268 Thorn Thicket Way · Rockmart, GA 30153

$235,900

3 bd · 2.0 ba · 1,115 sqft · SingleFamily public records · 7 Days on market

Built 2004 0.46 ac lot $212/sqft · at area comps Est $241k · at est.

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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 +12.9/30.0
• ARV discount +8.4/15.0
• DSCR +3.8/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming ranch-style property offering beautiful curb appeal and a peaceful, quaint atmosphere from the moment you arrive. The inviting drive up the driveway sets the tone for this move-in ready home, perfect for first-time buyers or those looking to downsize without sacrificing comfort. Enjoy mornings on the covered front porch and afternoons in the nicely fenced backyard, ideal for relaxing, pets, gardening, or entertaining. Priced right and full of charm, this home is one you don't want to miss!

Key facts

• Covered front porch
• Fenced backyard
• 0.46 acre lot

Tags

• COVERED FRONT PORCH
• FENCED BACKYARD

Property features AI

Finance

• Other: Concrete road access

Exterior

• Parking: One garage space; Total of six parking spaces; Garage with garage door opener; Kitchen-level parking access
• Utilities: Public water; Septic tank sewer; Electric service available; Cable available; Phone available; Underground utilities; Water available
• Home design: Single-story home; Vinyl siding; Composition roof; Slab foundation; Resale property; Windows listed as green energy efficient
• Construction: Vinyl siding construction; Composition roof; Slab foundation
• Exterior features: Front porch; Backyard fencing; Other exterior features

Interior

• Kitchen: Pantry; Solid surface countertops; Dishwasher; Refrigerator
• Bedrooms: Master bedroom on main level; Three main-level bedrooms
• Flooring: Carpet; Hardwood
• Bathrooms: Two full bathrooms; Master bath with tub/shower combination
• Heating & cooling: Electric heating; Central air conditioning; Ceiling fans
• Interior features: Vaulted ceilings; Walk-in closets; Double-pane insulated windows; No shared/common walls
• Laundry & utility: Hall laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $236k.

Deal economics

• At list price, monthly cash flow is $-19 ($-225/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (26.6% below list).
• Recommended offer: $173k (26.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.2% in Rockmart — 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 (#99 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities F, commute F.
• Paulding County (suburban): math 39% / reading 42% proficiency, ranked #33 of 174 in GA (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Carl Scoggins Sr. Middle School (math 29% / reading 40%, grade F, #196 of 470 statewide, top 42%, 760 students, 47% FRL); Paulding County High School (math 19% / reading 37%, grade F, #155 of 424 statewide, top 37%, 2,005 students, 48% FRL).
• Market conditions: 198 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,458 units permitted in Paulding County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Paulding County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 10y ago; this cycle's ask has dropped $100k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $135k; list at $236k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 24% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,122 (26.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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?
5. 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.
6. 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.
7. 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: 0.73% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.34%
• DSCR: 0.98
• GRM: 11.4

CMA / ARV

• ARV (median comp): $240,734
• List price: $235,900
• Delta: -2.42%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
157 Thorn Thicket Way	0.12mi	3/2.0	1,115 (0%)	6mo	$185,000	$166	90
92 Carthage Blvd	0.25mi	3/2.0	1,115 (0%)	2mo	$230,000	$206	87
412 Southern Trace Dr	0.28mi	3/2.0	1,115 (0%)	4mo	$221,000	$198	84
219 Carthage Blvd	0.21mi	3/2.0	1,142 (+2%)	6mo	$250,000	$219	81
69 Southern Trace Way	0.34mi	3/2.0	1,118 (+0%)	8mo	$225,000	$201	77
298 Thorn Thicket Dr	0.35mi	3/2.0	1,115 (0%)	10mo	$230,000	$206	76
338 Thorn Thicket Dr	0.33mi	3/2.0	1,115 (0%)	11mo	$233,500	$209	75
46 Conifer Ln	0.49mi	3/2.0	1,104 (-1%)	4mo	$280,000	$254	72
318 Thorn Thicket Dr	0.34mi	3/2.0	1,176 (+6%)	7mo	$222,000	$189	69
117 Wallace Way	0.66mi	3/2.0	1,144 (+3%)	1mo	$235,000	$205	64
404 Thorn Thicket Dr	0.32mi	3/2.0	1,248 (+12%)	4mo	$230,000	$184	61
62 Jackson Farms Dr	0.54mi	3/2.0	1,258 (+13%)	0mo	$279,900	$222	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: -16.9%
• Equity multiple: 0.40×
• Total profit: $-39,545
• Equity at exit: $35,173

