206 Turner St · Cedartown, GA 30125

$109,900

3 bd · 1.0 ba · 1,212 sqft · SingleFamily public records · 163 Days on market

Built 1900 7,405 sqft lot $91/sqft · 31% below area Est $159k · 31% under

---

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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors! This 3-bedroom, 1-bath ranch-style home offers incredible potential for your next flip or rental property. This property is a blank canvas waiting for your creative vision. The classic single-story layout features a functional floor plan, with a cozy living area. The kitchen and bathroom are ready for a complete makeover, giving you the chance to customize every detail. Kitchen cabinets and new carpet were recently installed. Whether you're looking to flip, rent, or create a charming starter home, this property offers endless possibilities. With some TLC and updates, this house could shine once again. Don't miss this opportunity to invest in a property with great bones and tons of potential. Schedule your showing today and start planning your next project! Sold As-Is.

Key facts

• New carpet
• Kitchen cabinets
• 7,405 sq ft lot

Tags

• FUNCTIONAL FLOOR PLAN
• KITCHEN CABINETS
• NEW CARPET

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $506 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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+, schools F, amenities 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.
• Market conditions: 177 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $760 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y 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 $76k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; moderate 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 $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 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 1900 — 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. 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?
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: 1.36% ✓
• Cap rate: 11.82%
• Cash-on-cash: 19.74%
• DSCR: 1.88
• GRM: 6.1

CMA / ARV

• ARV (median comp): $158,807
• List price: $109,900
• Delta: -30.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
701 Fletcher St	0.17mi	2/1.0 (-1)	1,138 (-6%)	10mo	$85,000	$75	68
403 Park St	0.27mi	3/2.0	1,304 (+8%)	10mo	$40,000	$31	62
202 N Martiele St	0.27mi	3/3.0	1,258 (+4%)	15mo	$217,000	$172	61
219 Noyes St	0.38mi	2/1.0 (-1)	1,379 (+14%)	1mo	$160,000	$116	54
630 Parkwood Ln	0.75mi	3/2.0	1,205 (-1%)	11mo	$180,000	$149	51
716 Jones St	0.51mi	3/2.0	1,300 (+7%)	12mo	$179,900	$138	51
324 Noyes St	0.25mi	3/2.0	1,092 (-10%)	22mo	$179,140	$164	50
815 S Main St	0.66mi	2/1.0 (-1)	1,320 (+9%)	3mo	$125,000	$95	47
204 Marietta St	0.67mi	3/2.0	1,182 (-2%)	16mo	$139,000	$118	47
228 Marshall St	0.67mi	3/1.0	1,124 (-7%)	20mo	$212,000	$189	40
223 Marietta St	0.62mi	2/1.0 (-1)	1,100 (-9%)	22mo	$180,000	$164	32

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: 11.8%
• Equity multiple: 1.47×
• Total profit: $14,398
• Equity at exit: $16,386

10-year hold

• IRR: 20.8%
• Equity multiple: 2.75×
• Total profit: $53,934
• Equity at exit: $9,502

Cash invested: $30,772 (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: 177
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$57 /mo · $681/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $506

Break-even live

Break-even rent $859

Max offer price $109,900

Occupancy floor 61%

Sensitivity live

Price	-10% $568	-5% $537	+0% $506	+5% $475	+10% $444
Rent	-10% $388	-5% $447	+0% $506	+5% $565	+10% $625
Rate	-1.0pp $561	-0.5pp $534	base $506	+0.5pp $478	+1.0pp $449

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 Cason Rd Cedartown, GA	3.0	2.0	1467	$1,500	$1.02	10d	1	1.29mi

