5400 Kings Camp Rd SE Unit C1 · Emerson, GA 30102

$130,000

1 bd · 1.0 ba · 416 sqft · SingleFamily public records · 409 Days on market

Built 1960 $312/sqft · 19% above area Est $109k · 19% over

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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 +25.2/30.0
• DSCR +8.3/10.0
• 1% rule +5.2/10.0
• Livability +3.3/5.0
• Rent growth +2.9/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your perfect lakeside getaway! This charming cabin nestled in Glade Marina offers views of Lake Allatoona and is the perfect retreat for weekend getaways or simply a serene place to relax and recharge. Step inside to an open-concept living space that feels bright, airy, and inviting. The thoughtfully designed kitchen features a refrigerator, stove, microwave, dishwasher, along with ample cabinetry and countertop space - ideal for cooking up your favorite meals. The spacious bathroom is completed with a washer and dryer. Direct lake views from the living room and master bedroom. Every inch of this cabin is designed to maximize comfort, making it a truly turn-key property for anyone looking to enjoy the lake. This property is located on the Corp of Engineers and there is a land lease fee of $749.84 per month. Cash purchase only and will be bought with a Bill of Sale. Take advantage of this rare chance to own a charming getaway in one of Lake Allatoona's sought-after marina communities!

Key facts

• Direct lake views
• Turn-key property
• Garage

Tags

• VIEWS OF LAKE ALLATOONA
• OPEN-CONCEPT LIVING SPACE
• THOUGHTFULLY DESIGNED KITCHEN
• DIRECT LAKE VIEWS
• TURN-KEY PROPERTY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: Allatoona Elementary School (math 22% / reading 22%, grade F, #810 of 1,228 statewide, top 69%, 415 students, 74% FRL); Red Top Middle School (math 26% / reading 28%, grade F, #271 of 470 statewide, top 60%, 565 students, 70% FRL); Woodland High School (math 11% / reading 36%, grade F, #206 of 424 statewide, top 48%, 1,451 students, 48% FRL).
• Market conditions: Rents rising (+1.7%/yr); 329 active listings in the ZIP; solid renter incomes; 1,618 units permitted in Bartow County in 2024 (265 in 5+ unit buildings).
• This rent is only 16% of the median local income ($98k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 409 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y ago; this cycle's ask has dropped $25k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 409 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 1960 — 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: 1.02% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.57%
• DSCR: 1.43
• GRM: 8.2

CMA / ARV

• ARV (median comp): $109,405
• List price: $130,000
• Delta: 18.82%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.71% rent growth · sell at horizon

5-year hold

• IRR: -3.2%
• Equity multiple: 0.88×
• Total profit: $-4,350
• Equity at exit: $19,383

10-year hold

• IRR: 5.1%
• Equity multiple: 1.36×
• Total profit: $12,939
• Equity at exit: $11,240

Cash invested: $36,400 (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 30102

• Rents YoY: 1.7%
• Active inventory: 329
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,329 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$24 /mo · $284/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $290

Break-even live

Break-even rent $961

Max offer price $130,000

Occupancy floor 73%

Sensitivity live

Price	-10% $364	-5% $327	+0% $290	+5% $253	+10% $62
Rent	-10% $185	-5% $238	+0% $290	+5% $343	+10% $395
Rate	-1.0pp $356	-0.5pp $323	base $290	+0.5pp $257	+1.0pp $222

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 43 events

1. 2026-06-21
   days on market $130,000 Active 409 DOM
2. 2026-06-18
   days on market $130,000 Active 406 DOM
3. 2026-06-17
   days on market $130,000 Active 405 DOM
4. 2026-06-16
   days on market $130,000 Active 404 DOM
5. 2026-06-15
   days on market $130,000 Active 403 DOM
6. 2026-06-13
   days on market $130,000 Active 401 DOM
7. 2026-06-09
   days on market $130,000 Active 397 DOM
8. 2026-06-08
   days on market $130,000 Active 396 DOM
9. 2026-06-07
   days on market $130,000 Active 395 DOM
10. 2026-06-04
    days on market $130,000 Active 392 DOM
11. 2026-06-03
    days on market $130,000 Active 391 DOM
12. 2026-06-02
    days on market $130,000 Active 390 DOM
13. 2026-06-01
    days on market $130,000 Active 389 DOM
14. 2026-05-31
    days on market $130,000 Active 388 DOM
15. 2026-04-16
    price $130,000 1009-char remark

