115 Cash Way · Braswell, GA 30153

$214,900

3 bd · 2.0 ba · 1,214 sqft · SingleFamily public records · 48 Days on market

Built 2001 0.53 ac lot $177/sqft · 19% below area Est $269k · 20% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.6/30.0
• DSCR +4.4/10.0
• 1% rule +3.6/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Highly motivated seller! Very accommodating to ensure a smooth transition for the next owner. Bring your unique situation! This 3-bedroom, 2-bath home features a fenced backyard, attached garage, front porch, rear deck, and a practical layout in the Rockmart area of Paulding County. The home has good bones and is priced to reflect cosmetic updates that many buyers may choose to make, including paint, flooring, and personal finishes. This creates an opportunity to add value while updating the home to fit your preferences. Additional features include a large crawl space with easy access, extra storage space, and a fenced backyard. Conveniently located near shopping, dining, schools, and majo

Key facts

• Double car garage
• Extra storage
• Front porch

Tags

• FENCED BACKYARD
• FRONT PORCH
• REAR DECK
• SPLIT-LEVEL DESIGN
• DOUBLE CAR GARAGE
• EXTRA STORAGE

Property features AI

Finance

• Other: Listing accepts Cash, Conventional, FHA, VA loan, and other terms
• HOA & community: No HOA

Exterior

• Parking: Garage with door opener and side/rear entrance; Storage in garage; Parking pad; 2 parking spaces; Open parking available
• Utilities: Public water; Septic sewer; Electricity available; Cable available; High speed internet available; Phone available; Water available; Sewer available
• Home design: Single family house; Residential property; One and one half stories; Resale
• Construction: Built in 2001; Vinyl siding; Composition roof; House structure
• Exterior features: Balcony; Sloped lot; Has a view

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: High ceilings; Rear stairs; Soaking tub; Walk-in closet(s); Unfinished basement; Family room; One fireplace
• Laundry & utility: Laundry in basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $50 ($598/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (13.8% below list).
• Recommended offer: $185k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.4% in Braswell — 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 60/100 on livability (#380 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, employment D-.
• Paulding County (suburban): math 39% / reading 42% proficiency, ranked #33 of 174 in GA (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Carl Scoggins Sr. Middle School (math 29% / reading 40%, grade F, #196 of 470 statewide, top 42%, 760 students, 47% FRL).
• Market conditions: 198 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 1,458 units permitted in Paulding County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Paulding County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($208k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 8y 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.

Recommended offer $185,313 (13.8% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.86% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.99%
• DSCR: 1.04
• GRM: 9.7

CMA / ARV

• ARV (median comp): $269,444
• List price: $214,900
• Delta: -20.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
233 Winterville Dr	0.23mi	3/2.0	1,190 (-2%)	6mo	$244,900	$206	80
409 Benjamin Dr	0.31mi	3/2.0	1,246 (+3%)	3mo	$244,900	$197	79
146 Old Brock Rd	0.45mi	3/2.0	1,320 (+9%)	5mo	$297,000	$225	61
52 Tide Water Way	0.66mi	3/2.0	1,246 (+3%)	7mo	$273,500	$220	59
375 Old Brock Rd	0.59mi	3/2.0	1,118 (-8%)	2mo	$192,400	$172	58
192 Old Brock Rd	0.45mi	3/2.0	1,150 (-5%)	15mo	$298,500	$260	58
413 Old Brock Rd	0.63mi	3/1.5	1,118 (-8%)	3mo	$258,799	$231	53
98 Brenda Cir	0.47mi	3/1.5	1,102 (-9%)	10mo	$223,500	$203	52
101 Tidewater Way	0.62mi	3/2.0	1,342 (+10%)	4mo	$227,867	$170	50
129 Carolyn Path	0.62mi	3/2.0	1,330 (+10%)	10mo	$324,900	$244	47
343 Old Brock Rd	0.57mi	3/1.5	1,118 (-8%)	15mo	$249,950	$224	46
307 Farm Brook Ln	0.75mi	3/2.0	1,289 (+6%)	18mo	$279,900	$217	39

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: -14.7%
• Equity multiple: 0.47×
• Total profit: $-31,666
• Equity at exit: $32,042

