500 Gayle Dr SE · Emerson, GA 30102

$155,000

3 bd · 1.0 ba · 720 sqft · SingleFamily public records · 266 Days on market

Built 1960 0.31 ac lot $215/sqft · 37% below area Est $245k · 37% 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 +28.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• Livability +3.3/5.0
• Rent growth +2.9/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special near Lake Allatoona! This single-story home on a 0.31-acre lot is framed and partially renovated, ready for the next owner to finish and add value. The property currently offers one full bathroom, new framing and partial drywall, updated bathroom tile work, and newer windows. Roof and partial exterior siding are in place. Excellent location just minutes to Lake Allatoona, multiple marinas, and I-75 for quick access to shopping, dining, and recreation. Zoned single-family residential. Cash ONLY. Bring your vision and finishing touches to create a great investment or vacation getaway near the lake. Seller is only accepting List Price.

Key facts

• 0.31 acre lot
• Single story home
• Newer windows

Tags

• SINGLE STORY HOME
• 0.31 ACRE LOT
• PARTIALLY RENOVATED
• UPDATED BATHROOM TILE WORK
• NEWER WINDOWS
• MINUTES TO LAKE ALLATOONA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $498 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 3.0% in Emerson — 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 66/100 on livability (#203 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, commute F.
• Bartow County (rural): math 33% / reading 34% proficiency, ranked #70 of 174 in GA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.7%/yr); 326 active listings in the ZIP; solid renter incomes; 1,618 units permitted in Bartow County in 2024 (265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.7% rent growth), your $43k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 266 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $155k implies a 210% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 266 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 1960 — 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: 1.20% ✓
• Cap rate: 10.15%
• Cash-on-cash: 13.78%
• DSCR: 1.61
• GRM: 6.9

CMA / ARV

• ARV (median comp): $244,879
• List price: $155,000
• Delta: -36.70%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.71% rent growth · sell at horizon

5-year hold

• IRR: 2.6%
• Equity multiple: 1.10×
• Total profit: $4,200
• Equity at exit: $23,111

10-year hold

• IRR: 10.9%
• Equity multiple: 1.80×
• Total profit: $34,847
• Equity at exit: $13,402

Cash invested: $43,400 (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 30102

• Rents YoY: 1.7%
• Active inventory: 326
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,863 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$96 /mo · $1,157/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $498

Break-even live

Break-even rent $1,233

Max offer price $155,000

Occupancy floor 68%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $155,000 Active 266 DOM
2. 2026-06-17
   days on market $155,000 Active 265 DOM
3. 2026-06-16
   days on market $155,000 Active 264 DOM
4. 2026-06-15
   days on market $155,000 Active 263 DOM
5. 2026-06-13
   days on market $155,000 Active 261 DOM
6. 2026-06-09
   days on market $155,000 Active 257 DOM
7. 2026-06-08
   days on market $155,000 Active 256 DOM
8. 2026-06-07
   days on market $155,000 Active 255 DOM
9. 2026-06-04
   days on market $155,000 Active 252 DOM
10. 2026-06-03
    days on market $155,000 Active 251 DOM
11. 2026-06-02
    days on market $155,000 Active 250 DOM
12. 2026-06-01
    days on market $155,000 Active 249 DOM
13. 2026-05-31
    pricedays on market $155,000 Active 248 DOM
14. 2026-05-08
    price $165,000 657-char remark

    Show marketing remark (657 chars)

    Investor special near Lake Allatoona! This single-story home on a 0.31-acre lot is framed and partially renovated, ready for the next owner to finish and add value. The property currently offers one full bathroom, new framing and partial drywall, updated bathroom tile work, and newer windows. Roof and partial exterior siding are in place. Excellent location just minutes to Lake Allatoona, multiple marinas, and I-75 for quick access to shopping, dining, and recreation. Zoned single-family residential. Cash ONLY. Bring your vision and finishing touches to create a great investment or vacation getaway near the lake. Seller is only accepting List Price.

