477 Knight Rd · Cedartown, GA 30153

$49,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 38 Days on market

Built 1996 1.00 ac lot $39/sqft · 75% below area ↓ 29% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

1996 manufactured home situated on approximately 1 acre of owned land with a private, wooded setting. This 3-bedroom, 2-bath home provides 1,248 sq ft with a comfortable layout featuring a spacious living area with a fireplace, separate kitchen/dining space, laundry area, and generous outdoor space. Exterior features include driveway parking. Enjoy the quiet setting, mature trees, and value-add potential of this property.

Key facts

• Spacious living area
• Driveway parking
• 1 acre lot

Tags

• PRIVATE WOODED SETTING
• SPACIOUS LIVING AREA
• SEPARATE KITCHEN DINING SPACE
• GENEROUS OUTDOOR SPACE
• DRIVEWAY PARKING
• COVERED CARPORT PARKING

Property features AI

Finance

• Other: Accepts Cash, Conventional, FHA, USDA Loan, VA Loan
• HOA & community: No HOA; No association fees

Exterior

• Parking: Carport; Off-street parking; Over 1 space per unit (2 total parking spaces)
• Utilities: Public water; Septic tank; Electricity available; Water available
• Home design: Single family residence; One story; Resale property
• Construction: Built in 1996; Vinyl siding; Composition roof; Owner-provided building area (1248)
• Exterior features: Open lot; Other exterior features

Interior

• Kitchen: Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Electric cooling; Window unit(s)
• Interior features: Separate shower; Soaking tub; Walk-in closet(s); Fireplace (1)
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $49k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $49k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 31.8% 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+, 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: Rockmart Middle School (math 22% / reading 31%, grade F, #282 of 470 statewide, top 61%, 706 students, 78% FRL); Rockmart High School (math 8% / reading 22%, grade F, #294 of 424 statewide, top 70%, 950 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: 198 active listings in the ZIP; 128 units permitted in Polk County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% 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 $339 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major 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 $47,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 3.48% ✓
• Cap rate: 31.79%
• Cash-on-cash: 91.06%
• DSCR: 5.05
• GRM: 2.4

CMA / ARV

• ARV (median comp): $198,087
• List price: $49,000
• Delta: -75.26%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 91.8%
• Equity multiple: 5.25×
• Total profit: $58,376
• Equity at exit: $7,306

10-year hold

• IRR: 94.6%
• Equity multiple: 10.93×
• Total profit: $136,242
• Equity at exit: $4,237

Cash invested: $13,720 (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: 2.4×

Monthly cashflow live

• Estimated rent: $1,706 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$29 /mo · $354/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $1,041

Break-even live

Break-even rent $388

Max offer price $49,000

Occupancy floor 34%

Sensitivity live

Price	-10% $1,069	-5% $1,055	+0% $1,041	+5% $1,027	+10% $1,013
Rent	-10% $906	-5% $974	+0% $1,041	+5% $1,109	+10% $1,176
Rate	-1.0pp $1,066	-0.5pp $1,054	base $1,041	+0.5pp $1,028	+1.0pp $1,016

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $49,000 Active 38 DOM
2. 2026-06-17
   days on market $49,000 Active 37 DOM
3. 2026-06-16
   days on market $49,000 Active 36 DOM
4. 2026-06-15
   statusdays on market $49,000 Active 35 DOM
5. 2026-06-13
   pricestatusdays on market $49,000 Price Change 33 DOM
6. 2026-06-09
   days on market $69,000 Active 29 DOM
7. 2026-06-08
   days on market $69,000 Active 28 DOM
8. 2026-06-07
   days on market $69,000 Active 27 DOM
9. 2026-06-04
   days on market $69,000 Active 24 DOM
10. 2026-06-03
    days on market $69,000 Active 23 DOM
11. 2026-06-02
    days on market $69,000 Active 22 DOM
12. 2026-06-01
    days on market $69,000 Active 21 DOM
13. 2026-05-31
    days on market $69,000 Active 20 DOM
14. 2026-05-11
    listed $69,000 New 425-char remark

ⓘ 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: $354 · $29/mo
• Projected year-2 tax: $451 · $38/mo
• Expected delta: +$97/yr (+$8/mo · 27.4%)

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $20,476
• − Mortgage interest: −$2,745
• − Property taxes: −$354
• − Insurance: −$245
• − Repairs & maintenance: −$1,638
• − Management: −$1,638
• − Depreciation: −$1,425
• Taxable income: $12,431
• Est. tax owed @ 24.0%: −$2,983
• After-tax cash flow: $9,510/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

• County: Polk County · 18,467 people
• City population: 24,071
• 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 (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: 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 · 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: ▼ -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

-29.0% since first listed

2 events — show timeline

• 2026-06-11 Price Changed $49,000 GAMLS
• 2026-05-11 Listed $69,000 GAMLS

Property tax history

+0.5%/yr

Latest (2025): $354 · +4.1% YoY. Source: county tax records.