254 Morgan Valley Rd · Rockmart, GA 30153

$59,000

3 bd · 1.0 ba · 1,028 sqft · SingleFamily public records · 42 Days on market

Built 1900 1.25 ac lot $57/sqft · 70% below area ↓ 34% 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 +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Solid foundation on 1.25 acres and 251' road frontage! Lots of possibilities here for the savvy investor. Take a look today!

Key facts

• 1.25 acre lot
• Built 1900
• Listed 42 days

Property features AI

Finance

• Other: Property condition: fixer; Lot size: approximately 1.25 acres; Electric service on property
• HOA & community: No HOA

Exterior

• Parking: Off-street parking
• Utilities: Public water available; Septic tank for sewer; Cable and electricity available
• Home design: Single-family house; Residential property; Built in 1900; One story
• Construction: Wood siding; Roof: other (unspecified); Crawl space foundation
• Exterior features: Level, open and private lot

Interior

• Kitchen: Appliances: other (unspecified)
• Bedrooms: Three bedrooms on the main level
• Flooring: Flooring: other (unspecified)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Heating: other (unspecified); Cooling: ceiling fan(s) and window unit(s)
• Interior features: One-level living; Fireplace (1); Family room; Additional living space / other interior features
• Laundry & utility: Laundry features: other (unspecified)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $945 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $59k).
• Recommended offer: $57k (3.0% below list) — sets the bar for market timing.
• Cap rate 25.5% 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: 198 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 128 units permitted in Polk County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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 $408 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $57,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.77% ✓
• Cap rate: 25.51%
• Cash-on-cash: 68.62%
• DSCR: 4.05
• GRM: 3.0

CMA / ARV

• ARV (median comp): $199,458
• List price: $59,000
• Delta: -70.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Pine Mountain Rd	0.09mi	3/1.0	1,038 (+1%)	18mo	$194,000	$187	79
18 Seaboard St	0.21mi	3/1.0	1,056 (+3%)	11mo	$165,000	$156	76
319 Gordon St	0.44mi	3/1.0	1,040 (+1%)	12mo	$159,000	$153	68
55 Mcclendon Dr	0.21mi	3/2.0	1,148 (+12%)	4mo	$223,000	$194	64
202 Gordon St	0.48mi	3/1.5	1,117 (+9%)	1mo	$175,000	$157	60
847 Polk St	0.33mi	3/2.0	1,142 (+11%)	6mo	$198,000	$173	57
222 Gordon St	0.47mi	2/2.0 (-1)	1,036 (+1%)	16mo	$233,000	$225	54
704 Martin Luther King Jr St	0.51mi	3/2.0	1,140 (+11%)	0mo	$235,000	$206	54
841 Martin Luther King Jr St	0.43mi	3/1.5	1,173 (+14%)	10mo	$215,000	$183	46
703 Mundy St	0.56mi	2/1.5 (-1)	914 (-11%)	11mo	$180,000	$197	40
724 Smith St	0.49mi	3/2.0	1,175 (+14%)	14mo	$194,950	$166	38

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: 68.0%
• Equity multiple: 4.06×
• Total profit: $50,596
• Equity at exit: $8,797

10-year hold

• IRR: 72.2%
• Equity multiple: 8.35×
• Total profit: $121,483
• Equity at exit: $5,101

Cash invested: $16,520 (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: 3.0×

Monthly cashflow live

• Estimated rent: $1,634 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$12 /mo · $144/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $945

Break-even live

Break-even rent $438

Max offer price $59,000

Occupancy floor 37%

Sensitivity live

Price	-10% $978	-5% $961	+0% $945	+5% $928	+10% $911
Rent	-10% $816	-5% $880	+0% $945	+5% $1,009	+10% $1,074
Rate	-1.0pp $974	-0.5pp $960	base $945	+0.5pp $929	+1.0pp $914

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	0.29mi

Listing history 14 events

1. 2026-06-18
   status $59,000 Under Contract 42 DOM
2. 2026-06-17
   days on market $59,000 Active 42 DOM
3. 2026-06-16
   days on market $59,000 Active 41 DOM
4. 2026-06-15
   days on market $59,000 Active 40 DOM
5. 2026-06-13
   pricedays on market $59,000 Active 38 DOM
6. 2026-06-09
   days on market $79,000 Active 34 DOM
7. 2026-06-08
   days on market $79,000 Active 33 DOM
8. 2026-06-07
   days on market $79,000 Active 32 DOM
9. 2026-06-04
   days on market $79,000 Active 29 DOM
10. 2026-06-03
    days on market $79,000 Active 28 DOM
11. 2026-06-02
    days on market $79,000 Active 27 DOM
12. 2026-06-01
    days on market $79,000 Active 26 DOM
13. 2026-05-31
    days on market $79,000 Active 25 DOM
14. 2026-05-05
    listed $89,000 New 124-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: $144 · $12/mo
• Projected year-2 tax: $543 · $45/mo
• Expected delta: +$398/yr (+$33/mo · 276.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $19,606
• − Mortgage interest: −$3,305
• − Property taxes: −$144
• − Insurance: −$295
• − Repairs & maintenance: −$1,568
• − Management: −$1,568
• − Depreciation: −$1,716
• Taxable income: $11,009
• Est. tax owed @ 24.0%: −$2,642
• After-tax cash flow: $8,695/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

-33.7% since first listed

4 events — show timeline

• 2026-06-17 Pending — GAMLS
• 2026-06-10 Price Changed $59,000 GAMLS
• 2026-05-26 Price Changed $79,000 GAMLS
• 2026-05-05 Listed $89,000 GAMLS

Property tax history

-5.9%/yr

Latest (2025): $144 · +7.6% YoY. Source: county tax records.