352 Johnson St · Tallapoosa, GA 30176

$129,900

3 bd · 2.0 ba · 2,001 sqft · SingleFamily public records · 122 Days on market

Built 1920 0.55 ac lot $65/sqft · 51% below area

---

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 +27.4/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Appreciation +4.8/10.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Sweet little house in Tallapoosa, GA. Former rental property needs some updates, but could be a great home for someone. Has a perfect spot for an office in the back addition. HVAC does not work.

Key facts

• 0.55 acre lot
• Built 1920
• Listed 122 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 3.0% in Tallapoosa — 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 (#95 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Haralson County (rural): math 36% / reading 30% proficiency, ranked #76 of 174 in GA (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Tallapoosa Primary School (483 students, 85% FRL); Haralson County Middle School (math 43% / reading 33%, grade F, #159 of 470 statewide, top 34%, 772 students, 85% FRL); Haralson County High School (math 30% / reading 42%, grade F, #74 of 424 statewide, top 18%, 945 students, 85% FRL) — zoned schools average 85% FRL vs 54% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 74 active listings in the ZIP; 225 units permitted in Haralson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $280 of equity ($898 loan paydown + $-618 appreciation (-0.5% local appreciation)).
• Haralson County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.5% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 9y ago; this cycle's ask has dropped $13k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $130k implies a 189% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 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 1920 — 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. 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.
7. 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.
8. 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: 1.16% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.54%
• DSCR: 1.56
• GRM: 7.2

CMA / ARV

• ARV (median comp): $264,464
• List price: $129,900
• Delta: -50.88%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
284 Connecticut Ave	0.32mi	4/2.0 (+1)	1,940 (-3%)	9mo	$324,900	$167	68
75 Rose St	0.51mi	3/2.0	1,907 (-5%)	4mo	$255,000	$134	65
260 Mill St	0.36mi	4/2.0 (+1)	1,940 (-3%)	13mo	$319,900	$165	62
46 E Mill St	0.66mi	3/2.0	1,833 (-8%)	11mo	$210,000	$115	46
293 Freeman St	0.70mi	3/2.0	2,254 (+13%)	21mo	$265,000	$118	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.4%
• Equity multiple: 1.48×
• Total profit: $17,497
• Equity at exit: $34,659

10-year hold

• IRR: 15.8%
• Equity multiple: 2.65×
• Total profit: $60,140
• Equity at exit: $39,291

Cash invested: $36,372 (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 30176

• Home prices YoY: -0.2%
• Active inventory: 74
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,507 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$75 /mo · $904/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $380

Break-even live

Break-even rent $1,026

Max offer price $129,900

Occupancy floor 70%

Sensitivity live

Price	-10% $454	-5% $417	+0% $380	+5% $343	+10% $307
Rent	-10% $261	-5% $321	+0% $380	+5% $440	+10% $499
Rate	-1.0pp $445	-0.5pp $413	base $380	+0.5pp $346	+1.0pp $312

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-06-21
   days on market $129,900 Active 122 DOM
2. 2026-06-18
   days on market $129,900 Active 119 DOM
3. 2026-06-17
   days on market $129,900 Active 118 DOM
4. 2026-06-16
   days on market $129,900 Active 117 DOM
5. 2026-06-15
   days on market $129,900 Active 116 DOM
6. 2026-06-13
   statusdays on market $129,900 Active 114 DOM
7. 2026-06-09
   remarks 699-char remark
8. 2026-06-09
   days on market $129,900 Back On Market 110 DOM
9. 2026-06-08
   remarks 631-char remark
10. 2026-06-08
    days on market $129,900 Back On Market 109 DOM
11. 2026-06-08
    status $129,900 Back On Market 108 DOM
12. 2026-05-31
    status $129,900 Under Contract 108 DOM
13. 2026-04-02
    price $129,900 196-char remark

    Show marketing remark (196 chars)

    Sweet little house in Tallapoosa, GA. Former rental property needs some updates, but could be a great home for someone. Has a perfect spot for an office in the back addition. HVAC does not work.

14. 2026-02-11
    listed $143,000 New 196-char remark

    Show marketing remark (196 chars)

    Sweet little house in Tallapoosa, GA. Former rental property needs some updates, but could be a great home for someone. Has a perfect spot for an office in the back addition. HVAC does not work.

