117 Park Ridge Cir · Emerson, GA 30137

$297,900

3 bd · 2.5 ba · 1,764 sqft · Other · 90 Days on market

Built 2026 2,265 sqft lot $169/sqft · 5% below area Est $314k · 5% under $300/mo HOA · 15% of rent ↓ 3% since listing

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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).

• Appreciation +10.0/10.0
• ARV discount +9.8/15.0
• Cash flow +7.0/30.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0

Listing remarks MLS

Last Monroe Building Released! Come personalize your home with one of our beautiful design packages! Why Stegall Village Stands Out: • Scenic mountain views with quick, convenient access to I-75 and fabulous shopping • Spacious, 2-story floorplans that feel more expansive than comparable homes • One of the few communities offering rare included features: quartz counters & slide-in ranges • Clubhouse & swim community with one of the lowest HOA fees in the area • All-electric living with hilltop and valley views throughout the community • 1-car garage and 2-car driveway for hassle-free parking Discover a superior location near downtown Emerson/Cartersville with unmatched convenience to fabulous shopping, Lake Allatoona and world renown museums! Experience luxury living with The Monroe B in sought-after Stegall Village. This 3-bedroom, 2.5-bath, 1,764 sqft home blends style and function with a grand foyer, oversized kitchen and an open layout with a cozy living room, linear electric fireplace, and breakfast area. Upstairs, the primary suite offers a relaxing retreat with a tray ceiling and sitting area. Enjoy weekends on the back patio or take advantage of the community pool, clubhouse, and beautiful mountain views. A 1-car garage plus 2-car parking pad ensures plenty of space. Photos are for illustration only. Special financing available-including 100% financing options for qualified buyers through preferred lenders. Terms apply.

Key facts

• Quartz counters
• Swim community
• Slide-in ranges

Tags

• QUARTZ COUNTERS
• SLIDE-IN RANGES
• CLUBHOUSE
• SWIM COMMUNITY
• COMMUNITY POOL
• BACK PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $298k.

Deal economics

• At list price, monthly cash flow is $-437 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (25.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (30.7% below list).
• Recommended offer: $206k (30.7% below list) — sets the bar for 1% rule.
• Cap rate 4.5% 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: 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.
• Zoned schools: Emerson Elementary School (math 32% / reading 32%, grade F, #582 of 1,228 statewide, top 50%, 386 students, 67% FRL); Red Top Middle School (math 26% / reading 28%, grade F, #271 of 470 statewide, top 60%, 565 students, 70% FRL); Woodland High School (math 11% / reading 36%, grade F, #206 of 424 statewide, top 48%, 1,451 students, 48% FRL).
• Market conditions: 38 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,618 units permitted in Bartow County in 2024 (265 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($280k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $206,362 (30.7% 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 90 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.69% ✗
• Cap rate: 4.53%
• Cash-on-cash: -6.29%
• DSCR: 0.72
• GRM: 12.0

CMA / ARV

• ARV (median comp): $314,255
• List price: $297,900
• Delta: -5.20%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.8%
• Equity multiple: 2.61×
• Total profit: $134,427
• Equity at exit: $268,372

10-year hold

• IRR: 18.2%
• Equity multiple: 6.01×
• Total profit: $417,841
• Equity at exit: $578,754

Cash invested: $83,412 (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 30137

• Home prices YoY: 13.0%
• Active inventory: 38
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,064 high
• Mortgage (P&I): −$1,562
• Tax from tax record: −$81 /mo · $975/yr
• Insurance: −$124
• HOA: −$300
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $-437

Break-even live

Break-even rent $2,617

Max offer price $220,643

Occupancy floor —

Sensitivity live

Price	-10% $-269	-5% $-353	+0% $-437	+5% $-522	+10% $-606
Rent	-10% $-600	-5% $-519	+0% $-437	+5% $-356	+10% $-274
Rate	-1.0pp $-287	-0.5pp $-362	base $-437	+0.5pp $-515	+1.0pp $-593

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: $74,475
• Closing costs: $8,937
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 Park Ridge Cir Emerson, GA	3.0	3.0	1764	$2,250	$1.28	45d	1	0.04mi
103 Park Ridge Cir Emerson, GA	3.0	2.5	1764	$1,850	$1.05	45d	1	0.04mi
483 Crown Dr Emerson, GA	3.0	2.5	1764	$2,050	$1.16	0d	1	0.06mi
493 Crown Dr Allatoona Tad Emerson, GA	3.0	2.5	1764	$2,050	$1.16	0d	1	0.06mi
481 Crown Dr Emerson, GA	3.0	2.5	1764	$2,150	$1.22	45d	1	0.06mi
495 Crown Dr Cartersville, GA	3.0	2.5	1764	$2,050	$1.16	0d	1	0.06mi
479 Crown Dr Unit 479 Emerson, GA	3.0	2.5	1746	$2,050	$1.17	21d	1	0.06mi
479 Crown Dr Allatoona Tad Emerson, GA	3.0	2.5	1764	$2,050	$1.16	26d	1	0.06mi
380 Crown Dr Cartersville, GA	1.0–3.0	1.0–2.0	1010	$2,079	$2.06	0d	26	0.09mi

