427 Park St · Cedartown, GA 30125

$269,900

6 bd · 6.0 ba · 3,242 sqft · MultiFamily public records · 149 Days on market

Built 1910 0.31 ac lot

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Why this score? — see what drove the D+ 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 +18.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +4.2/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Investor Special, Six Studio apartments, 3 are currently occupied.

Key facts

• Level city lot
• On street parking
• 0.31 acre lot

Tags

• LEVEL CITY LOT
• ON STREET PARKING

Property features AI

Finance

• Financial info: Six total units (multi-family)

Exterior

• Parking: See remarks for parking details
• Utilities: Public water; Public sewer; Electric service available; Phone service available
• Home design: Two levels; Resale property
• Construction: Wood siding exterior; Composition roof
• Exterior features: Located on Park Street; directions: East Ave to Park Street, property is at the left end of Park Street

Interior

• Bedrooms: Six units (multi-family property)
• Flooring: Laminate
• Heating & cooling: Electric heating; Ceiling fans; Zoned electric cooling
• Interior features: Unfurnished; Laminate flooring

What this means for you Summary

Snapshot

• This is a 6-bed/6.0-bath multifamily listed at $270k.

Deal economics

• At list price, monthly cash flow is $261 ($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 $249k (7.9% below list).
• Recommended offer: $238k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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; 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 $2k of loan paydown is wiped out by about $8k 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 149 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 21 sale attempts since 6y 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 $220k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; 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 $237,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 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 1910 — 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.92% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.15%
• DSCR: 1.18
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -9.8%
• Equity multiple: 0.64×
• Total profit: $-27,149
• Equity at exit: $40,243

10-year hold

• IRR: -0.5%
• Equity multiple: 0.97×
• Total profit: $-2,457
• Equity at exit: $23,336

Cash invested: $75,572 (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: $2,486 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$175 /mo · $2,096/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $261

Break-even live

Break-even rent $2,155

Max offer price $269,900

Occupancy floor 84%

Sensitivity live

Price	-10% $414	-5% $338	+0% $261	+5% $185	+10% $109
Rent	-10% $65	-5% $163	+0% $261	+5% $360	+10% $458
Rate	-1.0pp $397	-0.5pp $330	base $261	+0.5pp $191	+1.0pp $120

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$2,487
Total (3 units)			$2,486

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-05-31
   days on market $269,900 Active 149 DOM
2. 2026-03-09
   price $269,900

   Show marketing remark (66 chars)

   Investor Special, Six Studio apartments, 3 are currently occupied.

3. 2026-03-09
   price $269,900 66-char remark

   Show marketing remark (66 chars)

   Investor Special, Six Studio apartments, 3 are currently occupied.

4. 2026-02-27
   status Active
5. 2026-02-22
   status Back On Market 66-char remark

   Show marketing remark (66 chars)

   Investor Special, Six Studio apartments, 3 are currently occupied.

6. 2026-01-19
   status Under Contract 66-char remark

   Show marketing remark (66 chars)

   Investor Special, Six Studio apartments, 3 are currently occupied.

7. 2026-01-19
   status Pending

   Show marketing remark (66 chars)

   Investor Special, Six Studio apartments, 3 are currently occupied.

8. 2025-11-24
   listed $279,900 New 66-char remark

   Show marketing remark (66 chars)

   Investor Special, Six Studio apartments, 3 are currently occupied.

9. 2025-11-24
   listed $279,900 Active

   Show marketing remark (66 chars)

   Investor Special, Six Studio apartments, 3 are currently occupied.

10. 2025-10-31
    historical
11. 2025-10-31
    historical
12. 2025-10-01
    price $279,900
13. 2025-10-01
    price $279,900
14. 2025-08-01
    listed $299,900 Active
15. 2025-08-01
    listed $299,900 New
16. 2025-06-30
    historical
17. 2025-06-30
    historical
18. 2025-01-31
    price $285,000
19. 2025-01-31
    price $285,000
20. 2024-12-27
    listed $299,900 Active
21. 2024-12-27
    listed $299,900 New
22. 2024-09-11
    historical $800
23. 2024-08-31
    historical
24. 2024-08-31
    historical
25. 2024-08-13
    listed $800
26. 2024-08-07
    historical $800
27. 2024-07-30
    listed $800
28. 2024-07-19
    historical $825
29. 2024-06-21
    listed $350,000 Active
30. 2024-06-21
    listed $350,000 New
31. 2024-06-12
    listed $825
32. 2024-04-10
    historical $825
33. 2024-04-05
    listed $825
34. 2024-04-05
    historical $825
35. 2024-03-19
    listed $825
36. 2024-03-19
    historical $700
37. 2024-03-14
    listed $700
38. 2024-03-14
    historical $700
39. 2023-12-22
    listed $700
40. 2023-06-13
    historical
41. 2020-07-30
    soldstatus $220,000
42. 2020-07-15
    soldstatus $220,000 Closed
43. 2020-07-14
    soldstatus $220,000 Sold
44. 2020-06-27
    historical Active Under Contract
45. 2020-06-27
    status Under Contract
46. 2020-06-16
    status Active
47. 2020-06-10
    status Pending
48. 2020-05-17
    listed $254,987 Active
49. 2020-05-17
    listed $254,987 Back on Market
50. 2020-02-06
    historical