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-23,552
• Equity at exit: $18,581

Cash invested: $60,172 (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 30153

• Home prices YoY: -4.6%
• Active inventory: 198
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,853 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$198 /mo · $2,372/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $50

Break-even live

Break-even rent $1,790

Max offer price $214,900

Occupancy floor 92%

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
51 Chesapeake Way Rockmart, GA	3.0	2.0	1266	$1,689	$1.33	43d	1	0.78mi
103 Fairfax Dr Rockmart, GA	3.0	2.0	1245	$1,619	$1.30	1d	1	1.02mi
39 Lofty Pine Ln Rockmart, GA	3.0	2.0	1304	$1,949	$1.49	2d	1	1.05mi
141 Fairfax Dr Rockmart, GA	3.0	2.0	1214	$1,759	$1.45	5d	1	1.06mi
57 Honeysuckle Ct Rockmart, GA	3.0	2.0	1320	$1,649	$1.25	15d	1	1.40mi

Listing history 50 events

1. 2026-06-18
   days on market $214,900 Active 48 DOM
2. 2026-06-17
   days on market $214,900 Active 47 DOM
3. 2026-06-16
   days on market $214,900 Active 46 DOM
4. 2026-06-15
   days on market $214,900 Active 45 DOM
5. 2026-06-13
   days on market $214,900 Active 43 DOM
6. 2026-06-13
   days on market $214,900 Active 42 DOM
7. 2026-06-09
   days on market $214,900 Active 39 DOM
8. 2026-06-08
   days on market $214,900 Active 38 DOM
9. 2026-06-07
   days on market $214,900 Active 37 DOM
10. 2026-06-04
    days on market $214,900 Active 34 DOM
11. 2026-06-03
    days on market $214,900 Active 33 DOM
12. 2026-06-02
    days on market $214,900 Active 32 DOM
13. 2026-06-01
    days on market $214,900 Active 31 DOM
14. 2026-05-31
    days on market $214,900 Active 30 DOM
15. 2026-05-05
    price $214,900 726-char remark
16. 2026-05-01
    listed $225,000 New 726-char remark
17. 2026-03-30
    historical
18. 2026-03-30
    historical
19. 2026-02-17
    price $215,000
20. 2026-02-17
    price $215,000
21. 2026-02-06
    listed $225,000 Active
22. 2026-02-05
    historical
23. 2026-02-05
    listed $225,000 New
24. 2023-10-09
    soldstatus $238,500
25. 2023-10-04
    soldstatus $238,500 Sold
26. 2023-10-04
    soldstatus $238,500 Closed
27. 2023-10-03
    status Pending
28. 2023-09-14
    status Under Contract
29. 2023-09-14
    historical Active Under Contract
30. 2023-09-08
    price $238,500
31. 2023-09-08
    price $238,500
32. 2023-09-07
    status Back On Market
33. 2023-09-07
    status Active
34. 2023-09-03
    status Under Contract
35. 2023-09-03
    historical Active Under Contract
36. 2023-09-01
    price $242,000
37. 2023-09-01
    price $242,000
38. 2023-08-29
    price $265,000
39. 2023-08-29
    price $265,000
40. 2023-08-16
    price $270,000
41. 2023-08-16
    price $270,000
42. 2023-08-09
    price $275,000
43. 2023-08-09
    price $275,000
44. 2023-08-03
    price $285,000
45. 2023-08-03
    price $285,000
46. 2023-07-26
    price $290,000
47. 2023-07-26
    price $290,000
48. 2023-07-24
    listed $299,000 New
49. 2023-07-24
    listed $299,000 Active
50. 2023-07-07
    soldstatus $220,880

ⓘ 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: $2,372 · $198/mo
• Projected year-2 tax: $2,372 · $198/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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,238
• − Mortgage interest: −$12,038
• − Property taxes: −$2,372
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,779
• − Management: −$1,779
• − Depreciation: −$6,252
• Taxable loss: −$3,056
• Est. tax savings @ 24.0%: +$733
• After-tax cash flow: $1,331/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: Paulding County
• NCES district ID: 1304020
• Math proficiency: 39% ▼ -6.00%
• Reading proficiency: 42% ▼ -7.00%
• Median HH income: $61,447
• Composite: 36.0/100
• National rank: #4784
• State rank: #33 of 174 in GA