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-36,476
• Equity at exit: $20,396

Cash invested: $66,052 (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 30153

• Home prices YoY: -4.6%
• Active inventory: 198
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,731 high
• Mortgage (P&I): −$1,237
• Tax from tax record: −$51 /mo · $613/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-19

Break-even live

Break-even rent $1,755

Max offer price $232,586

Occupancy floor 96%

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: $58,975
• Closing costs: $7,077
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
312 Thorn Thicket Way Rockmart, GA	3.0	2.0	1115	$1,575	$1.41	43d	1	0.04mi
246 Carthage Blvd Rockmart, GA	3.0	2.0	1115	$1,750	$1.57	1d	1	0.19mi
93 Southern Trace Way Rockmart, GA	3.0	2.0	1104	$1,529	$1.38	15d	1	0.33mi
73 Seagrave Ct Rockmart, GA	3.0	2.0	1115	$1,569	$1.41	1d	1	0.36mi
122 White Creek Loop Rockmart, GA	3.0	2.0	1115	$1,624	$1.46	5d	1	0.50mi
94 Jackson Farms Dr Rockmart, GA	3.0	2.0	1136	$1,619	$1.43	43d	1	0.51mi
192 Conifer Ln Rockmart, GA	3.0	2.0	1220	$1,800	$1.48	43d	1	0.61mi
141 Fairfax Dr Rockmart, GA	3.0	2.0	1214	$1,759	$1.45	5d	1	0.98mi
103 Fairfax Dr Rockmart, GA	3.0	2.0	1245	$1,619	$1.30	1d	1	1.02mi
57 Honeysuckle Ct Rockmart, GA	3.0	2.0	1320	$1,649	$1.25	15d	1	1.25mi
51 Chesapeake Way Rockmart, GA	3.0	2.0	1266	$1,689	$1.33	43d	1	1.27mi

Listing history 38 events

1. 2026-06-18
   days on market $235,900 Active 7 DOM
2. 2026-06-17
   days on market $235,900 Active 6 DOM
3. 2026-06-16
   days on market $235,900 Active 5 DOM
4. 2026-06-15
   days on market $235,900 Active 4 DOM
5. 2026-06-13
   days on market $235,900 Active 2 DOM
6. 2026-06-13
   pricestatus $235,900 Active 1 DOM
7. 2026-06-10
   pricestatusdays on marketlisting id $335,900 Coming Soon 1 DOM
8. 2026-06-02
   days on marketlisting id $234,900 Active 38 DOM
9. 2026-06-01
   days on market $234,900 Active 44 DOM
10. 2026-05-31
    days on market $234,900 Active 43 DOM
11. 2026-05-15
    price $234,900 2155-char remark
12. 2026-05-12
    price $234,900 2179-char remark
13. 2026-04-16
    listed $244,900 New 2155-char remark
14. 2026-04-16
    listed $244,900 Active 2179-char remark
15. 2020-02-05
    soldstatus $135,000
16. 2020-01-31
    soldstatus $135,000 Closed
17. 2020-01-31
    soldstatus $135,000 Sold
18. 2020-01-21
    status Under Contract
19. 2020-01-21
    status Pending
20. 2019-12-04
    listed $135,000 Active
21. 2019-12-04
    listed $135,000 New
22. 2016-05-05
    soldstatus $82,900
23. 2016-05-03
    soldstatus $82,900 Sold
24. 2016-05-03
    soldstatus $82,900 Sold
25. 2016-04-06
    status Under Contract
26. 2016-04-06
    historical Pending
27. 2016-03-03
    status Active
28. 2016-03-03
    status Back On Market
29. 2016-03-02
    status Under Contract
30. 2016-03-02
    historical Pending
31. 2016-02-25
    price $82,900
32. 2016-02-25
    price $82,900
33. 2016-02-02
    listed $84,900 Active
34. 2016-02-02
    listed $84,900 New
35. 2010-11-02
    price $86,900
36. 2010-06-10
    price $89,900
37. 2010-04-29
    price $90,900
38. 2010-02-12
    price $95,900

