The Monroe A Plan · Emerson, GA 30137

$294,900

3 bd · 2.5 ba · 1,764 sqft · Townhouse · 464 Days on market

$150/mo HOA · 7% of rent ↓ 11% since listing

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +5.2/30.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Beyond the front porch, you'll discover a spacious family room and a bright breakfast nook, both of which are seamlessly connected to the kitchen. Upstairs, you'll find two secondary bedrooms alongside a private owner's suite

Key facts

• $150 HOA
• Garage
• Listed 464 days

🏗️ New construction. The $294,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $319,436.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $295k.

Deal economics

• At list price, monthly cash flow is $-728 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (27.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (30.0% below list).
• Recommended offer: $206k (30.0% below list) — sets the bar for 1% rule.

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 $34k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 464 days — a 12% lower offer ($260k) is reasonable based on typical stale-listing flexibility.

Recommended offer $206,321 (30.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 464 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.65% ✗
• Cap rate: 3.56%
• Cash-on-cash: -9.76%
• DSCR: 0.57
• GRM: 12.9

CMA / ARV

• ARV (median comp): $319,436
• List price: $294,900
• Delta: -7.68%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
489 Crown Dr	0.02mi	3/2.5	1,764 (0%)	3mo	$315,259	$179	97
475 Crown Dr	0.02mi	3/2.5	1,764 (0%)	3mo	$299,900	$170	97
495 Crown Dr	0.02mi	3/2.5	1,764 (0%)	4mo	$295,900	$168	96
495 Crown Dr	0.02mi	3/2.5	1,764 (0%)	4mo	$295,900	$168	96
475 Crown Dr	0.06mi	3/2.5	1,764 (0%)	3mo	$299,900	$170	95
483 Crown Dr	0.04mi	3/2.5	1,764 (0%)	4mo	$295,900	$168	95
479 Crown Dr	0.05mi	3/2.5	1,764 (0%)	4mo	$299,900	$170	95
481 Crown Dr	0.05mi	3/2.5	1,764 (0%)	4mo	$295,900	$168	95
477 Crown Dr	0.05mi	3/2.5	1,764 (0%)	4mo	$299,900	$170	94
493 Crown Dr	0.13mi	3/2.5	1,764 (0%)	4mo	$299,900	$170	91
520 Crown Dr	0.06mi	3/2.5	1,642 (-7%)	4mo	$342,845	$209	83
516 Crown Dr	0.05mi	3/2.5	1,537 (-13%)	5mo	$340,990	$222	72

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: 17.4%
• Equity multiple: 2.43×
• Total profit: $127,755
• Equity at exit: $287,773

10-year hold

• IRR: 16.4%
• Equity multiple: 5.62×
• Total profit: $412,905
• Equity at exit: $620,594

Cash invested: $89,442 (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: 11.9×

Monthly cashflow live

• Estimated rent: $2,063 high
• Mortgage (P&I): −$1,675
• Tax est. 1.5%: −$399 /mo · $4,792/yr
• Insurance: −$133
• HOA: −$150
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $-728

Break-even live

Break-even rent $2,984

Max offer price $214,150

Occupancy floor —

Sensitivity live

Price	-10% $-507	-5% $-617	+0% $-728	+5% $-838	+10% $-948
Rent	-10% $-891	-5% $-809	+0% $-728	+5% $-646	+10% $-565
Rate	-1.0pp $-567	-0.5pp $-646	base $-728	+0.5pp $-810	+1.0pp $-895