HOA detail

• Monthly dues: $300 · $3,600/yr
• Likely covers: electricpool

Listing history 19 events

1. 2026-06-21
   days on market $297,900 Active 90 DOM
2. 2026-06-18
   days on market $297,900 Active 87 DOM
3. 2026-06-17
   days on market $297,900 Active 86 DOM
4. 2026-06-16
   days on market $297,900 Active 85 DOM
5. 2026-06-15
   days on market $297,900 Active 84 DOM
6. 2026-06-13
   days on market $297,900 Active 82 DOM
7. 2026-06-09
   days on market $297,900 Active 78 DOM
8. 2026-06-08
   days on market $297,900 Active 77 DOM
9. 2026-06-07
   days on market $297,900 Active 76 DOM
10. 2026-06-04
    days on market $297,900 Active 73 DOM
11. 2026-06-03
    days on market $297,900 Active 72 DOM
12. 2026-06-02
    days on market $297,900 Active 71 DOM
13. 2026-06-01
    days on market $297,900 Active 70 DOM
14. 2026-05-31
    days on market $297,900 Active 69 DOM
15. 2026-05-19
    price $297,900 1497-char remark

    Show marketing remark (1497 chars)

    Last Monroe Building Released! Come personalize your home with one of our beautiful design packages! Why Stegall Village Stands Out: • Scenic mountain views with quick, convenient access to I-75 and fabulous shopping • Spacious, 2-story floorplans that feel more expansive than comparable homes • One of the few communities offering rare included features: quartz counters & slide-in ranges • Clubhouse & swim community with one of the lowest HOA fees in the area • All-electric living with hilltop and valley views throughout the community • 1-car garage and 2-car driveway for hassle-free parking Discover a superior location near downtown Emerson/Cartersville with unmatched convenience to fabulous shopping, Lake Allatoona and world renown museums! Experience luxury living with The Monroe B in sought-after Stegall Village. This 3-bedroom, 2.5-bath, 1,764 sqft home blends style and function with a grand foyer, oversized kitchen and an open layout with a cozy living room, linear electric fireplace, and breakfast area. Upstairs, the primary suite offers a relaxing retreat with a tray ceiling and sitting area. Enjoy weekends on the back patio or take advantage of the community pool, clubhouse, and beautiful mountain views. A 1-car garage plus 2-car parking pad ensures plenty of space. Photos are for illustration only. Special financing available-including 100% financing options for qualified buyers through preferred lenders. Terms apply.

16. 2026-05-18
    price $297,900 2008-char remark

    Show marketing remark (2008 chars)

    Promotional Pricing for the last Monroe Building in Stegall Village! Set high above it all, Stegall Village offers scenic views paired with quick access to I-75, minutes from Lake Allatoona, Red Top Mountain, shopping, and dining! Residents enjoy a pool and clubhouse community with one of the lowest HOA fees in the area. The thoughtfully designed Monrow is our largest floorplan and includes superior features like 8ft entry doors and luxury vinyl plank! This charming two-story home offers 3 bedrooms, 2.5 baths, a loft, and a rear entry garage. The open-concept main level is designed for modern living, with a gourmet kitchen that features a walk-in pantry, quartz countertops, 42"cabinets, tile backsplash, and Frigidaire stainless steel appliances. Walk upstairs to an open loft space, perfect for home office or entertainment. The primary suite is a true retreat with quartz dual vanities, and a spa-inspired bath with a semi-frameless shower. The two secondary bedrooms provide comfort and flexibility for family or guests. Spend your weekends exploring nearby Red Top Mountain State Park, relaxing on Lake Allatoona, or strolling through downtown Cartersville’s charming shops, restaurants, and cultural attractions like the Booth Western Art Museum and the historic Grand Theatre. With its blend of small-town charm, natural beauty, and everyday convenience, Stegall Village offers a vibrant and connected lifestyle for its residents. This home will be ready in June! For further details and information on current promotions, please contact the onsite Community Sales Manager. Please note that renderings are for illustrative purposes, and photos may represent sample products of homes under construction. Actual exterior and interior selections may vary by homesite. Please note that renderings are for illustrative purposes, and photos may represent sample products of homes under construction. 100% financing options for qualified buyers through preferred lenders. Terms apply.

