28 8th St · Emerson, GA 30137

$225,000

3 bd · 1.0 ba · 1,996 sqft · SingleFamily public records · 15 Days on market

Built 1940 0.51 ac lot Est $381k · 41% 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 +15.1/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +4.6/10.0
• 1% rule +4.2/10.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Ideally positioned just minutes from LakePoint Sports Complex, this address offers exceptional convenience & effortless access to one of North Georgia's most dynamic sports & entertainment destinations for year-round events! Ranch on 0.51 Acre. Roof less than 2 years old. A/C unit less than 2 years old. Hot water heater less than 3 years old. Whole-house generator, 15,000 watts. Full perimeter security system. Dishwasher less than 1 year old; used once. Refrigerator less than 2 years old. Kitchen includes a window over the sink. All appliances convey with the sale. Bathroom includes built-in shelving. Metal Max garage (243512 ft) with power. Screened-in porch. Quick access to I-75.

Key facts

• Screened-in porch
• 0.51 acre
• Quick access to i-75

Tags

• 0.51 ACRE
• WHOLE-HOUSE GENERATOR
• FULL PERIMETER SECURITY SYSTEM
• BUILT-IN SHELVING
• SCREENED-IN PORCH
• QUICK ACCESS TO I-75

Property features AI

Exterior

• Parking: Covered carport (1 car)
• Utilities: Public water; Public sewer; Cable available
• Home design: One-level home
• Construction: Asbestos construction materials; Composition roof; Resale property
• Exterior features: Covered, screened patio/porch; Exterior lighting; Privacy fencing; Outbuilding, shed(s) and additional storage

Interior

• Kitchen: Breakfast bar; Kitchen open to/with view to family room; Dishwasher; Gas range; Refrigerator
• Bedrooms: Three main-level bedrooms; Bedroom with sitting room
• Flooring: Other flooring
• Bathrooms: Two full bathrooms; Master bath with shower only; Two main-level bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: No shared/common walls; Accessible approach with ramp; Other interior features
• Laundry & utility: Dedicated laundry room; Washer; Dryer; Generator

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $75 ($900/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 $206k (8.3% below list).
• Recommended offer: $206k (8.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.0% in Emerson — 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 66/100 on livability (#203 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F.
• Bartow County (rural): math 33% / reading 34% proficiency, ranked #70 of 174 in GA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Emerson Elementary School (math 32% / reading 32%, grade F, #582 of 1,228 statewide, top 50%, 386 students, 67% FRL); Red Top Middle School (math 26% / reading 28%, grade F, #271 of 470 statewide, top 60%, 565 students, 70% FRL) — zoned schools average 68% FRL vs 51% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 38 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,618 units permitted in Bartow County in 2024 (265 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $206,315 (8.3% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.92% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.43%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $381,236
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
93 4th St	0.35mi	4/3.0 (+1)	1,724 (-14%)	2mo	$330,000	$191	46
223 Old Alabama Rd SE	0.70mi	4/3.0 (+1)	1,936 (-3%)	11mo	$335,000	$173	40
137 Old Alabama Rd	0.52mi	4/3.0 (+1)	2,175 (+9%)	10mo	$519,264	$239	40
26 Old Old Alabama Rd SE	0.72mi	4/3.0 (+1)	2,023 (+1%)	16mo	$350,000	$173	38

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.3%
• Equity multiple: 3.02×
• Total profit: $127,347
• Equity at exit: $202,698

10-year hold

• IRR: 22.3%
• Equity multiple: 6.89×
• Total profit: $371,322
• Equity at exit: $437,126

Cash invested: $63,000 (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 30137

• Home prices YoY: 13.0%
• Active inventory: 38
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,063 high
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $75

Break-even live

Break-even rent $1,968

Max offer price $225,000

Occupancy floor 91%

Sensitivity live

Price	-10% $230	-5% $153	+0% $75	+5% $-3	+10% $-81
Rent	-10% $-88	-5% $-7	+0% $75	+5% $156	+10% $238
Rate	-1.0pp $188	-0.5pp $132	base $75	+0.5pp $17	+1.0pp $-43

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
495 Crown Dr Cartersville, GA	3.0	2.5	1764	$2,050	$1.16	0d	1	0.68mi
493 Crown Dr Allatoona Tad Emerson, GA	3.0	2.5	1764	$2,050	$1.16	0d	1	0.69mi
103 Park Ridge Cir Emerson, GA	3.0	2.5	1764	$1,850	$1.05	45d	1	0.70mi
483 Crown Dr Emerson, GA	3.0	2.5	1764	$2,050	$1.16	0d	1	0.70mi
481 Crown Dr Emerson, GA	3.0	2.5	1764	$2,150	$1.22	45d	1	0.70mi
479 Crown Dr Allatoona Tad Emerson, GA	3.0	2.5	1764	$2,050	$1.16	25d	1	0.70mi
479 Crown Dr Unit 479 Emerson, GA	3.0	2.5	1746	$2,050	$1.17	21d	1	0.70mi
111 Park Ridge Cir Emerson, GA	3.0	3.0	1764	$2,250	$1.28	45d	1	0.70mi
380 Crown Dr Cartersville, GA	1.0–3.0	1.0–2.0	1010	$2,079	$2.06	0d	26	0.79mi

Listing history 10 events

1. 2026-06-21
   days on market $225,000 Active 15 DOM
2. 2026-06-18
   days on market $225,000 Active 12 DOM
3. 2026-06-17
   days on market $225,000 Active 11 DOM
4. 2026-06-16
   days on market $225,000 Active 10 DOM
5. 2026-06-15
   days on market $225,000 Active 9 DOM
6. 2026-06-13
   days on market $225,000 Active 7 DOM
7. 2026-06-09
   days on market $225,000 Active 3 DOM
8. 2026-06-08
   days on market $225,000 Active 2 DOM
9. 2026-06-07
   remarks 673-char remark
10. 2026-06-07
    listed $225,000 Active 1 DOM

ⓘ 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 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 · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,758
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,981
• − Management: −$1,981
• − Depreciation: −$6,545
• Taxable loss: −$2,852
• Est. tax savings @ 24.0%: +$685
• After-tax cash flow: $1,584/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: Bartow County
• NCES district ID: 1300330
• Math proficiency: 33% ▼ -8.00%
• Reading proficiency: 34% ▼ -7.00%
• Median HH income: $50,596
• Composite: 29.16/100
• National rank: #6577
• State rank: #70 of 174 in GA

Livability — Emerson

• Score: 66/100
• State rank: #203
• US rank: #12365

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Emerson, GA
• Population (ZIP): 1,807

Population outlook (Bartow County) Hauer SSP2

• Today (2025): 107,887 people
• By 2030: 109,594 · +1.6%
• By 2040: 111,038 · +2.9%
• By 2050: 109,046 · +1.1%
• By 2075: 99,484 · -7.8%
• By 2100: 83,431 · -22.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 18% Hispanic / Latino 9% Two or more races 5% Native American 3%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 4% Lithuanian 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Bartow

• 2024 margin: Solid R (+51.0) · D 24.2% · R 75.2%
• 2008→2024 swing: -5.8pp toward R · 2008: -45.2pp · 2024: -51.0pp
• All cycles: 2024: R+51.0 2020: R+50.7 2016: R+55.2 2012: R+51.7 2008: R+45.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 37.24%
• Current HPI: 324.6054
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-06 Listed $225,000 GAMLS
• 2026-06-06 Listed $225,000 FMLS

Property tax history

+4.6%/yr

Latest (2025): $371 · -2.8% YoY. Source: county tax records.