ⓘ 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: $2,096 · $175/mo
• Projected year-2 tax: $2,483 · $207/mo
• Expected delta: +$387/yr (+$32/mo · 18.4%)

ⓘ 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 6/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $29,832
• − Mortgage interest: −$15,119
• − Property taxes: −$2,096
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,387
• − Management: −$2,387
• − Depreciation: −$7,852
• Taxable loss: −$1,357
• Est. tax savings @ 24.0%: +$326
• After-tax cash flow: $3,463/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

• 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

+14.4% since first listed

50 events — show timeline

• 2026-03-09 Price Changed $269,900 FMLS
• 2026-03-09 Price Changed $269,900 GAMLS
• 2026-02-27 Relisted — FMLS
• 2026-02-22 Relisted — GAMLS
• 2026-01-19 Pending — GAMLS
• 2026-01-19 Pending — FMLS
• 2025-11-24 Listed $279,900 FMLS
• 2025-11-24 Listed $279,900 GAMLS
• 2025-10-31 Listing Removed — GAMLS
• 2025-10-31 Listing Removed — FMLS
• 2025-10-01 Price Changed $279,900 FMLS
• 2025-10-01 Price Changed $279,900 GAMLS
• 2025-08-01 Listed $299,900 GAMLS
• 2025-08-01 Listed $299,900 FMLS
• 2025-06-30 Listing Removed — GAMLS
• 2025-06-30 Listing Removed — FMLS
• 2025-01-31 Price Changed $285,000 FMLS
• 2025-01-31 Price Changed $285,000 GAMLS
• 2024-12-27 Listed $299,900 GAMLS
• 2024-12-27 Listed $299,900 FMLS
• 2024-09-11 Rental Removed $800 APPFOLIO
• 2024-08-31 Listing Removed — GAMLS
• 2024-08-31 Listing Removed — FMLS
• 2024-08-13 Listed for Rent $800 APPFOLIO
• 2024-08-07 Rental Removed $800 RENT.
• 2024-07-30 Listed for Rent $800 RENT.
• 2024-07-19 Rental Removed $825 APPFOLIO
• 2024-06-21 Listed $350,000 GAMLS
• 2024-06-21 Listed $350,000 FMLS
• 2024-06-12 Listed for Rent $825 APPFOLIO
• 2024-04-10 Rental Removed $825 APPFOLIO
• 2024-04-05 Listed for Rent $825 APPFOLIO
• 2024-04-05 Rental Removed $825 APPFOLIO
• 2024-03-19 Listed for Rent $825 APPFOLIO
• 2024-03-19 Rental Removed $700 APPFOLIO
• 2024-03-14 Listed for Rent $700 APPFOLIO
• 2024-03-14 Rental Removed $700 APPFOLIO
• 2023-12-22 Listed for Rent $700 APPFOLIO
• 2023-06-13 Rental Removed — APPFOLIO
• 2020-07-30 Sold (Public Records) $220,000 Public Records
• 2020-07-15 Sold (MLS) $220,000 FMLS
• 2020-07-14 Sold (MLS) $220,000 GAMLS
• 2020-06-27 Contingent — FMLS
• 2020-06-27 Pending — GAMLS
• 2020-06-16 Relisted — FMLS
• 2020-06-10 Pending — FMLS
• 2020-05-17 Listed $254,987 GAMLS
• 2020-05-17 Listed $254,987 FMLS
• 2020-02-06 Listing Removed — GAMLS
• 2020-01-20 Listed $235,987 GAMLS

Property tax history

+7.1%/yr

Latest (2025): $2,096 · -5.2% YoY. Source: county tax records.