Livability — Braswell

• Score: 60/100
• State rank: #380
• US rank: #19219

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Polk County · 18,467 people
• Metro: Cedartown, GA
• Population (ZIP): 18,467
• Household income: $57,377
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 340.0

Population outlook (Paulding County) Hauer SSP2

• Today (2025): 175,714 people
• By 2030: 186,082 · +5.9%
• By 2040: 204,414 · +16.3%
• By 2050: 217,040 · +23.5%
• By 2075: 236,980 · +34.9%
• By 2100: 238,314 · +35.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 10% Hispanic / Latino 6% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Italian 2% Slovak 1% Romanian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Paulding

• 2024 margin: Strong R (+24.1) · D 37.6% · R 61.7%
• 2008→2024 swing: +14.4pp toward D · 2008: -38.5pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+29.1 2016: R+41.2 2012: R+43.6 2008: R+38.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -18.01%
• Current HPI: 370.1814
• Rent YoY: —
• Metro: Cedartown, 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

+114.3% since first listed

48 events — show timeline

• 2026-05-05 Price Changed $214,900 GAMLS
• 2026-05-01 Listed $225,000 GAMLS
• 2026-03-30 Listing Removed — GAMLS
• 2026-03-30 Listing Removed — FMLS
• 2026-02-17 Price Changed $215,000 GAMLS
• 2026-02-17 Price Changed $215,000 FMLS
• 2026-02-06 Listed $225,000 FMLS
• 2026-02-05 Coming Soon — FMLS
• 2026-02-05 Listed $225,000 GAMLS
• 2023-10-09 Sold (Public Records) $238,500 Public Records
• 2023-10-04 Sold (MLS) $238,500 FMLS
• 2023-10-04 Sold (MLS) $238,500 GAMLS
• 2023-10-03 Pending — FMLS
• 2023-09-14 Pending — GAMLS
• 2023-09-14 Contingent — FMLS
• 2023-09-08 Price Changed $238,500 GAMLS
• 2023-09-08 Price Changed $238,500 FMLS
• 2023-09-07 Relisted — GAMLS
• 2023-09-07 Relisted — FMLS
• 2023-09-03 Pending — GAMLS
• 2023-09-03 Contingent — FMLS
• 2023-09-01 Price Changed $242,000 GAMLS
• 2023-09-01 Price Changed $242,000 FMLS
• 2023-08-29 Price Changed $265,000 GAMLS
• 2023-08-29 Price Changed $265,000 FMLS
• 2023-08-16 Price Changed $270,000 GAMLS
• 2023-08-16 Price Changed $270,000 FMLS
• 2023-08-09 Price Changed $275,000 GAMLS
• 2023-08-09 Price Changed $275,000 FMLS
• 2023-08-03 Price Changed $285,000 GAMLS
• 2023-08-03 Price Changed $285,000 FMLS
• 2023-07-26 Price Changed $290,000 GAMLS
• 2023-07-26 Price Changed $290,000 FMLS
• 2023-07-24 Listed $299,000 FMLS
• 2023-07-24 Listed $299,000 GAMLS
• 2023-07-07 Sold (Public Records) $220,880 Public Records
• 2018-10-15 Sold (Public Records) $144,900 Public Records
• 2018-10-12 Sold (MLS) $144,900 GAMLS
• 2018-10-12 Sold (MLS) $144,900 FMLS
• 2018-09-04 Pending — FMLS
• 2018-09-04 Pending — GAMLS
• 2018-07-29 Price Changed $144,900 GAMLS
• 2018-07-28 Price Changed $144,900 FMLS
• 2018-07-25 Price Changed $149,900 GAMLS
• 2018-07-12 Listed $154,900 GAMLS
• 2018-07-12 Listed $154,900 FMLS
• 2006-03-29 Sold (Public Records) $106,600 Public Records
• 2001-06-18 Sold (Public Records) $100,300 Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,372 · +0.4% YoY. Source: county tax records.