15. 2018-07-20
    soldstatus $45,000 Sold 246-char remark

    Show marketing remark (246 chars)

    Historic home in great quite neighborhood of Tallapoosa. Original hardwood oak floors. With just a little work and this home will be a showcase. 4 bedrooms and 2 baths. Call today before it is sold and you miss your chance for this historic home.

16. 2018-07-20
    soldstatus $45,000 Sold

    Show marketing remark (246 chars)

    Historic home in great quite neighborhood of Tallapoosa. Original hardwood oak floors. With just a little work and this home will be a showcase. 4 bedrooms and 2 baths. Call today before it is sold and you miss your chance for this historic home.

17. 2018-06-26
    status Pending 246-char remark

    Show marketing remark (246 chars)

    Historic home in great quite neighborhood of Tallapoosa. Original hardwood oak floors. With just a little work and this home will be a showcase. 4 bedrooms and 2 baths. Call today before it is sold and you miss your chance for this historic home.

18. 2018-06-26
    status Under Contract

    Show marketing remark (246 chars)

    Historic home in great quite neighborhood of Tallapoosa. Original hardwood oak floors. With just a little work and this home will be a showcase. 4 bedrooms and 2 baths. Call today before it is sold and you miss your chance for this historic home.

19. 2018-06-12
    price $52,500

    Show marketing remark (246 chars)

    Historic home in great quite neighborhood of Tallapoosa. Original hardwood oak floors. With just a little work and this home will be a showcase. 4 bedrooms and 2 baths. Call today before it is sold and you miss your chance for this historic home.

20. 2018-06-12
    price $52,500 246-char remark

    Show marketing remark (246 chars)

    Historic home in great quite neighborhood of Tallapoosa. Original hardwood oak floors. With just a little work and this home will be a showcase. 4 bedrooms and 2 baths. Call today before it is sold and you miss your chance for this historic home.

21. 2018-05-29
    price $56,500

    Show marketing remark (246 chars)

    Historic home in great quite neighborhood of Tallapoosa. Original hardwood oak floors. With just a little work and this home will be a showcase. 4 bedrooms and 2 baths. Call today before it is sold and you miss your chance for this historic home.

22. 2018-05-29
    price $56,500 246-char remark

    Show marketing remark (246 chars)

    Historic home in great quite neighborhood of Tallapoosa. Original hardwood oak floors. With just a little work and this home will be a showcase. 4 bedrooms and 2 baths. Call today before it is sold and you miss your chance for this historic home.

23. 2018-05-19
    price $65,000

    Show marketing remark (246 chars)

    Historic home in great quite neighborhood of Tallapoosa. Original hardwood oak floors. With just a little work and this home will be a showcase. 4 bedrooms and 2 baths. Call today before it is sold and you miss your chance for this historic home.

24. 2018-05-19
    price $65,000 246-char remark

    Show marketing remark (246 chars)

    Historic home in great quite neighborhood of Tallapoosa. Original hardwood oak floors. With just a little work and this home will be a showcase. 4 bedrooms and 2 baths. Call today before it is sold and you miss your chance for this historic home.

25. 2018-05-19
    status Active 246-char remark

    Show marketing remark (246 chars)

    Historic home in great quite neighborhood of Tallapoosa. Original hardwood oak floors. With just a little work and this home will be a showcase. 4 bedrooms and 2 baths. Call today before it is sold and you miss your chance for this historic home.

26. 2018-05-19
    status Back on Market

    Show marketing remark (246 chars)

    Historic home in great quite neighborhood of Tallapoosa. Original hardwood oak floors. With just a little work and this home will be a showcase. 4 bedrooms and 2 baths. Call today before it is sold and you miss your chance for this historic home.

27. 2018-05-15
    status Under Contract

    Show marketing remark (246 chars)

    Historic home in great quite neighborhood of Tallapoosa. Original hardwood oak floors. With just a little work and this home will be a showcase. 4 bedrooms and 2 baths. Call today before it is sold and you miss your chance for this historic home.