15. 2026-05-08
    price $165,000 657-char remark

    Show marketing remark (657 chars)

    Investor special near Lake Allatoona! This single-story home on a 0.31-acre lot is framed and partially renovated, ready for the next owner to finish and add value. The property currently offers one full bathroom, new framing and partial drywall, updated bathroom tile work, and newer windows. Roof and partial exterior siding are in place. Excellent location just minutes to Lake Allatoona, multiple marinas, and I-75 for quick access to shopping, dining, and recreation. Zoned single-family residential. Cash ONLY. Bring your vision and finishing touches to create a great investment or vacation getaway near the lake. Seller is only accepting List Price.

16. 2025-09-26
    listed $170,000 New 657-char remark

    Show marketing remark (657 chars)

    Investor special near Lake Allatoona! This single-story home on a 0.31-acre lot is framed and partially renovated, ready for the next owner to finish and add value. The property currently offers one full bathroom, new framing and partial drywall, updated bathroom tile work, and newer windows. Roof and partial exterior siding are in place. Excellent location just minutes to Lake Allatoona, multiple marinas, and I-75 for quick access to shopping, dining, and recreation. Zoned single-family residential. Cash ONLY. Bring your vision and finishing touches to create a great investment or vacation getaway near the lake. Seller is only accepting List Price.

17. 2025-09-26
    listed $170,000 Active 657-char remark

    Show marketing remark (657 chars)

    Investor special near Lake Allatoona! This single-story home on a 0.31-acre lot is framed and partially renovated, ready for the next owner to finish and add value. The property currently offers one full bathroom, new framing and partial drywall, updated bathroom tile work, and newer windows. Roof and partial exterior siding are in place. Excellent location just minutes to Lake Allatoona, multiple marinas, and I-75 for quick access to shopping, dining, and recreation. Zoned single-family residential. Cash ONLY. Bring your vision and finishing touches to create a great investment or vacation getaway near the lake. Seller is only accepting List Price.

18. 2000-05-01
    soldstatus $50,000

ⓘ 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: $1,157 · $96/mo
• Projected year-2 tax: $1,426 · $119/mo
• Expected delta: +$269/yr (+$22/mo · 23.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,362
• − Mortgage interest: −$8,682
• − Property taxes: −$1,157
• − Insurance: −$775
• − Repairs & maintenance: −$1,789
• − Management: −$1,789
• − Depreciation: −$4,509
• Taxable income: $3,660
• Est. tax owed @ 24.0%: −$878
• After-tax cash flow: $5,101/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: Bartow County
• NCES district ID: 1300330
• Math proficiency: 33% ▼ -8.00%
• Reading proficiency: 34% ▼ -7.00%
• Median HH income: $50,596
• Composite: 29.16/100
• National rank: #6577
• State rank: #70 of 174 in GA

Livability — Emerson

• Score: 66/100
• State rank: #203
• US rank: #12365

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cherokee County · 289,977 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 45,319
• Household income: $97,676
• Rent vs Own: 23.4% rent · 76.6% own
• Severe rent burden: 940.0

Population outlook (Bartow County) Hauer SSP2

• Today (2025): 107,887 people
• By 2030: 109,594 · +1.6%
• By 2040: 111,038 · +2.9%
• By 2050: 109,046 · +1.1%
• By 2075: 99,484 · -7.8%
• By 2100: 83,431 · -22.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 14% Black 14% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 15% · Canada, Jamaica, Vietnam
• Languages at home: 81% English-only · Spanish 12% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Bartow

• 2024 margin: Solid R (+51.0) · D 24.2% · R 75.2%
• 2008→2024 swing: -5.8pp toward R · 2008: -45.2pp · 2024: -51.0pp
• All cycles: 2024: R+51.0 2020: R+50.7 2016: R+55.2 2012: R+51.7 2008: R+45.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -209.73%
• Current HPI: 250.4575
• Rent YoY: ▲ 1.71%
• Metro: Atlanta-Sandy Springs-Alpharetta, 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

+230.0% since first listed

5 events — show timeline

• 2026-05-08 Price Changed $165,000 GAMLS
• 2026-05-08 Price Changed $165,000 FMLS
• 2025-09-26 Listed $170,000 FMLS
• 2025-09-26 Listed $170,000 GAMLS
• 2000-05-01 Sold (Public Records) $50,000 Public Records

Property tax history

+18.8%/yr

Latest (2025): $1,157 · +129.6% YoY. Source: county tax records.