417 Walnut St · Cedartown, GA 30125

$119,000

3 bd · 2.0 ba · 1,542 sqft · SingleFamily public records · 13 Days on market

Built 1948 0.45 ac lot Est $233k · 49% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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

INVESTOR SPECIAL / HANDYMAN OPPORTUNITY Looking for your next project? This 3-bedroom, 2-bath home offers 1,542 square feet of potential at an affordable price of just $119,000! Whether you're an investor searching for your next flip, a landlord looking to add to your portfolio, or a homeowner ready to build equity with some updates, this property is worth a look! Features include: 3 Bedrooms, 2 Full Bathrooms, and 1,542 Sq. Ft. City location convenient to shopping, schools, and everyday amenities. Solid opportunity to renovate and customize to your needs.

Key facts

• 0.45 acre lot
• Built 1948
• Listed 12 days

Property features AI

Exterior

• Parking: On-street parking; Open parking available
• Utilities: Public water; Public sewer
• Home design: One level; Resale property; Vinyl siding exterior; Composition roof; Combination foundation
• Construction: Vinyl siding construction; Composition roof; Combination foundation
• Exterior features: City street frontage; Asphalt road access; GPS-friendly directions

Interior

• Kitchen: No kitchen features listed
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms (both on the main level); Master bath: none listed
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No common walls; Other interior features
• Laundry & utility: Laundry room; Other utility/room types

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $504 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Cap rate 11.4% 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: 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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 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 $823 of loan paydown is wiped out by about $4k 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 $33k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 14y 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 $28k; list at $119k implies a 333% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 25% 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 $119,000

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.41% ✓
• Cap rate: 11.38%
• Cash-on-cash: 18.16%
• DSCR: 1.81
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $232,842
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
216 Virginia Ave	0.14mi	3/2.0	1,644 (+7%)	15mo	$224,900	$137	70
314 Marshall St	0.45mi	3/2.0	1,467 (-5%)	4mo	$260,000	$177	67
546 Pine St	0.21mi	3/1.5	1,425 (-8%)	10mo	$155,000	$109	67
407 Walnut St	0.02mi	3/2.0	1,706 (+11%)	22mo	$224,000	$131	63
166 Marshall St	0.51mi	3/1.0	1,422 (-8%)	6mo	$219,600	$154	54
107 W Fairmount Ave	0.50mi	3/1.0	1,536 (-0%)	23mo	$151,259	$98	53
144 Walnut St	0.31mi	3/2.0	1,746 (+13%)	14mo	$280,000	$160	52
303 Marshall St	0.43mi	2/2.5 (-1)	1,505 (-2%)	21mo	$229,500	$152	52
129 George West Rd	0.68mi	3/2.0	1,410 (-9%)	4mo	$200,000	$142	51
214 Walnut St	0.24mi	2/1.0 (-1)	1,361 (-12%)	13mo	$205,000	$151	49
306 Marshall St	0.46mi	3/2.0	1,763 (+14%)	7mo	$165,000	$94	49
619 N College St N	0.42mi	3/1.5	1,695 (+10%)	20mo	$275,000	$162	46

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: 9.8%
• Equity multiple: 1.39×
• Total profit: $12,852
• Equity at exit: $17,743

10-year hold

• IRR: 18.9%
• Equity multiple: 2.58×
• Total profit: $52,633
• Equity at exit: $10,289

Cash invested: $33,320 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,673 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$144 /mo · $1,725/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $504

Break-even live

Break-even rent $1,035

Max offer price $119,000

Occupancy floor 65%

Sensitivity live

Price	-10% $572	-5% $538	+0% $504	+5% $471	+10% $437
Rent	-10% $372	-5% $438	+0% $504	+5% $570	+10% $636
Rate	-1.0pp $564	-0.5pp $534	base $504	+0.5pp $473	+1.0pp $442

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 N College St Cedartown, GA	4.0	2.0	1843	$1,850	$1.00	2d	1	0.42mi
28 Summerwind Dr Cedartown, GA	4.0	2.0	2249	$2,095	$0.93	4d	1	1.25mi
76 Evergreen Ln Cedartown, GA	2.0	1.5–2.0	1025	$1,124	$1.10	2d	2	1.27mi
76 Evergreen Ln Apt 23 Cedartown, GA	2.0	2.0	1100	$1,125	$1.02	44d	1	1.31mi

