Relisted — GAMLS
• 2012-07-25 Price Changed $22,900 GAMLS
• 2012-07-21 Listing Removed — GAMLS
• 2012-06-26 Relisted — GAMLS
• 2012-06-26 Listing Removed — GAMLS
• 2012-05-17 Price Changed $22,900 GAMLS
• 2012-05-17 Price Changed $22,900 FMLS
• 2012-05-04 Price Changed $29,900 FMLS
• 2012-05-04 Price Changed $29,900 GAMLS
• 2012-04-19 Price Changed $37,900 GAMLS
• 2012-04-19 Price Changed $37,900 FMLS
• 2012-03-28 Price Changed $42,900 GAMLS
• 2012-03-28 Price Changed $42,900 FMLS
• 2012-03-05 Price Changed $49,900 GAMLS
• 2012-02-25 Price Changed $49,900 FMLS
• 2012-01-22 Listed $55,000 GAMLS
• 2012-01-20 Listed $55,000 FMLS
• 2011-10-17 Sold (Public Records) $77,173 Public Records
• 2006-07-20 Sold (Public Records) $112,000 Public Records
• 2002-09-17 Sold (Public Records) $95,000 Public Records

Property tax history

+9.4%/yr

Latest (2025): $1,265 · -1.1% YoY. Source: county tax records.