179 Sycamore St · Rockmart, GA 30153

$125,000

3 bd · 1.0 ba · 1,192 sqft · SingleFamily public records · 14 Days on market

Built 1900 0.49 ac lot Est $216k · 42% 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 +9.4/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to an actual historical gem built in 1900. This property offers a unique blend of vintage charm and potential for modern updates, making it a perfect project for those looking to restore and personalize a classic home. The home features three cozy bedrooms, each offering its distinct character. Two bedrooms and the family room are enhanced by inviting fireplaces, providing warmth and a touch of nostalgia. The eat-in kitchen is spacious and functional, with ample room for dining and the convenience of an in-kitchen laundry area. The original hardwood floors throughout the home will add timeless elegance and authenticity. Outdoor living is highlighted by a large front porch, perfect f

Key facts

• 0.49 acre lot
• Built 1900
• Listed 14 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $668 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 12.7% vs local median 4.2% in Rockmart — 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 70/100 on livability (#99 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, 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: Van Wert Elementary School (math 12% / reading 19%, grade F, #973 of 1,228 statewide, top 80%, 696 students, 78% FRL); 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: 204 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).
• This rent runs 38% 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 $864 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 $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $28k; list at $125k implies a 346% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1900 — 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. 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.
5. 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.
6. 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: 1.44% ✓
• Cap rate: 12.70%
• Cash-on-cash: 22.89%
• DSCR: 2.02
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $215,752
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
189 Sycamore St	0.02mi	3/2.0	1,148 (-4%)	7mo	$207,500	$181	83
10 New St	0.28mi	2/1.0 (-1)	1,204 (+1%)	1mo	$190,000	$158	79
49 Crayton St	0.32mi	3/2.0	1,220 (+2%)	10mo	$237,500	$195	69
6 New St	0.30mi	3/1.0	1,026 (-14%)	2mo	$194,500	$190	61
40 Crayton St	0.30mi	3/2.5	1,265 (+6%)	20mo	$269,999	$213	53
44 Crayton St	0.31mi	3/2.0	1,365 (+14%)	11mo	$219,000	$160	48
425 E Elm St	0.65mi	2/1.0 (-1)	1,024 (-14%)	13mo	$156,411	$153	30

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: 15.8%
• Equity multiple: 1.63×
• Total profit: $22,221
• Equity at exit: $18,638

10-year hold

• IRR: 24.4%
• Equity multiple: 3.11×
• Total profit: $73,927
• Equity at exit: $10,808

Cash invested: $35,000 (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: 204
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,795 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$43 /mo · $514/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $668

Break-even live

Break-even rent $950

Max offer price $125,000

Occupancy floor 58%

Sensitivity live

Price	-10% $738	-5% $703	+0% $668	+5% $632	+10% $597
Rent	-10% $526	-5% $597	+0% $668	+5% $738	+10% $809
Rate	-1.0pp $731	-0.5pp $699	base $668	+0.5pp $635	+1.0pp $602

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
840 Martin Luther King Jr St Rockmart, GA	3.0	1.0	959	$1,200	$1.25	44d	1	1.39mi
114 Arbor Chase Pkwy Rockmart, GA	3.0	2.0	1353	$1,699	$1.26	44d	1	1.46mi

Listing history 3 events

1. 2024-07-25
   status Under Contract
2. 2024-07-10
   listed $125,000 New
3. 2012-06-21
   soldstatus $28,000

ⓘ 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: $514 · $43/mo
• Projected year-2 tax: $1,150 · $96/mo
• Expected delta: +$636/yr (+$53/mo · 123.9%)

ⓘ 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 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,539
• − Mortgage interest: −$7,002
• − Property taxes: −$514
• − Insurance: −$625
• − Repairs & maintenance: −$1,723
• − Management: −$1,723
• − Depreciation: −$3,636
• Taxable income: $6,316
• Est. tax owed @ 24.0%: −$1,516
• After-tax cash flow: $6,495/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 — Rockmart

• Score: 70/100
• State rank: #99
• US rank: #7891

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Polk County · 18,467 people
• City population: 18,467
• 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

+346.4% since first listed

3 events — show timeline

• 2024-07-25 Pending — GAMLS
• 2024-07-10 Listed $125,000 GAMLS
• 2012-06-21 Sold (Public Records) $28,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $514 · +7.6% YoY. Source: county tax records.