508 Mckibben Rd · Cedartown, GA 30113

$177,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 153 Days on market

Built 1988 4.00 ac lot $105/sqft · 23% below area Est $229k · 23% under

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +10.4/30.0
• Appreciation +10.0/10.0
• Livability +3.2/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• 1% rule +1.9/10.0

Listing remarks MLS

Trade opportunity this mobile home has been restored is missing the final touches for one bathroom and one bedroom 4 acres close to the main highway

Key facts

• 4 acre lot
• Built 1988
• Listed 153 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $177k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (30.9% below list).
• Recommended offer: $122k (30.9% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: 56 active listings in the ZIP; 128 units permitted in Polk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Polk County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($156k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago 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.
• Current owner paid $77k; list at $177k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,236 (30.9% 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 153 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
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: 0.69% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.28%
• DSCR: 0.90
• GRM: 12.1

CMA / ARV

• ARV (median comp): $228,921
• List price: $177,000
• Delta: -22.68%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.6%
• Equity multiple: 2.82×
• Total profit: $90,310
• Equity at exit: $159,456

10-year hold

• IRR: 20.2%
• Equity multiple: 6.46×
• Total profit: $270,509
• Equity at exit: $343,872

Cash invested: $49,560 (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 30113

• Home prices YoY: 18.9%
• Active inventory: 56
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,222 medium
• Mortgage (P&I): −$928
• Tax from tax record: −$58 /mo · $696/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $-94

Break-even live

Break-even rent $1,342

Max offer price $160,339

Occupancy floor —

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: $44,250
• Closing costs: $5,310
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $177,000 Active 153 DOM
2. 2026-06-17
   days on market $177,000 Active 152 DOM
3. 2026-06-16
   days on market $177,000 Active 151 DOM
4. 2026-06-15
   days on market $177,000 Active 150 DOM
5. 2026-06-13
   days on market $177,000 Active 148 DOM
6. 2026-06-09
   days on market $177,000 Active 144 DOM
7. 2026-06-08
   days on market $177,000 Active 143 DOM
8. 2026-06-07
   days on market $177,000 Active 142 DOM
9. 2026-06-04
   days on market $177,000 Active 139 DOM
10. 2026-06-03
    days on market $177,000 Active 138 DOM
11. 2026-06-02
    days on market $177,000 Active 137 DOM
12. 2026-06-01
    days on market $177,000 Active 136 DOM
13. 2026-05-31
    days on market $177,000 Active 135 DOM
14. 2026-01-16
    listed $177,000 New 149-char remark

    Show marketing remark (131 chars)

    This mobile home has been restored is missing the final touches for one bathroom and one bedroom 4 acres close to the main highway

15. 2026-01-16
    listed $177,000 Active 131-char remark

    Show marketing remark (131 chars)

    This mobile home has been restored is missing the final touches for one bathroom and one bedroom 4 acres close to the main highway

16. 2023-07-27
    soldstatus $77,000 Closed
17. 2023-07-27
    soldstatus $77,000 Sold
18. 2023-07-27
    soldstatus $77,000
19. 2023-07-25
    status Pending
20. 2023-07-17
    status Under Contract
21. 2023-07-07
    listed $94,900 Active
22. 2023-07-07
    listed $94,900 New

ⓘ 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: $696 · $58/mo
• Projected year-2 tax: $1,628 · $136/mo
• Expected delta: +$932/yr (+$78/mo · 133.8%)

ⓘ 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 6 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,668
• − Mortgage interest: −$9,915
• − Property taxes: −$696
• − Insurance: −$885
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$5,149
• Taxable loss: −$4,324
• Est. tax savings @ 24.0%: +$1,038
• After-tax cash flow: $-94/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): 5,939

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 (95%)
• Race & ethnicity: White 95% Two or more races 3% Black 2% Hispanic / Latino 1%
• Common ancestry: Italian 2% Iranian 1% Romanian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 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: ▲ 63.46%
• Current HPI: 398.2621
• 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

+86.5% since first listed

9 events — show timeline

• 2026-01-16 Listed $177,000 FMLS
• 2026-01-16 Listed $177,000 GAMLS
• 2023-07-27 Sold (Public Records) $77,000 Public Records
• 2023-07-27 Sold (MLS) $77,000 GAMLS
• 2023-07-27 Sold (MLS) $77,000 FMLS
• 2023-07-25 Pending — FMLS
• 2023-07-17 Pending — GAMLS
• 2023-07-07 Listed $94,900 GAMLS
• 2023-07-07 Listed $94,900 FMLS

Property tax history

+29.8%/yr

Latest (2025): $696 · +29.8% YoY. Source: county tax records.