122 Puckett Rd SE · Emerson, GA 30137

$156,300

3 bd · 2.0 ba · 1,792 sqft · SingleFamily public records · 82 Days on market

Built 2004 1.00 ac lot $87/sqft · 52% below area

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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 +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Rare Land Opportunity in Emerson, GA. Welcome to 122 Puckett Road, a charming 3-bedroom, 2-bath home situated on approximately 1.00 acre in the heart of Bartow County. This property offers an excellent opportunity for buyers seeking space, privacy, and flexibility, whether as a primary residence, rental investment, or part of a larger land assemblage. The property features a 1,792 sq ft home with generous outdoor space and mature surroundings, providing the ideal setting for quiet country living while still being conveniently located near major amenities. With no HOA and rural land-use designation, owners enjoy the freedom to use and improve the property according to their needs. 122 Puckett Road is part of a rare three-parcel offering along Puckett Road, presenting a unique opportunity to assemble over 10 acres of land in a rapidly growing corridor of Bartow County. Important: IMPORTANT: This property is part of a three-parcel land portfolio totaling approximately 10.06 acres and MUST BE PURCHASED TOGETHER with the adjoining properties. Portfolio Includes: * 122 Puckett Rd - 3BR / 2BA | 1,792 sq ft | 1.00 acre * 124 Puckett Rd - 3BR / 2BA | 1,632 sq ft | 8.58 acres * 126 Puckett Rd - 3BR / 2BA | 1,152 sq ft | 0.48 acre Together, the properties create a rare 10+ acre assemblage in a growing Bartow County corridor, offering possibilities for a private family compound, multi-generational living, custom estate homes, or future residential redevelopment. Together, the three properties create a combined 10.06-acre portfolio, offering possibilities for a private estate, multi-generational living, custom home development, or long-term investment. Located just minutes from I-75, LakePoint Sports Complex, Lake Allatoona, and Downtown Cartersville, this property offers the perfect balance of peaceful rural living and convenient access to shopping, dining, schools, and recreation. Buyer responsible for verifying zoning, land use, and development potential. Opportunities to acquire acreage with multiple homes in this location are increasingly rare.

Key facts

• 10 acres
• 1 acre
• Outdoor space

Tags

• 1 ACRE
• OUTDOOR SPACE
• NO HOA
• RURAL LAND-USE DESIGNATION
• THREE-PARCEL OFFERING
• 10 ACRES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $156k.

Deal economics

• At list price, monthly cash flow is $629 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $156k).
• Recommended offer: $147k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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 21d 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 $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $44k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y 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 $34k; list at $156k implies a 353% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $146,922 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.32% ✓
• Cap rate: 11.12%
• Cash-on-cash: 17.25%
• DSCR: 1.77
• GRM: 6.3

CMA / ARV

• ARV (median comp): $322,743
• List price: $156,300
• Delta: -51.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
223 Old Alabama Rd SE	0.17mi	4/3.0 (+1)	1,936 (+8%)	11mo	$335,000	$173	60
26 Old Old Alabama Rd SE	0.14mi	4/3.0 (+1)	2,023 (+13%)	16mo	$350,000	$173	50
23 Red Top Cir	0.33mi	4/3.0 (+1)	1,572 (-12%)	13mo	$320,000	$204	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 37.1%
• Equity multiple: 3.86×
• Total profit: $125,175
• Equity at exit: $140,807

10-year hold

• IRR: 31.9%
• Equity multiple: 8.70×
• Total profit: $337,075
• Equity at exit: $303,657

Cash invested: $43,764 (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: 6.3×

Monthly cashflow live

• Estimated rent: $2,063 high
• Mortgage (P&I): −$820
• Tax from tax record: −$116 /mo · $1,387/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $629

Break-even live

Break-even rent $1,266

Max offer price $156,300

Occupancy floor 64%

Sensitivity live

Price	-10% $718	-5% $673	+0% $629	+5% $585	+10% $541
Rent	-10% $466	-5% $548	+0% $629	+5% $711	+10% $792
Rate	-1.0pp $708	-0.5pp $669	base $629	+0.5pp $589	+1.0pp $547

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: $39,075
• Closing costs: $4,689
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 Park Ridge Cir Emerson, GA	3.0	2.5	1764	$1,850	$1.05	45d	1	0.63mi
111 Park Ridge Cir Emerson, GA	3.0	3.0	1764	$2,250	$1.28	45d	1	0.64mi
495 Crown Dr Cartersville, GA	3.0	2.5	1764	$2,050	$1.16	0d	1	0.64mi
493 Crown Dr Allatoona Tad Emerson, GA	3.0	2.5	1764	$2,050	$1.16	0d	1	0.65mi
483 Crown Dr Emerson, GA	3.0	2.5	1764	$2,050	$1.16	0d	1	0.67mi
481 Crown Dr Emerson, GA	3.0	2.5	1764	$2,150	$1.22	45d	1	0.67mi
479 Crown Dr Unit 479 Emerson, GA	3.0	2.5	1746	$2,050	$1.17	21d	1	0.67mi
479 Crown Dr Allatoona Tad Emerson, GA	3.0	2.5	1764	$2,050	$1.16	25d	1	0.67mi
380 Crown Dr Cartersville, GA	1.0–3.0	1.0–2.0	1010	$2,079	$2.06	0d	26	0.74mi