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: $79,859
• Closing costs: $9,583
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
495 Crown Dr Cartersville, GA	3.0	2.5	1764	$2,050	$1.16	0d	1	0.04mi
493 Crown Dr Allatoona Tad Emerson, GA	3.0	2.5	1764	$2,050	$1.16	0d	1	0.05mi
103 Park Ridge Cir Emerson, GA	3.0	2.5	1764	$1,850	$1.05	45d	1	0.05mi
111 Park Ridge Cir Emerson, GA	3.0	3.0	1764	$2,250	$1.28	45d	1	0.06mi
483 Crown Dr Emerson, GA	3.0	2.5	1764	$2,050	$1.16	0d	1	0.07mi
481 Crown Dr Emerson, GA	3.0	2.5	1764	$2,150	$1.22	45d	1	0.07mi
479 Crown Dr Unit 479 Emerson, GA	3.0	2.5	1746	$2,050	$1.17	21d	1	0.07mi
479 Crown Dr Allatoona Tad Emerson, GA	3.0	2.5	1764	$2,050	$1.16	26d	1	0.07mi
380 Crown Dr Cartersville, GA	1.0–3.0	1.0–2.0	1010	$2,079	$2.06	0d	26	0.16mi

HOA detail

• Monthly dues: $150 · $1,800/yr

Listing history 19 events

1. 2026-06-21
   days on market $294,900 Active 464 DOM
2. 2026-06-18
   days on market $294,900 Active 461 DOM
3. 2026-06-17
   days on market $294,900 Active 460 DOM
4. 2026-06-16
   days on market $294,900 Active 459 DOM
5. 2026-06-15
   days on market $294,900 Active 458 DOM
6. 2026-06-13
   days on market $294,900 Active 456 DOM
7. 2026-06-09
   days on market $294,900 Active 452 DOM
8. 2026-06-08
   days on market $294,900 Active 451 DOM
9. 2026-06-07
   days on market $294,900 Active 450 DOM
10. 2026-06-04
    days on market $294,900 Active 447 DOM
11. 2026-06-03
    days on market $294,900 Active 446 DOM
12. 2026-06-02
    days on market $294,900 Active 445 DOM
13. 2026-06-01
    days on market $294,900 Active 444 DOM
14. 2026-05-31
    days on market $294,900 Active 443 DOM
15. 2026-04-15
    price $294,900 225-char remark

    Show marketing remark (225 chars)

    Beyond the front porch, you'll discover a spacious family room and a bright breakfast nook, both of which are seamlessly connected to the kitchen. Upstairs, you'll find two secondary bedrooms alongside a private owner's suite

16. 2026-03-21
    price $304,900 225-char remark

    Show marketing remark (225 chars)

    Beyond the front porch, you'll discover a spacious family room and a bright breakfast nook, both of which are seamlessly connected to the kitchen. Upstairs, you'll find two secondary bedrooms alongside a private owner's suite

17. 2025-12-19
    price $334,900 225-char remark

    Show marketing remark (225 chars)

    Beyond the front porch, you'll discover a spacious family room and a bright breakfast nook, both of which are seamlessly connected to the kitchen. Upstairs, you'll find two secondary bedrooms alongside a private owner's suite

18. 2025-12-18
    price $332,900 225-char remark

    Show marketing remark (225 chars)

    Beyond the front porch, you'll discover a spacious family room and a bright breakfast nook, both of which are seamlessly connected to the kitchen. Upstairs, you'll find two secondary bedrooms alongside a private owner's suite

19. 2025-03-14
    listed $330,900 Active 225-char remark

    Show marketing remark (225 chars)

    Beyond the front porch, you'll discover a spacious family room and a bright breakfast nook, both of which are seamlessly connected to the kitchen. Upstairs, you'll find two secondary bedrooms alongside a private owner's suite

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,759
• − Mortgage interest: −$17,893
• − Property taxes: −$4,792
• − Insurance: −$1,597
• − Repairs & maintenance: −$1,981
• − Management: −$1,981
• − HOA: −$1,800
• − Depreciation: −$9,293
• Taxable loss: −$14,578
• Est. tax savings @ 24.0%: +$3,499
• After-tax cash flow: $-5,233/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

• Census place: Emerson, GA
• 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

-10.9% since first listed

5 events — show timeline

• 2026-04-15 Price Changed $294,900 Zillow
• 2026-03-21 Price Changed $304,900 Zillow
• 2025-12-19 Price Changed $334,900 Zillow
• 2025-12-18 Price Changed $332,900 Zillow
• 2025-03-14 Listed $330,900 Zillow