129 W Ellawood Ave W · Cedartown, GA 30125

$105,000

3 bd · 1.0 ba · 1,136 sqft · SingleFamily public records · 157 Days on market

Built 1932 5,662 sqft lot $92/sqft · 28% below area Est $145k · 28% 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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +6.5/10.0
• 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

2 bedroom, 1 bath ranch in the heart of Cedartown. Real hardwood floors in the living and dining room. Perfect for a rental property or owner occupy. Great location to town. Red shed included.

Key facts

• Red shed
• Ranch
• Great location

Tags

• HARDWOOD FLOORS
• RANCH
• GREAT LOCATION
• RED SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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; 2 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 $726 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 $29k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1932 — 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 $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 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 1932 — 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: 1.15% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.92%
• DSCR: 1.53
• GRM: 7.2

CMA / ARV

• ARV (median comp): $145,483
• List price: $105,000
• Delta: -27.83%
• 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
234 Brooks St	0.17mi	2/1.0 (-1)	1,144 (+1%)	5mo	$87,000	$76	81
1327 Brooks St	0.29mi	3/1.0	1,035 (-9%)	2mo	$138,000	$133	70
204 Marietta St	0.26mi	3/2.0	1,182 (+4%)	16mo	$139,000	$118	64
153 Irwin St	0.15mi	3/2.0	1,260 (+11%)	10mo	$235,000	$187	63
149 Irwin St	0.15mi	3/2.0	1,300 (+14%)	5mo	$240,000	$185	60
793 Georgia Ave	0.35mi	3/2.0	1,247 (+10%)	13mo	$180,000	$144	53
158 Irwin St Lot 3	0.13mi	3/2.0	1,292 (+14%)	18mo	$265,000	$205	52
158 Irwin Street Lot 3	0.13mi	3/2.0	1,292 (+14%)	18mo	$265,000	$205	52
716 Jones St	0.43mi	3/2.0	1,300 (+14%)	12mo	$179,900	$138	42
405 Marietta St	0.41mi	3/2.0	994 (-12%)	18mo	$178,000	$179	41
403 Park St	0.66mi	3/2.0	1,304 (+15%)	10mo	$40,000	$31	32
526 Olive St	0.74mi	3/2.0	1,288 (+13%)	14mo	$70,000	$54	28

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: 1.4%
• Equity multiple: 1.05×
• Total profit: $1,559
• Equity at exit: $15,656

10-year hold

• IRR: 11.0%
• Equity multiple: 1.86×
• Total profit: $25,220
• Equity at exit: $9,078

Cash invested: $29,400 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,210 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$70 /mo · $836/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $292

Break-even live

Break-even rent $841

Max offer price $105,000

Occupancy floor 71%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.56mi
336 Cason Rd Cedartown, GA	2.0	1.0	1000	$795	$0.80	22d	1	0.92mi

Listing history 24 events

1. 2026-06-08
   statusdays on market $105,000 Pending 157 DOM
2. 2026-06-07
   days on market $105,000 Active 156 DOM
3. 2026-06-04
   days on market $105,000 Active 153 DOM
4. 2026-06-03
   days on market $105,000 Active 152 DOM
5. 2026-06-02
   days on market $105,000 Active 151 DOM
6. 2026-06-01
   days on market $105,000 Active 150 DOM
7. 2026-05-31
   days on market $105,000 Active 149 DOM
8. 2026-03-19
   price $107,500 192-char remark

   Show marketing remark (192 chars)

   2 bedroom, 1 bath ranch in the heart of Cedartown. Real hardwood floors in the living and dining room. Perfect for a rental property or owner occupy. Great location to town. Red shed included.

9. 2026-03-19
   price $107,500 192-char remark

   Show marketing remark (192 chars)

   2 bedroom, 1 bath ranch in the heart of Cedartown. Real hardwood floors in the living and dining room. Perfect for a rental property or owner occupy. Great location to town. Red shed included.

10. 2026-01-27
    price $110,000 192-char remark

    Show marketing remark (192 chars)

    2 bedroom, 1 bath ranch in the heart of Cedartown. Real hardwood floors in the living and dining room. Perfect for a rental property or owner occupy. Great location to town. Red shed included.

11. 2026-01-27
    price $110,000 192-char remark

    Show marketing remark (192 chars)

    2 bedroom, 1 bath ranch in the heart of Cedartown. Real hardwood floors in the living and dining room. Perfect for a rental property or owner occupy. Great location to town. Red shed included.

12. 2025-12-22
    listed $115,000 Active 192-char remark

    Show marketing remark (192 chars)

    2 bedroom, 1 bath ranch in the heart of Cedartown. Real hardwood floors in the living and dining room. Perfect for a rental property or owner occupy. Great location to town. Red shed included.

13. 2025-12-12
    listed $115,000 New 192-char remark

    Show marketing remark (192 chars)

    2 bedroom, 1 bath ranch in the heart of Cedartown. Real hardwood floors in the living and dining room. Perfect for a rental property or owner occupy. Great location to town. Red shed included.

14. 2024-02-20
    soldstatus $100,000
15. 2024-02-16
    soldstatus $100,000 Closed
16. 2024-02-16
    soldstatus $100,000 Sold
17. 2024-01-31
    status Under Contract
18. 2024-01-31
    status Pending
19. 2024-01-26
    status Back On Market
20. 2024-01-26
    status Active
21. 2024-01-23
    status Under Contract
22. 2024-01-23
    historical Active Under Contract
23. 2024-01-16
    listed $100,000 Active
24. 2024-01-16
    listed $100,000 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: $836 · $70/mo
• Projected year-2 tax: $966 · $80/mo
• Expected delta: +$130/yr (+$11/mo · 15.5%)

ⓘ 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: $14,521
• − Mortgage interest: −$5,882
• − Property taxes: −$836
• − Insurance: −$525
• − Repairs & maintenance: −$1,162
• − Management: −$1,162
• − Depreciation: −$3,055
• Taxable income: $1,901
• Est. tax owed @ 24.0%: −$456
• After-tax cash flow: $3,047/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

+7.5% since first listed

17 events — show timeline

• 2026-03-19 Price Changed $107,500 FMLS
• 2026-03-19 Price Changed $107,500 GAMLS
• 2026-01-27 Price Changed $110,000 FMLS
• 2026-01-27 Price Changed $110,000 GAMLS
• 2025-12-22 Listed $115,000 FMLS
• 2025-12-12 Listed $115,000 GAMLS
• 2024-02-20 Sold (Public Records) $100,000 Public Records
• 2024-02-16 Sold (MLS) $100,000 GAMLS
• 2024-02-16 Sold (MLS) $100,000 FMLS
• 2024-01-31 Pending — GAMLS
• 2024-01-31 Pending — FMLS
• 2024-01-26 Relisted — GAMLS
• 2024-01-26 Relisted — FMLS
• 2024-01-23 Pending — GAMLS
• 2024-01-23 Contingent — FMLS
• 2024-01-16 Listed $100,000 GAMLS
• 2024-01-16 Listed $100,000 FMLS

Property tax history

+2.4%/yr

Latest (2025): $836 · +25.4% YoY. Source: county tax records.