Listing history 16 events

1. 2026-06-01
   days on market $156,300 Active 82 DOM
2. 2026-05-31
   days on market $156,300 Active 81 DOM
3. 2026-03-10
   listed $156,300 New 2095-char remark

   Show marketing remark (2095 chars)

   Rare Land Opportunity in Emerson, GA. Welcome to 122 Puckett Road, a charming 3-bedroom, 2-bath home situated on approximately 1.00 acre in the heart of Bartow County. This property offers an excellent opportunity for buyers seeking space, privacy, and flexibility, whether as a primary residence, rental investment, or part of a larger land assemblage. The property features a 1,792 sq ft home with generous outdoor space and mature surroundings, providing the ideal setting for quiet country living while still being conveniently located near major amenities. With no HOA and rural land-use designation, owners enjoy the freedom to use and improve the property according to their needs. 122 Puckett Road is part of a rare three-parcel offering along Puckett Road, presenting a unique opportunity to assemble over 10 acres of land in a rapidly growing corridor of Bartow County. Important: IMPORTANT: This property is part of a three-parcel land portfolio totaling approximately 10.06 acres and MUST BE PURCHASED TOGETHER with the adjoining properties. Portfolio Includes: * 122 Puckett Rd - 3BR / 2BA | 1,792 sq ft | 1.00 acre * 124 Puckett Rd - 3BR / 2BA | 1,632 sq ft | 8.58 acres * 126 Puckett Rd - 3BR / 2BA | 1,152 sq ft | 0.48 acre Together, the properties create a rare 10+ acre assemblage in a growing Bartow County corridor, offering possibilities for a private family compound, multi-generational living, custom estate homes, or future residential redevelopment. Together, the three properties create a combined 10.06-acre portfolio, offering possibilities for a private estate, multi-generational living, custom home development, or long-term investment. Located just minutes from I-75, LakePoint Sports Complex, Lake Allatoona, and Downtown Cartersville, this property offers the perfect balance of peaceful rural living and convenient access to shopping, dining, schools, and recreation. Buyer responsible for verifying zoning, land use, and development potential. Opportunities to acquire acreage with multiple homes in this location are increasingly rare.

4. 2025-02-07
   historical
5. 2024-11-04
   listed $808,000 Active
6. 2016-08-19
   soldstatus $34,500 Sold
7. 2016-08-18
   soldstatus $34,500 Sold
8. 2016-07-22
   status Under Contract
9. 2016-07-22
   historical Pending
10. 2016-06-28
    status Active
11. 2016-06-28
    status Back on Market
12. 2016-05-20
    status Under Contract
13. 2016-05-02
    status Under Contract
14. 2016-05-02
    historical Pending
15. 2016-04-22
    listed $34,000 Active
16. 2016-04-22
    listed $34,000 New

ⓘ 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: $1,387 · $116/mo
• Projected year-2 tax: $1,438 · $120/mo
• Expected delta: +$51/yr (+$4/mo · 3.6%)

ⓘ 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 5/10 Major 7 d/yr ≥104°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: $24,752
• − Mortgage interest: −$8,755
• − Property taxes: −$1,387
• − Insurance: −$782
• − Repairs & maintenance: −$1,980
• − Management: −$1,980
• − Depreciation: −$4,547
• Taxable income: $5,321
• Est. tax owed @ 24.0%: −$1,277
• After-tax cash flow: $6,272/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

• 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

+359.7% since first listed

14 events — show timeline

• 2026-03-10 Listed $156,300 GAMLS
• 2025-02-07 Listing Removed — FMLS
• 2024-11-04 Listed $808,000 FMLS
• 2016-08-19 Sold (MLS) $34,500 GAMLS
• 2016-08-18 Sold (MLS) $34,500 FMLS
• 2016-07-22 Pending — GAMLS
• 2016-07-22 Contingent — FMLS
• 2016-06-28 Relisted — FMLS
• 2016-06-28 Relisted — GAMLS
• 2016-05-20 Pending — GAMLS
• 2016-05-02 Pending — GAMLS
• 2016-05-02 Contingent — FMLS
• 2016-04-22 Listed $34,000 FMLS
• 2016-04-22 Listed $34,000 GAMLS

Property tax history

+5.6%/yr

Latest (2025): $1,387 · +15.0% YoY. Source: county tax records.