28. 2018-05-15
    status Pending 246-char remark

    Show marketing remark (246 chars)

    Historic home in great quite neighborhood of Tallapoosa. Original hardwood oak floors. With just a little work and this home will be a showcase. 4 bedrooms and 2 baths. Call today before it is sold and you miss your chance for this historic home.

29. 2018-04-01
    listed $77,500 New
30. 2018-04-01
    historical
31. 2018-03-31
    listed $77,500 Active 246-char remark

    Show marketing remark (246 chars)

    Historic home in great quite neighborhood of Tallapoosa. Original hardwood oak floors. With just a little work and this home will be a showcase. 4 bedrooms and 2 baths. Call today before it is sold and you miss your chance for this historic home.

32. 2018-02-01
    status Back on Market
33. 2018-02-01
    historical
34. 2018-01-16
    status Back on Market
35. 2018-01-01
    historical
36. 2017-10-24
    price $79,900
37. 2017-10-16
    listed $89,900 New
38. 1988-04-02
    soldstatus $30,000

ⓘ 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: $904 · $75/mo
• Projected year-2 tax: $1,195 · $100/mo
• Expected delta: +$291/yr (+$24/mo · 32.3%)

ⓘ 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 ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $18,086
• − Mortgage interest: −$7,276
• − Property taxes: −$904
• − Insurance: −$650
• − Repairs & maintenance: −$1,447
• − Management: −$1,447
• − Depreciation: −$3,779
• Taxable income: $2,584
• Est. tax owed @ 24.0%: −$620
• After-tax cash flow: $3,940/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: Haralson County
• NCES district ID: 1302670
• Math proficiency: 36% ▼ -6.00%
• Reading proficiency: 30% ▼ -3.00%
• Median HH income: $39,716
• Composite: 27.74/100
• National rank: #6900
• State rank: #76 of 174 in GA

Livability — Tallapoosa

• Score: 70/100
• State rank: #95
• US rank: #7557

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment B- Housing A+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tallapoosa, GA
• Population (ZIP): 7,341

Population outlook (Haralson County) Hauer SSP2

• Today (2025): 29,106 people
• By 2030: 29,023 · -0.3%
• By 2040: 28,434 · -2.3%
• By 2050: 27,144 · -6.7%
• By 2075: 22,666 · -22.1%
• By 2100: 16,475 · -43.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 10% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Serbian 1% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Haralson

• 2024 margin: Solid R (+74.4) · D 12.6% · R 87.0%
• 2008→2024 swing: -16.6pp toward R · 2008: -57.8pp · 2024: -74.4pp
• All cycles: 2024: R+74.4 2020: R+74.0 2016: R+71.6 2012: R+64.2 2008: R+57.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.48%
• Current HPI: 279.1844
• 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

+333.0% since first listed

26 events — show timeline

• 2026-04-02 Price Changed $129,900 GAMLS
• 2026-02-11 Listed $143,000 GAMLS
• 2018-07-20 Sold (MLS) $45,000 GAMLS
• 2018-07-20 Sold (MLS) $45,000 FMLS
• 2018-06-26 Pending — FMLS
• 2018-06-26 Pending — GAMLS
• 2018-06-12 Price Changed $52,500 GAMLS
• 2018-06-12 Price Changed $52,500 FMLS
• 2018-05-29 Price Changed $56,500 GAMLS
• 2018-05-29 Price Changed $56,500 FMLS
• 2018-05-19 Price Changed $65,000 GAMLS
• 2018-05-19 Price Changed $65,000 FMLS
• 2018-05-19 Relisted — FMLS
• 2018-05-19 Relisted — GAMLS
• 2018-05-15 Pending — GAMLS
• 2018-05-15 Pending — FMLS
• 2018-04-01 Listing Removed — GAMLS
• 2018-04-01 Listed $77,500 GAMLS
• 2018-03-31 Listed $77,500 FMLS
• 2018-02-01 Relisted — GAMLS
• 2018-02-01 Listing Removed — GAMLS
• 2018-01-16 Relisted — GAMLS
• 2018-01-01 Listing Removed — GAMLS
• 2017-10-24 Price Changed $79,900 GAMLS
• 2017-10-16 Listed $89,900 GAMLS
• 1988-04-02 Sold (Public Records) $30,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $904 · -18.8% YoY. Source: county tax records.