49 Bethlehem Rd · Cedartown, GA 30125

$100,000

3 bd · 1.0 ba · 1,150 sqft · SingleFamily public records · 78 Days on market

Built 1973 0.57 ac lot $87/sqft · 43% below area Est $176k · 43% 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 +9.2/10.0
• 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

Investor Special on the Rockmart/Cedartown Line - Endless Potential! Located just off Hwy 278 for easy access, this distressed brick ranch presents a rare opportunity for investors, builders, or savvy buyers ready to bring new life to a property with solid bones. Featuring 3 bedrooms and 1 bath, this home sits on a beautiful, level lot with plenty of usable space-ideal for a full renovation, fix-and-flip, rental investment, or even a tear-down and custom rebuild. Perfectly positioned between Rockmart and Cedartown, you'll enjoy the balance of quiet surroundings while remaining convenient to shopping, dining, and major road access. This is a true fixer-upper and is being sold as-is. Enter at your own risk-liability waiver must be signed prior to entry. Opportunities like this don't come around often-bring your vision and unlock the potential!

Key facts

• Easy access
• Level lot
• Convenient to dining

Tags

• DISTRESSED BRICK RANCH
• LEVEL LOT
• EASY ACCESS
• QUIET SURROUNDINGS
• CONVENIENT TO SHOPPING
• CONVENIENT TO DINING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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: 179 active listings in the ZIP; 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 $691 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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: 1.42% ✓
• Cap rate: 11.86%
• Cash-on-cash: 19.90%
• DSCR: 1.89
• GRM: 5.9

CMA / ARV

• ARV (median comp): $175,783
• List price: $100,000
• Delta: -43.11%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2347 Old Cedartown Rd	0.51mi	2/2.0 (-1)	1,159 (+1%)	21mo	$180,000	$155	48

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: 12.0%
• Equity multiple: 1.48×
• Total profit: $13,362
• Equity at exit: $14,910

10-year hold

• IRR: 21.0%
• Equity multiple: 2.78×
• Total profit: $49,705
• Equity at exit: $8,646

Cash invested: $28,000 (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 30125

• Home prices YoY: -7.7%
• Active inventory: 179
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,417 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$89 /mo · $1,074/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $464

Break-even live

Break-even rent $830

Max offer price $100,000

Occupancy floor 62%

Sensitivity live

Price	-10% $521	-5% $493	+0% $464	+5% $436	+10% $408
Rent	-10% $352	-5% $408	+0% $464	+5% $520	+10% $576
Rate	-1.0pp $515	-0.5pp $490	base $464	+0.5pp $438	+1.0pp $412

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   statusdays on market $100,000 Active Under Contract 78 DOM
2. 2026-06-18
   days on market $100,000 Active 75 DOM
3. 2026-06-17
   days on market $100,000 Active 74 DOM
4. 2026-06-16
   days on market $100,000 Active 73 DOM
5. 2026-06-15
   days on market $100,000 Active 72 DOM
6. 2026-06-13
   days on market $100,000 Active 70 DOM
7. 2026-06-09
   days on market $100,000 Active 66 DOM
8. 2026-06-08
   days on market $100,000 Active 65 DOM
9. 2026-06-07
   days on market $100,000 Active 64 DOM
10. 2026-06-04
    days on market $100,000 Active 61 DOM
11. 2026-06-03
    days on market $100,000 Active 60 DOM
12. 2026-06-02
    days on market $100,000 Active 59 DOM
13. 2026-06-01
    days on market $100,000 Active 58 DOM
14. 2026-05-31
    days on market $100,000 Active 57 DOM
15. 2026-04-27
    status Back On Market 857-char remark

    Show marketing remark (893 chars)

    Investor Special on the Rockmart/Cedartown Line – Endless Potential! Located just off Hwy 278 for easy access, this distressed brick ranch presents a rare opportunity for investors, builders, or savvy buyers ready to bring new life to a property with solid bones. Featuring 3 bedrooms and 1 bath, this home sits on a beautiful, level lot with plenty of usable space—ideal for a full renovation, fix-and-flip, rental investment, or even a tear-down and custom rebuild. Perfectly positioned between Rockmart and Cedartown, you’ll enjoy the balance of quiet surroundings while remaining convenient to shopping, dining, and major road access. This is a true fixer-upper and is being sold as-is. Enter at your own risk—liability waiver must be signed prior to entry. Opportunities like this don’t come around often—bring your vision and unlock the potential!