ⓘ 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: $613 · $51/mo
• Projected year-2 tax: $2,170 · $181/mo
• Expected delta: +$1,558/yr (+$130/mo · 254.3%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,775
• − Mortgage interest: −$13,214
• − Property taxes: −$613
• − Insurance: −$1,180
• − Repairs & maintenance: −$1,662
• − Management: −$1,662
• − Depreciation: −$6,863
• Taxable loss: −$4,418
• Est. tax savings @ 24.0%: +$1,060
• After-tax cash flow: $835/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: Paulding County
• NCES district ID: 1304020
• Math proficiency: 39% ▼ -6.00%
• Reading proficiency: 42% ▼ -7.00%
• Median HH income: $61,447
• Composite: 36.0/100
• National rank: #4784
• State rank: #33 of 174 in GA

Livability — Rockmart

• Score: 70/100
• State rank: #99
• US rank: #7891

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Polk County · 18,467 people
• City population: 18,467
• Metro: Cedartown, GA
• Population (ZIP): 18,467
• Household income: $57,377
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 340.0

Population outlook (Paulding County) Hauer SSP2

• Today (2025): 175,714 people
• By 2030: 186,082 · +5.9%
• By 2040: 204,414 · +16.3%
• By 2050: 217,040 · +23.5%
• By 2075: 236,980 · +34.9%
• By 2100: 238,314 · +35.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 10% Hispanic / Latino 6% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Italian 2% Slovak 1% Romanian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Paulding

• 2024 margin: Strong R (+24.1) · D 37.6% · R 61.7%
• 2008→2024 swing: +14.4pp toward D · 2008: -38.5pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+29.1 2016: R+41.2 2012: R+43.6 2008: R+38.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -18.01%
• Current HPI: 370.1814
• Rent YoY: —
• Metro: Cedartown, GA
• 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

+146.0% since first listed

33 events — show timeline

• 2026-06-11 Price Changed $235,900 FMLS
• 2026-06-11 Price Changed $235,900 GAMLS
• 2026-06-11 Listed $335,900 FMLS
• 2026-06-11 Listed $335,900 GAMLS
• 2026-06-09 Coming Soon $335,900 FMLS
• 2026-06-09 Coming Soon $335,900 GAMLS
• 2026-06-02 Listing Removed — GAMLS
• 2026-05-15 Price Changed $234,900 GAMLS
• 2026-04-16 Listed $244,900 GAMLS
• 2020-02-05 Sold (Public Records) $135,000 Public Records
• 2020-01-31 Sold (MLS) $135,000 GAMLS
• 2020-01-31 Sold (MLS) $135,000 FMLS
• 2020-01-21 Pending — GAMLS
• 2020-01-21 Pending — FMLS
• 2019-12-04 Listed $135,000 GAMLS
• 2019-12-04 Listed $135,000 FMLS
• 2016-05-05 Sold (Public Records) $82,900 Public Records
• 2016-05-03 Sold (MLS) $82,900 GAMLS
• 2016-05-03 Sold (MLS) $82,900 FMLS
• 2016-04-06 Pending — GAMLS
• 2016-04-06 Contingent — FMLS
• 2016-03-03 Relisted — FMLS
• 2016-03-03 Relisted — GAMLS
• 2016-03-02 Pending — GAMLS
• 2016-03-02 Contingent — FMLS
• 2016-02-25 Price Changed $82,900 GAMLS
• 2016-02-25 Price Changed $82,900 FMLS
• 2016-02-02 Listed $84,900 FMLS
• 2016-02-02 Listed $84,900 GAMLS
• 2010-11-02 Price Changed $86,900 GAMLS
• 2010-06-10 Price Changed $89,900 GAMLS
• 2010-04-29 Price Changed $90,900 GAMLS
• 2010-02-12 Price Changed $95,900 GAMLS

Property tax history

-3.0%/yr

Latest (2025): $613 · -0.2% YoY. Source: county tax records.