Listing history 8 events

1. 2026-06-21
   days on market $119,000 Active 13 DOM
2. 2026-06-18
   days on market $119,000 Active 10 DOM
3. 2026-06-17
   days on market $119,000 Active 9 DOM
4. 2026-06-16
   days on market $119,000 Active 8 DOM
5. 2026-06-15
   days on market $119,000 Active 7 DOM
6. 2026-06-13
   days on market $119,000 Active 5 DOM
7. 2026-06-08
   remarks 560-char remark

   Show marketing remark (562 chars)

   INVESTOR SPECIAL / HANDYMAN OPPORTUNITY Looking for your next project? This 3-bedroom, 2-bath home offers 1,542 square feet of potential at an affordable price of just $119,000! Whether you're an investor searching for your next flip, a landlord looking to add to your portfolio, or a homeowner ready to build equity with some updates, this property is worth a look! Features include: 3 Bedrooms, 2 Full Bathrooms, and 1,542 Sq. Ft. City location convenient to shopping, schools, and everyday amenities. Solid opportunity to renovate and customize to your needs.

8. 2026-06-08
   listed $119,000 Active 1 DOM

   Show marketing remark (562 chars)

   INVESTOR SPECIAL / HANDYMAN OPPORTUNITY Looking for your next project? This 3-bedroom, 2-bath home offers 1,542 square feet of potential at an affordable price of just $119,000! Whether you're an investor searching for your next flip, a landlord looking to add to your portfolio, or a homeowner ready to build equity with some updates, this property is worth a look! Features include: 3 Bedrooms, 2 Full Bathrooms, and 1,542 Sq. Ft. City location convenient to shopping, schools, and everyday amenities. Solid opportunity to renovate and customize to your needs.

ⓘ 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: $1,725 · $144/mo
• Projected year-2 tax: $1,725 · $144/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,075
• − Mortgage interest: −$6,666
• − Property taxes: −$1,725
• − Insurance: −$595
• − Repairs & maintenance: −$1,606
• − Management: −$1,606
• − Depreciation: −$3,462
• Taxable income: $4,415
• Est. tax owed @ 24.0%: −$1,060
• After-tax cash flow: $4,991/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

+24.2% since first listed

28 events — show timeline

• 2026-06-08 Listed $119,000 GAMLS
• 2026-06-08 Listed $119,000 FMLS
• 2013-01-24 Price Changed $27,500 GAMLS
• 2012-10-19 Price Changed $27,500 FMLS
• 2012-10-19 Listing Removed — FMLS
• 2012-10-15 Sold (MLS) $27,500 GAMLS
• 2012-10-15 Price Changed $37,900 FMLS
• 2012-10-15 Sold (MLS) $27,500 FMLS
• 2012-08-24 Listing Removed — GAMLS
• 2012-08-24 Pending — FMLS
• 2012-08-24 Price Changed $37,900 GAMLS
• 2012-07-10 Price Changed $37,900 FMLS
• 2012-07-10 Price Changed $37,900 GAMLS
• 2012-06-08 Relisted — GAMLS
• 2012-06-08 Price Changed $44,000 GAMLS
• 2012-06-08 Price Changed $44,000 FMLS
• 2012-06-08 Listing Removed — GAMLS
• 2012-05-17 Relisted — FMLS
• 2012-05-17 Relisted — GAMLS
• 2012-05-14 Listing Removed — GAMLS
• 2012-05-14 Listing Removed — FMLS
• 2012-04-10 Relisted — GAMLS
• 2012-04-10 Relisted — FMLS
• 2012-03-19 Pending — FMLS
• 2012-03-19 Listing Removed — GAMLS
• 2012-02-28 Listed $52,000 GAMLS
• 2012-02-14 Listed $52,000 FMLS
• 2007-01-12 Sold (Public Records) $95,800 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,725 · +7.6% YoY. Source: county tax records.