220 Greenbriar Dr · Cedartown, GA 30125

$369,987

None bd · None ba · — sqft · MultiFamily · 41 Days on market

Built 1967 Fair condition 0.50 ac lot

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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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.1/10.0
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Beautiful all Brick Qaudraplex , very low maintenance, all units are individually meters for utilities. Located 3 minutes from downtown Cedartown, Walmart, tons of restaurants, fire department, police station, schools.

Key facts

• All brick quadraplex
• 0.5 acre lot
• Built 1967

Tags

• ALL BRICK QUADRAPLEX

Property features AI

Finance

• Financial info: 4 total units (multifamily)

Exterior

• Utilities: Public water; Public sewer; Cable available
• Home design: One level; Brick construction; Composition roof; Resale condition
• Construction: Brick exterior; Composition roof
• Exterior features: Back yard fencing; Near shopping; Street lights

Interior

• Heating & cooling: Central heating; Other heating; Ceiling fans; Window AC units
• Interior features: Bay windows

What this means for you Summary

Snapshot

• This is a multifamily listed at $370k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $370k).
• Recommended offer: $359k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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+, 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: Cedartown Middle School (math 22% / reading 29%, grade F, #288 of 470 statewide, top 62%, 1,035 students, 78% FRL); Cedartown High School (math 17% / reading 19%, grade F, #258 of 424 statewide, top 62%, 1,453 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: 179 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $3k of loan paydown is wiped out by about $11k 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 $104k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($359k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 4y ago; this cycle's ask has dropped $26k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $240k; list at $370k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $358,887 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.23% ✓
• Cap rate: 9.68%
• Cash-on-cash: 12.08%
• DSCR: 1.54
• GRM: 6.8

CMA / ARV

No comps found within radius.

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
221 Greenbriar Dr	0.04mi	6/4.0	—	23mo	$420,000	—	66
204 Greenbriar	0.06mi	—/—	—	24mo	$405,000	—	65
223 Lynn Ln	0.48mi	4/2.0	—	14mo	$175,000	—	53

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: 1.7%
• Equity multiple: 1.06×
• Total profit: $6,553
• Equity at exit: $55,166

10-year hold

• IRR: 11.3%
• Equity multiple: 1.88×
• Total profit: $91,534
• Equity at exit: $31,990

Cash invested: $103,596 (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: 27.1×

Monthly cashflow live

• Estimated rent: $4,557 high
• Mortgage (P&I): −$1,940
• Tax est. 1.5%: −$462 /mo · $5,550/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$957
• Net cashflow: $1,043

Break-even live

Break-even rent $3,237

Max offer price $369,987

Occupancy floor 72%

Sensitivity live

Price	-10% $1,299	-5% $1,171	+0% $1,043	+5% $915	+10% $787
Rent	-10% $683	-5% $863	+0% $1,043	+5% $1,223	+10% $1,403
Rate	-1.0pp $1,229	-0.5pp $1,137	base $1,043	+0.5pp $947	+1.0pp $850

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$4,556
Total (4 units)			$4,557

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: $92,497
• Closing costs: $11,100
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
608 N College Dr Unit 3 Cedartown, GA	2.0	1.0	—	$1,100	—	18d	1	0.77mi
608 N College Dr Unit 4 Cedartown, GA	1.0	1.0	—	$975	—	18d	1	0.77mi
610 N College Dr Unit 5 Cedartown, GA	1.0	1.0	—	$995	—	25d	1	0.78mi
610 N College Dr Unit 8 Cedartown, GA	2.0	1.0	—	$1,195	—	23d	1	0.78mi
610 N College Dr Unit 8 Cedartown, GA	2.0	1.0	—	$1,950	—	25d	1	0.78mi
610 N College Dr Unit 6 Cedartown, GA	2.0	1.0	—	$1,195	—	25d	1	0.78mi
612 N College Dr Unit 7 Cedartown, GA	1.0	1.0	600	$695	$1.16	23d	1	0.78mi
76 Evergreen Ln Apt 6 Cedartown, GA	2.0	1.0	950	$999	$1.05	45d	1	0.94mi
76 Evergreen Ln Apt 5 Cedartown, GA	2.0	1.0	950	$1,025	$1.08	45d	1	0.94mi
76 Evergreen Ln Apt 23 Cedartown, GA	2.0	2.0	1100	$1,125	$1.02	45d	1	0.94mi
76 Evergreen Ln Cedartown, GA	1.0–2.0	1.0–2.0	850	$1,250	$1.47	0d	2	0.95mi

Listing history 46 events

1. 2026-06-21
   days on market $369,987 Active 41 DOM
2. 2026-06-18
   days on market $369,987 Active 38 DOM
3. 2026-06-17
   days on market $369,987 Active 37 DOM
4. 2026-06-16
   days on market $369,987 Active 36 DOM
5. 2026-06-15
   days on market $369,987 Active 35 DOM
6. 2026-06-13
   days on market $369,987 Active 33 DOM
7. 2026-06-09
   days on market $369,987 Active 29 DOM
8. 2026-06-08
   days on market $369,987 Active 28 DOM
9. 2026-06-07
   days on market $369,987 Active 27 DOM
10. 2026-06-04
    days on market $369,987 Active 24 DOM
11. 2026-06-03
    days on market $369,987 Active 23 DOM
12. 2026-06-02
    pricedays on market $369,987 Active 22 DOM
13. 2026-06-01
    days on market $395,987 Active 21 DOM
14. 2026-05-31
    days on market $395,987 Active 20 DOM
15. 2026-05-11
    listed $395,987 Active 223-char remark
16. 2026-05-07
    status Back On Market 223-char remark

    Show marketing remark (223 chars)

    Beautiful all Brick Qaudraplex , very low maintenance, all units are individually meters for utilities. Located 3 minutes from downtown Cedartown, Walmart, tons of restaurants, fire department, police station, schools.