17. 2026-04-06
    listed $307,900 New
18. 2026-03-24
    listed $307,900 Active 1497-char remark

    Show marketing remark (1497 chars)

    Last Monroe Building Released! Come personalize your home with one of our beautiful design packages! Why Stegall Village Stands Out: • Scenic mountain views with quick, convenient access to I-75 and fabulous shopping • Spacious, 2-story floorplans that feel more expansive than comparable homes • One of the few communities offering rare included features: quartz counters & slide-in ranges • Clubhouse & swim community with one of the lowest HOA fees in the area • All-electric living with hilltop and valley views throughout the community • 1-car garage and 2-car driveway for hassle-free parking Discover a superior location near downtown Emerson/Cartersville with unmatched convenience to fabulous shopping, Lake Allatoona and world renown museums! Experience luxury living with The Monroe B in sought-after Stegall Village. This 3-bedroom, 2.5-bath, 1,764 sqft home blends style and function with a grand foyer, oversized kitchen and an open layout with a cozy living room, linear electric fireplace, and breakfast area. Upstairs, the primary suite offers a relaxing retreat with a tray ceiling and sitting area. Enjoy weekends on the back patio or take advantage of the community pool, clubhouse, and beautiful mountain views. A 1-car garage plus 2-car parking pad ensures plenty of space. Photos are for illustration only. Special financing available-including 100% financing options for qualified buyers through preferred lenders. Terms apply.

19. 2026-03-23
    listed $307,900 Active 2008-char remark

    Show marketing remark (2008 chars)

    Promotional Pricing for the last Monroe Building in Stegall Village! Set high above it all, Stegall Village offers scenic views paired with quick access to I-75, minutes from Lake Allatoona, Red Top Mountain, shopping, and dining! Residents enjoy a pool and clubhouse community with one of the lowest HOA fees in the area. The thoughtfully designed Monrow is our largest floorplan and includes superior features like 8ft entry doors and luxury vinyl plank! This charming two-story home offers 3 bedrooms, 2.5 baths, a loft, and a rear entry garage. The open-concept main level is designed for modern living, with a gourmet kitchen that features a walk-in pantry, quartz countertops, 42"cabinets, tile backsplash, and Frigidaire stainless steel appliances. Walk upstairs to an open loft space, perfect for home office or entertainment. The primary suite is a true retreat with quartz dual vanities, and a spa-inspired bath with a semi-frameless shower. The two secondary bedrooms provide comfort and flexibility for family or guests. Spend your weekends exploring nearby Red Top Mountain State Park, relaxing on Lake Allatoona, or strolling through downtown Cartersville’s charming shops, restaurants, and cultural attractions like the Booth Western Art Museum and the historic Grand Theatre. With its blend of small-town charm, natural beauty, and everyday convenience, Stegall Village offers a vibrant and connected lifestyle for its residents. This home will be ready in June! For further details and information on current promotions, please contact the onsite Community Sales Manager. Please note that renderings are for illustrative purposes, and photos may represent sample products of homes under construction. Actual exterior and interior selections may vary by homesite. Please note that renderings are for illustrative purposes, and photos may represent sample products of homes under construction. 100% financing options for qualified buyers through preferred lenders. Terms apply.

ⓘ 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: $975 · $81/mo
• Projected year-2 tax: $2,741 · $228/mo
• Expected delta: +$1,766/yr (+$147/mo · 181.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $24,763
• − Mortgage interest: −$16,687
• − Property taxes: −$975
• − Insurance: −$1,490
• − Repairs & maintenance: −$1,981
• − Management: −$1,981
• − HOA: −$3,600
• − Depreciation: −$8,666
• Taxable loss: −$10,616
• Est. tax savings @ 24.0%: +$2,548
• After-tax cash flow: $-2,700/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

• Census place: Emerson, GA
• Population (ZIP): 1,807

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: Predominantly White (71%)
• Race & ethnicity: White 71% Black 18% Hispanic / Latino 9% Two or more races 5% Native American 3%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 4% Lithuanian 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 8%

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: ▲ 37.24%
• Current HPI: 324.6054
• 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

-3.2% since first listed

5 events — show timeline

• 2026-05-19 Price Changed $297,900 Zillow
• 2026-05-18 Price Changed $297,900 FMLS
• 2026-04-06 Listed $307,900 GAMLS
• 2026-03-24 Listed $307,900 Zillow
• 2026-03-23 Listed $307,900 FMLS