16. 2026-04-27
    status Active 893-char remark

    Show marketing remark (893 chars)

    Investor Special on the Rockmart/Cedartown Line – Endless Potential! Located just off Hwy 278 for easy access, this distressed brick ranch presents a rare opportunity for investors, builders, or savvy buyers ready to bring new life to a property with solid bones. Featuring 3 bedrooms and 1 bath, this home sits on a beautiful, level lot with plenty of usable space—ideal for a full renovation, fix-and-flip, rental investment, or even a tear-down and custom rebuild. Perfectly positioned between Rockmart and Cedartown, you’ll enjoy the balance of quiet surroundings while remaining convenient to shopping, dining, and major road access. This is a true fixer-upper and is being sold as-is. Enter at your own risk—liability waiver must be signed prior to entry. Opportunities like this don’t come around often—bring your vision and unlock the potential!

17. 2026-04-26
    historical 857-char remark

    Show marketing remark (893 chars)

    Investor Special on the Rockmart/Cedartown Line – Endless Potential! Located just off Hwy 278 for easy access, this distressed brick ranch presents a rare opportunity for investors, builders, or savvy buyers ready to bring new life to a property with solid bones. Featuring 3 bedrooms and 1 bath, this home sits on a beautiful, level lot with plenty of usable space—ideal for a full renovation, fix-and-flip, rental investment, or even a tear-down and custom rebuild. Perfectly positioned between Rockmart and Cedartown, you’ll enjoy the balance of quiet surroundings while remaining convenient to shopping, dining, and major road access. This is a true fixer-upper and is being sold as-is. Enter at your own risk—liability waiver must be signed prior to entry. Opportunities like this don’t come around often—bring your vision and unlock the potential!

18. 2026-04-26
    historical 893-char remark

    Show marketing remark (893 chars)

    Investor Special on the Rockmart/Cedartown Line – Endless Potential! Located just off Hwy 278 for easy access, this distressed brick ranch presents a rare opportunity for investors, builders, or savvy buyers ready to bring new life to a property with solid bones. Featuring 3 bedrooms and 1 bath, this home sits on a beautiful, level lot with plenty of usable space—ideal for a full renovation, fix-and-flip, rental investment, or even a tear-down and custom rebuild. Perfectly positioned between Rockmart and Cedartown, you’ll enjoy the balance of quiet surroundings while remaining convenient to shopping, dining, and major road access. This is a true fixer-upper and is being sold as-is. Enter at your own risk—liability waiver must be signed prior to entry. Opportunities like this don’t come around often—bring your vision and unlock the potential!

19. 2026-03-30
    listed $100,000 New 857-char remark

    Show marketing remark (893 chars)

    Investor Special on the Rockmart/Cedartown Line – Endless Potential! Located just off Hwy 278 for easy access, this distressed brick ranch presents a rare opportunity for investors, builders, or savvy buyers ready to bring new life to a property with solid bones. Featuring 3 bedrooms and 1 bath, this home sits on a beautiful, level lot with plenty of usable space—ideal for a full renovation, fix-and-flip, rental investment, or even a tear-down and custom rebuild. Perfectly positioned between Rockmart and Cedartown, you’ll enjoy the balance of quiet surroundings while remaining convenient to shopping, dining, and major road access. This is a true fixer-upper and is being sold as-is. Enter at your own risk—liability waiver must be signed prior to entry. Opportunities like this don’t come around often—bring your vision and unlock the potential!

20. 2026-03-30
    listed $100,000 Active 893-char remark

    Show marketing remark (893 chars)

    Investor Special on the Rockmart/Cedartown Line – Endless Potential! Located just off Hwy 278 for easy access, this distressed brick ranch presents a rare opportunity for investors, builders, or savvy buyers ready to bring new life to a property with solid bones. Featuring 3 bedrooms and 1 bath, this home sits on a beautiful, level lot with plenty of usable space—ideal for a full renovation, fix-and-flip, rental investment, or even a tear-down and custom rebuild. Perfectly positioned between Rockmart and Cedartown, you’ll enjoy the balance of quiet surroundings while remaining convenient to shopping, dining, and major road access. This is a true fixer-upper and is being sold as-is. Enter at your own risk—liability waiver must be signed prior to entry. Opportunities like this don’t come around often—bring your vision and unlock the potential!

ⓘ 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: $1,074 · $89/mo
• Projected year-2 tax: $1,074 · $89/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $17,009
• − Mortgage interest: −$5,602
• − Property taxes: −$1,074
• − Insurance: −$500
• − Repairs & maintenance: −$1,361
• − Management: −$1,361
• − Depreciation: −$2,909
• Taxable income: $4,203
• Est. tax owed @ 24.0%: −$1,009
• After-tax cash flow: $4,562/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

• 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

+0.0% since first listed

6 events — show timeline

• 2026-04-27 Relisted — GAMLS
• 2026-04-27 Relisted — FMLS
• 2026-04-26 Listing Removed — FMLS
• 2026-04-26 Listing Removed — GAMLS
• 2026-03-30 Listed $100,000 FMLS
• 2026-03-30 Listed $100,000 GAMLS

Property tax history

+4.3%/yr

Latest (2025): $1,074 · +17.8% YoY. Source: county tax records.