17. 2026-04-30
    historical 223-char remark

    Show marketing remark (223 chars)

    Beautiful all Brick Qaudraplex , very low maintenance, all units are individually meters for utilities. Located 3 minutes from downtown Cedartown, Walmart, tons of restaurants, fire department, police station, schools.

18. 2025-12-31
    historical
19. 2025-10-30
    price $395,987
20. 2025-10-23
    listed $395,987 New 223-char remark

    Show marketing remark (223 chars)

    Beautiful all Brick Qaudraplex , very low maintenance, all units are individually meters for utilities. Located 3 minutes from downtown Cedartown, Walmart, tons of restaurants, fire department, police station, schools.

21. 2025-10-23
    listed $420,987 New

    Show marketing remark (223 chars)

    Beautiful all Brick Qaudraplex , very low maintenance, all units are individually meters for utilities. Located 3 minutes from downtown Cedartown, Walmart, tons of restaurants, fire department, police station, schools.

22. 2025-01-31
    historical
23. 2024-10-31
    historical
24. 2024-10-09
    price $375,987
25. 2024-10-09
    price $375,987
26. 2024-09-18
    status Active
27. 2024-09-18
    price $395,987
28. 2024-09-18
    status Price Change
29. 2024-09-18
    price $395,987
30. 2024-08-31
    historical
31. 2024-08-31
    historical
32. 2024-08-01
    status Back On Market
33. 2024-07-24
    historical
34. 2024-05-29
    price $415,987
35. 2024-05-29
    price $415,987
36. 2024-05-27
    price $420,987
37. 2024-05-27
    price $420,987
38. 2024-05-15
    listed $430,987 Active
39. 2024-05-15
    listed $430,987 New
40. 2023-02-20
    soldstatus $239,900 Sold
41. 2023-02-17
    soldstatus $276,000 Closed
42. 2022-11-30
    status Under Contract
43. 2022-11-30
    status Pending
44. 2022-11-25
    listed $239,900 New
45. 2022-11-25
    listed $239,900 Active
46. 2022-02-03
    price $550

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥104°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: $54,684
• − Mortgage interest: −$20,725
• − Property taxes: −$5,550
• − Insurance: −$1,850
• − Repairs & maintenance: −$4,375
• − Management: −$4,375
• − Depreciation: −$10,763
• Taxable income: $7,047
• Est. tax owed @ 24.0%: −$1,691
• After-tax cash flow: $10,826/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.

Condition & rehab AI · 12 photos

Fair 40/100 Moderate rehab

This multi-family property requires moderate repairs and maintenance to improve its condition and value. Exterior siding and interior walls need repainting, and landscaping should be trimmed and mulched.

Repairs flagged

• Major exterior siding — Severe weathering and peeling
• Major interior walls — Peeling paint
• Minor landscaping — Needs trimming and mulching

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value
• Both paint interior walls — Improves interior appearance and value
• Both landscaping — Enhances curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Severe weathering and peeling	Major	$15,000–50,000
interior walls · Peeling paint	Major	$15,000–50,000
landscaping · Needs trimming and mulching	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and value ↑
• Both paint interior walls — Improves interior appearance and value ↑
• Both landscaping — Enhances curb appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: Cedartown, GA
• 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

+54.2% since first listed

34 events — show timeline

• 2026-06-02 Price Changed $369,987 FMLS
• 2026-05-25 Price Changed $379,987 GAMLS
• 2026-05-11 Listed $395,987 FMLS
• 2026-05-07 Relisted — GAMLS
• 2026-04-30 Listing Removed — GAMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-10-30 Price Changed $395,987 GAMLS
• 2025-10-23 Listed $420,987 GAMLS
• 2025-10-23 Listed $395,987 GAMLS
• 2025-01-31 Listing Removed — FMLS
• 2024-10-31 Listing Removed — GAMLS
• 2024-10-09 Price Changed $375,987 FMLS
• 2024-10-09 Price Changed $375,987 GAMLS
• 2024-09-18 Relisted — FMLS
• 2024-09-18 Price Changed $395,987 FMLS
• 2024-09-18 Relisted — GAMLS
• 2024-09-18 Price Changed $395,987 GAMLS
• 2024-08-31 Listing Removed — GAMLS
• 2024-08-31 Listing Removed — FMLS
• 2024-08-01 Relisted — GAMLS
• 2024-07-24 Listing Removed — GAMLS
• 2024-05-29 Price Changed $415,987 GAMLS
• 2024-05-29 Price Changed $415,987 FMLS
• 2024-05-27 Price Changed $420,987 FMLS
• 2024-05-27 Price Changed $420,987 GAMLS
• 2024-05-15 Listed $430,987 GAMLS
• 2024-05-15 Listed $430,987 FMLS
• 2023-02-20 Sold (MLS) $239,900 GAMLS
• 2023-02-17 Sold (MLS) $276,000 FMLS
• 2022-11-30 Pending — GAMLS
• 2022-11-30 Pending — FMLS
• 2022-11-25 Listed $239,900 FMLS
• 2022-11-25 Listed $239,900 GAMLS
• 2022-02-03 Price Changed $550 RENT.