Listing history 27 events

1. 2026-06-18
   days on market $109,900 Active 163 DOM
2. 2026-06-17
   days on market $109,900 Active 162 DOM
3. 2026-06-16
   days on market $109,900 Active 161 DOM
4. 2026-06-15
   days on market $109,900 Active 160 DOM
5. 2026-06-13
   days on market $109,900 Active 158 DOM
6. 2026-06-09
   days on market $109,900 Active 154 DOM
7. 2026-06-08
   days on market $109,900 Active 153 DOM
8. 2026-06-07
   days on market $109,900 Active 152 DOM
9. 2026-06-04
   days on market $109,900 Active 149 DOM
10. 2026-06-03
    days on market $109,900 Active 148 DOM
11. 2026-06-02
    days on market $109,900 Active 147 DOM
12. 2026-06-01
    days on market $109,900 Active 146 DOM
13. 2026-05-31
    days on market $109,900 Active 145 DOM
14. 2026-01-06
    listed $109,900 New 803-char remark

    Show marketing remark (803 chars)

    Calling all investors! This 3-bedroom, 1-bath ranch-style home offers incredible potential for your next flip or rental property. This property is a blank canvas waiting for your creative vision. The classic single-story layout features a functional floor plan, with a cozy living area. The kitchen and bathroom are ready for a complete makeover, giving you the chance to customize every detail. Kitchen cabinets and new carpet were recently installed. Whether you're looking to flip, rent, or create a charming starter home, this property offers endless possibilities. With some TLC and updates, this house could shine once again. Don't miss this opportunity to invest in a property with great bones and tons of potential. Schedule your showing today and start planning your next project! Sold As-Is.

15. 2026-01-06
    listed $109,900 Active 803-char remark

    Show marketing remark (803 chars)

    Calling all investors! This 3-bedroom, 1-bath ranch-style home offers incredible potential for your next flip or rental property. This property is a blank canvas waiting for your creative vision. The classic single-story layout features a functional floor plan, with a cozy living area. The kitchen and bathroom are ready for a complete makeover, giving you the chance to customize every detail. Kitchen cabinets and new carpet were recently installed. Whether you're looking to flip, rent, or create a charming starter home, this property offers endless possibilities. With some TLC and updates, this house could shine once again. Don't miss this opportunity to invest in a property with great bones and tons of potential. Schedule your showing today and start planning your next project! Sold As-Is.

16. 2025-07-31
    historical
17. 2025-07-31
    historical
18. 2025-01-10
    historical
19. 2025-01-01
    listed $99,900 New
20. 2024-10-10
    listed $99,900 Active
21. 2024-10-10
    listed $99,900 New
22. 2024-10-07
    historical
23. 2024-10-03
    historical
24. 2024-08-21
    listed $129,900 Active
25. 2024-08-21
    listed $129,900 New
26. 2024-05-22
    soldstatus $76,000
27. 2011-06-13
    soldstatus $16,500

ⓘ 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: $681 · $57/mo
• Projected year-2 tax: $1,011 · $84/mo
• Expected delta: +$330/yr (+$27/mo · 48.4%)

ⓘ 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 6/10 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: $18,000
• − Mortgage interest: −$6,156
• − Property taxes: −$681
• − Insurance: −$550
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$3,197
• Taxable income: $4,536
• Est. tax owed @ 24.0%: −$1,089
• After-tax cash flow: $4,985/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: 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

• Census place: Cedartown, GA
• 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

+566.1% since first listed

14 events — show timeline

• 2026-01-06 Listed $109,900 FMLS
• 2026-01-06 Listed $109,900 GAMLS
• 2025-07-31 Listing Removed — GAMLS
• 2025-07-31 Listing Removed — FMLS
• 2025-01-10 Listing Removed — GAMLS
• 2025-01-01 Listed $99,900 GAMLS
• 2024-10-10 Listed $99,900 GAMLS
• 2024-10-10 Listed $99,900 FMLS
• 2024-10-07 Listing Removed — FMLS
• 2024-10-03 Listing Removed — GAMLS
• 2024-08-21 Listed $129,900 GAMLS
• 2024-08-21 Listed $129,900 FMLS
• 2024-05-22 Sold (Public Records) $76,000 Public Records
• 2011-06-13 Sold (Public Records) $16,500 Public Records

Property tax history

+2.9%/yr

Latest (2025): $681 · +20.5% YoY. Source: county tax records.