31 Adamson Dr · Cedartown, GA 30125

$795,987

None bd · None ba · — sqft · MultiFamily · 14 Days on market

Built 1985 Good condition 0.35 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 +25.8/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

8 two-story townhomes available - an incredible investment opportunity and one of the best deals in the state of Georgia. Many of the units have undergone updated renovations and include central heating and air conditioning. This property offers strong income potential with spacious layouts and a desirable setup for long-term tenants or future growth. Plenty of parking, and washer and dryer connections

Key facts

• Central heating
• Air conditioning
• Spacious layouts

Tags

• TWO STORY TOWNHOMES
• UPDATED RENOVATIONS
• CENTRAL HEATING
• AIR CONDITIONING
• STRONG INCOME POTENTIAL
• SPACIOUS LAYOUTS

Property features AI

Finance

• Other: Lot roughly 0.35 acres (public records)
• Financial info: Offered as a residential income (multi-family) investment
• HOA & community: No homeowners association; Community features include sidewalks and street lights

Exterior

• Parking: Detached garage
• Utilities: Public water; Septic tank sewer; Individual electric meters
• Home design: Residential income property (multi-family); Multi-family structure; Built in 1985
• Construction: Wood siding construction; Built in 1985
• Exterior features: Wood siding; Sidewalks and street lights in the neighborhood

Interior

• Bedrooms: 8 units (multi-family property)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Two levels; No basement; No fireplaces reported

What this means for you Summary

Snapshot

• This is a multifamily listed at $796k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $796k).
• Cap rate 9.2% 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: Cherokee Elementary School (math 26% / reading 31%, grade F, #668 of 1,228 statewide, top 55%, 625 students, 78% FRL); Cedartown Middle School (math 22% / reading 29%, grade F, #288 of 470 statewide, top 62%, 1,035 students, 78% FRL); Cedartown High School (math 17% / reading 19%, grade F, #258 of 424 statewide, top 62%, 1,453 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: 179 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $6k of loan paydown is wiped out by about $24k 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.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; 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 $795,987

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. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.18% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.41%
• DSCR: 1.46
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -0.7%
• Equity multiple: 0.97×
• Total profit: $-5,677
• Equity at exit: $118,684

10-year hold

• IRR: 9.0%
• Equity multiple: 1.69×
• Total profit: $154,228
• Equity at exit: $68,822

Cash invested: $222,876 (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: 179
• Price-to-rent: 56.4×

Monthly cashflow live

• Estimated rent: $9,411 high
• Mortgage (P&I): −$4,174
• Tax est. 1.5%: −$995 /mo · $11,940/yr
• Insurance: −$332
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,976
• Net cashflow: $1,934

Break-even live

Break-even rent $6,963

Max offer price $795,987

Occupancy floor 74%

Sensitivity live

Price	-10% $2,484	-5% $2,209	+0% $1,934	+5% $1,659	+10% $1,384
Rent	-10% $1,190	-5% $1,562	+0% $1,934	+5% $2,306	+10% $2,677
Rate	-1.0pp $2,335	-0.5pp $2,136	base $1,934	+0.5pp $1,728	+1.0pp $1,518

8-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 8× units	2	1	$9,408
Total (8 units)			$9,411

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: $198,997
• Closing costs: $23,880
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
46 Allen Dr Apt 7 Cedartown, GA	1.0	1.0	800	$875	$1.09	44d	1	0.20mi
336 Cason Rd Cedartown, GA	2.0	1.0	1000	$795	$0.80	23d	1	0.47mi
117 Cason Rd Cedartown, GA	3.0	2.0	1467	$1,500	$1.02	11d	1	0.67mi
1223 S Main St Cedartown, GA	3.0	2.0	—	$1,500	—	44d	1	1.01mi
1223 S Main St Cedartown, GA	3.0	2.0	—	$1,500	—	2d	1	1.01mi
1223 S Main St Cedartown, GA	3.0	2.0	—	$1,500	—	19d	1	1.01mi
1223 S Main St Cedartown, GA	3.0	2.0	—	$1,500	—	25d	1	1.01mi
1223 S Main St Cedartown, GA	3.0	2.0	—	$1,500	—	23d	1	1.01mi
1223 S Main St Unit 5 Cedartown, GA	3.0	2.5	—	$1,500	—	2d	1	1.02mi
121 Clyde Dr Apt A Cedartown, GA	2.0	1.0	—	$1,095	—	44d	1	1.26mi

Listing history 15 events

1. 2026-06-21
   days on market $795,987 Active 14 DOM
2. 2026-06-18
   days on market $795,987 Active 11 DOM
3. 2026-06-17
   days on market $795,987 Active 10 DOM
4. 2026-06-16
   days on market $795,987 Active 9 DOM
5. 2026-06-15
   days on market $795,987 Active 8 DOM
6. 2026-06-13
   days on market $795,987 Active 6 DOM
7. 2026-06-09
   days on market $795,987 Active 2 DOM
8. 2026-06-08
   days on marketlisting id $795,987 Active 1 DOM
9. 2026-06-07
   days on market $795,987 Active 25 DOM
10. 2026-06-04
    days on market $795,987 Active 22 DOM
11. 2026-06-03
    days on market $795,987 Active 21 DOM
12. 2026-06-02
    days on market $795,987 Active 20 DOM
13. 2026-06-01
    days on market $795,987 Active 19 DOM
14. 2026-05-31
    days on market $795,987 Active 18 DOM
15. 2026-05-13
    listed $795,987 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $112,932
• − Mortgage interest: −$44,588
• − Property taxes: −$11,940
• − Insurance: −$3,980
• − Repairs & maintenance: −$9,035
• − Management: −$9,035
• − Depreciation: −$23,156
• Taxable income: $11,200
• Est. tax owed @ 24.0%: −$2,688
• After-tax cash flow: $20,518/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This multi-family property presents as move-in ready with good condition and potential for cosmetic updates to enhance its value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace carpet with hardwood — Improves aesthetics and value
• Both Replace basic kitchen appliances — Modernizes kitchen and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood — Improves aesthetics and value ↑
• Both Replace basic kitchen appliances — Modernizes kitchen and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-13 Listed $795,987 GAMLS