435 Hampton Rd · Cedartown, GA 30125

$115,000

2 bd · 1.0 ba · 1,982 sqft · SingleFamily public records · 129 Days on market

Built 1969 1.00 ac lot $58/sqft · 68% below area

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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).

• Cash flow +26.0/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• 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

Calling All Investors! Bring your vision out to the country. This listing consists of three parcels, totalling 2.51 acres. This flat, beautiful land includes an older house that could be remodeled or demolished. The land presents an opportunity to start fresh and build your own rural retreat. Value is primarily in the land, which features: Mature oak trees, small stream, flat lot, county water and electricity are already available. Enjoy the peace of the country with the foundation for something spectacular. Sold as-is.

Key facts

• County water
• 2.51 acres
• Mature oak trees

Tags

• THREE PARCELS
• 2.51 ACRES
• MATURE OAK TREES
• SMALL STREAM
• FLAT LOT
• COUNTY WATER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: 177 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 $795 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.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($101k) 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.
• Current owner paid $60k; list at $115k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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: 1.09% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.67%
• DSCR: 1.47
• GRM: 7.6

CMA / ARV

• ARV (median comp): $362,041
• List price: $115,000
• Delta: -68.24%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3258 Antioch Rd	0.70mi	3/2.0 (+1)	1,868 (-6%)	12mo	$454,094	$243	39
3268 Antioch Rd	0.70mi	3/2.0 (+1)	1,868 (-6%)	14mo	$439,900	$235	37

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-4,630
• Equity at exit: $17,147

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $14,012
• Equity at exit: $9,943

Cash invested: $32,200 (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: 177
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,253 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$52 /mo · $629/yr
• Insurance: −$48
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $220

Break-even live

Break-even rent $975

Max offer price $115,000

Occupancy floor 77%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-04
   days on market $115,000 Active 129 DOM
2. 2026-06-03
   days on market $115,000 Active 128 DOM
3. 2026-06-02
   days on market $115,000 Active 127 DOM
4. 2026-06-01
   days on market $115,000 Active 126 DOM
5. 2026-05-31
   days on market $115,000 Active 125 DOM
6. 2026-03-10
   status Back On Market 525-char remark

   Show marketing remark (525 chars)

   Calling all Investors! Bring your vision out to the country. This listing consists of three parcels, totalling 2.51 acres. This flat, beautiful land includes an older house that could be remodeled or demolished. The land presents an opportunity to start fresh and build your own rural retreat. Value is primarily in the land, which features: Mature oak trees, small stream, flat lot, county water and electricity are already available. Enjoy the peace of the country with the foundation for something spectacular. Sold as-is.

7. 2026-03-10
   status Active 525-char remark

   Show marketing remark (525 chars)

   Calling all Investors! Bring your vision out to the country. This listing consists of three parcels, totalling 2.51 acres. This flat, beautiful land includes an older house that could be remodeled or demolished. The land presents an opportunity to start fresh and build your own rural retreat. Value is primarily in the land, which features: Mature oak trees, small stream, flat lot, county water and electricity are already available. Enjoy the peace of the country with the foundation for something spectacular. Sold as-is.

8. 2026-03-06
   historical Active Under Contract 525-char remark

   Show marketing remark (525 chars)

   Calling all Investors! Bring your vision out to the country. This listing consists of three parcels, totalling 2.51 acres. This flat, beautiful land includes an older house that could be remodeled or demolished. The land presents an opportunity to start fresh and build your own rural retreat. Value is primarily in the land, which features: Mature oak trees, small stream, flat lot, county water and electricity are already available. Enjoy the peace of the country with the foundation for something spectacular. Sold as-is.

9. 2026-03-06
   historical Active Under Contract 525-char remark

   Show marketing remark (525 chars)

   Calling all Investors! Bring your vision out to the country. This listing consists of three parcels, totalling 2.51 acres. This flat, beautiful land includes an older house that could be remodeled or demolished. The land presents an opportunity to start fresh and build your own rural retreat. Value is primarily in the land, which features: Mature oak trees, small stream, flat lot, county water and electricity are already available. Enjoy the peace of the country with the foundation for something spectacular. Sold as-is.

10. 2026-01-26
    listed $115,000 New 525-char remark

    Show marketing remark (525 chars)

    Calling all Investors! Bring your vision out to the country. This listing consists of three parcels, totalling 2.51 acres. This flat, beautiful land includes an older house that could be remodeled or demolished. The land presents an opportunity to start fresh and build your own rural retreat. Value is primarily in the land, which features: Mature oak trees, small stream, flat lot, county water and electricity are already available. Enjoy the peace of the country with the foundation for something spectacular. Sold as-is.

11. 2026-01-26
    listed $115,000 Active 525-char remark

    Show marketing remark (525 chars)

    Calling all Investors! Bring your vision out to the country. This listing consists of three parcels, totalling 2.51 acres. This flat, beautiful land includes an older house that could be remodeled or demolished. The land presents an opportunity to start fresh and build your own rural retreat. Value is primarily in the land, which features: Mature oak trees, small stream, flat lot, county water and electricity are already available. Enjoy the peace of the country with the foundation for something spectacular. Sold as-is.

12. 2024-10-10
    soldstatus $60,000

ⓘ 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: $629 · $52/mo
• Projected year-2 tax: $1,058 · $88/mo
• Expected delta: +$429/yr (+$36/mo · 68.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $15,033
• − Mortgage interest: −$6,442
• − Property taxes: −$629
• − Insurance: −$1,372
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − Depreciation: −$3,345
• Taxable income: $839
• Est. tax owed @ 24.0%: −$201
• After-tax cash flow: $2,437/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

+91.7% since first listed

7 events — show timeline

• 2026-03-10 Relisted — GAMLS
• 2026-03-10 Relisted — FMLS
• 2026-03-06 Contingent — GAMLS
• 2026-03-06 Contingent — FMLS
• 2026-01-26 Listed $115,000 FMLS
• 2026-01-26 Listed $115,000 GAMLS
• 2024-10-10 Sold (Public Records) $60,000 Public Records

Property tax history

+15.8%/yr

Latest (2025): $629 · +643.1% YoY. Source: county tax records.