567 Judkin Mill Rd · Cedartown, GA 30125

$149,900

3 bd · 3.0 ba · 2,280 sqft · SingleFamily public records · 60 Days on market

Built 1916 1.92 ac lot $66/sqft · 28% below area Est $210k · 28% 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).

• Cash flow +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +4.7/10.0
• 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 D-I-Y'ers - Perfect opportunity to finish renovations that have been started! Fix/Flip, Rental with Income Potential, or Move-In. Home being sold "as-is". Welcome to peaceful country living at 567 Judkin Mill Rd in Cedartown! Nestled on a spacious lot, this property offers the perfect blend of privacy and charm. Step inside to find a comfortable and inviting layout with plenty of natural light throughout. The home features a functional kitchen with ample cabinet space, a cozy living area ideal for relaxing or entertaining, and generously sized bedrooms for everyday comfort. Upstairs could be converted into 2 huge bedrooms. Unfinished basement - great for In-law/teen suite or rental. Enjoy the outdoors with a large yard-perfect for gardening, pets, or simply soaking in the quiet surroundings. Whether you're looking for your first home, a place to downsize, or a quiet retreat away from the hustle and bustle, this property offers endless potential. Conveniently located just a short drive to town while still providing that desirable rural feel. Don't miss this opportunity to make it your own!

Key facts

• Functional kitchen
• Unfinished basement
• Large yard

Tags

• SPACIOUS LOT
• FUNCTIONAL KITCHEN
• COZY LIVING AREA
• UNFINISHED BASEMENT
• LARGE YARD
• QUIET SURROUNDINGS

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (2.6% below list).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 $1k of loan paydown is wiped out by about $4k 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 60 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $150k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.97% ✗
• Cap rate: 8.03%
• Cash-on-cash: 6.20%
• DSCR: 1.28
• GRM: 8.6

CMA / ARV

• ARV (median comp): $209,629
• List price: $149,900
• Delta: -23.72%
• Verdict: UNDERPRICED
• Comps: 16 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -6.8%
• Equity multiple: 0.75×
• Total profit: $-10,521
• Equity at exit: $22,351

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $8,462
• Equity at exit: $12,961

Cash invested: $41,972 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,460 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$88 /mo · $1,060/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $217

Break-even live

Break-even rent $1,186

Max offer price $149,900

Occupancy floor 80%

Sensitivity live

Price	-10% $302	-5% $259	+0% $217	+5% $174	+10% $132
Rent	-10% $101	-5% $159	+0% $217	+5% $274	+10% $332
Rate	-1.0pp $292	-0.5pp $255	base $217	+0.5pp $178	+1.0pp $138

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   pricestatusdays on market $149,900 Price Change 60 DOM
2. 2026-06-18
   days on market $159,900 Active 57 DOM
3. 2026-06-17
   days on market $159,900 Active 56 DOM
4. 2026-06-16
   days on market $159,900 Active 55 DOM
5. 2026-06-15
   days on market $159,900 Active 54 DOM
6. 2026-06-13
   days on market $159,900 Active 52 DOM
7. 2026-06-09
   days on market $159,900 Active 48 DOM
8. 2026-06-08
   days on market $159,900 Active 47 DOM
9. 2026-06-07
   days on market $159,900 Active 46 DOM
10. 2026-06-04
    days on market $159,900 Active 43 DOM
11. 2026-06-03
    days on market $159,900 Active 42 DOM
12. 2026-06-02
    days on market $159,900 Active 41 DOM
13. 2026-06-01
    days on market $159,900 Active 40 DOM
14. 2026-05-31
    days on market $159,900 Active 39 DOM
15. 2026-04-11
    listed $159,900 New 1127-char remark

    Show marketing remark (1127 chars)

    Calling all D-I-Y'ers - Perfect opportunity to finish renovations that have been started! Fix/Flip, Rental with Income Potential, or Move-In. Home being sold "as-is". Welcome to peaceful country living at 567 Judkin Mill Rd in Cedartown! Nestled on a spacious lot, this property offers the perfect blend of privacy and charm. Step inside to find a comfortable and inviting layout with plenty of natural light throughout. The home features a functional kitchen with ample cabinet space, a cozy living area ideal for relaxing or entertaining, and generously sized bedrooms for everyday comfort. Upstairs could be converted into 2 huge bedrooms. Unfinished basement - great for In-law/teen suite or rental. Enjoy the outdoors with a large yard-perfect for gardening, pets, or simply soaking in the quiet surroundings. Whether you're looking for your first home, a place to downsize, or a quiet retreat away from the hustle and bustle, this property offers endless potential. Conveniently located just a short drive to town while still providing that desirable rural feel. Don't miss this opportunity to make it your own!

16. 2026-01-22
    historical
17. 2026-01-20
    listed $159,900 New
18. 2017-03-31
    soldstatus $30,000 Sold
19. 2017-03-31
    soldstatus $30,000 Sold
20. 2017-03-21
    historical Pending
21. 2017-03-21
    status Under Contract
22. 2016-11-20
    price $49,900
23. 2016-11-19
    price $49,900
24. 2016-10-15
    price $79,900
25. 2016-10-14
    price $79,900
26. 2016-08-08
    price $89,900
27. 2016-08-05
    price $89,900
28. 2016-04-06
    listed $99,900 Active
29. 2016-04-06
    listed $99,900 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: $1,060 · $88/mo
• Projected year-2 tax: $1,379 · $115/mo
• Expected delta: +$319/yr (+$27/mo · 30.0%)

ⓘ 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 8/10 Severe
• 🌡 Heat 5/10 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,525
• − Mortgage interest: −$8,397
• − Property taxes: −$1,060
• − Insurance: −$750
• − Repairs & maintenance: −$1,402
• − Management: −$1,402
• − Depreciation: −$4,361
• Taxable income: $154
• Est. tax owed @ 24.0%: −$37
• After-tax cash flow: $2,565/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

+60.1% since first listed

15 events — show timeline

• 2026-04-11 Listed $159,900 GAMLS
• 2026-01-22 Listing Removed — GAMLS
• 2026-01-20 Listed $159,900 GAMLS
• 2017-03-31 Sold (MLS) $30,000 GAMLS
• 2017-03-31 Sold (MLS) $30,000 FMLS
• 2017-03-21 Contingent — FMLS
• 2017-03-21 Pending — GAMLS
• 2016-11-20 Price Changed $49,900 GAMLS
• 2016-11-19 Price Changed $49,900 FMLS
• 2016-10-15 Price Changed $79,900 GAMLS
• 2016-10-14 Price Changed $79,900 FMLS
• 2016-08-08 Price Changed $89,900 FMLS
• 2016-08-05 Price Changed $89,900 GAMLS
• 2016-04-06 Listed $99,900 FMLS
• 2016-04-06 Listed $99,900 GAMLS

Property tax history

+2.4%/yr

Latest (2025): $1,060 · +7.6% YoY. Source: county tax records.