    Show marketing remark (1009 chars)

    Welcome to your perfect lakeside getaway! This charming cabin nestled in Glade Marina offers views of Lake Allatoona and is the perfect retreat for weekend getaways or simply a serene place to relax and recharge. Step inside to an open-concept living space that feels bright, airy, and inviting. The thoughtfully designed kitchen features a refrigerator, stove, microwave, dishwasher, along with ample cabinetry and countertop space - ideal for cooking up your favorite meals. The spacious bathroom is completed with a washer and dryer. Direct lake views from the living room and master bedroom. Every inch of this cabin is designed to maximize comfort, making it a truly turn-key property for anyone looking to enjoy the lake. This property is located on the Corp of Engineers and there is a land lease fee of $749.84 per month. Cash purchase only and will be bought with a Bill of Sale. Take advantage of this rare chance to own a charming getaway in one of Lake Allatoona's sought-after marina communities!

16. 2025-11-29
    price $135,000 1009-char remark

    Show marketing remark (1009 chars)

    Welcome to your perfect lakeside getaway! This charming cabin nestled in Glade Marina offers views of Lake Allatoona and is the perfect retreat for weekend getaways or simply a serene place to relax and recharge. Step inside to an open-concept living space that feels bright, airy, and inviting. The thoughtfully designed kitchen features a refrigerator, stove, microwave, dishwasher, along with ample cabinetry and countertop space - ideal for cooking up your favorite meals. The spacious bathroom is completed with a washer and dryer. Direct lake views from the living room and master bedroom. Every inch of this cabin is designed to maximize comfort, making it a truly turn-key property for anyone looking to enjoy the lake. This property is located on the Corp of Engineers and there is a land lease fee of $749.84 per month. Cash purchase only and will be bought with a Bill of Sale. Take advantage of this rare chance to own a charming getaway in one of Lake Allatoona's sought-after marina communities!

17. 2025-08-19
    price $145,000 1009-char remark

    Show marketing remark (1009 chars)

    Welcome to your perfect lakeside getaway! This charming cabin nestled in Glade Marina offers views of Lake Allatoona and is the perfect retreat for weekend getaways or simply a serene place to relax and recharge. Step inside to an open-concept living space that feels bright, airy, and inviting. The thoughtfully designed kitchen features a refrigerator, stove, microwave, dishwasher, along with ample cabinetry and countertop space - ideal for cooking up your favorite meals. The spacious bathroom is completed with a washer and dryer. Direct lake views from the living room and master bedroom. Every inch of this cabin is designed to maximize comfort, making it a truly turn-key property for anyone looking to enjoy the lake. This property is located on the Corp of Engineers and there is a land lease fee of $749.84 per month. Cash purchase only and will be bought with a Bill of Sale. Take advantage of this rare chance to own a charming getaway in one of Lake Allatoona's sought-after marina communities!

18. 2025-05-04
    listed $155,000 New 1009-char remark

    Show marketing remark (1009 chars)

    Welcome to your perfect lakeside getaway! This charming cabin nestled in Glade Marina offers views of Lake Allatoona and is the perfect retreat for weekend getaways or simply a serene place to relax and recharge. Step inside to an open-concept living space that feels bright, airy, and inviting. The thoughtfully designed kitchen features a refrigerator, stove, microwave, dishwasher, along with ample cabinetry and countertop space - ideal for cooking up your favorite meals. The spacious bathroom is completed with a washer and dryer. Direct lake views from the living room and master bedroom. Every inch of this cabin is designed to maximize comfort, making it a truly turn-key property for anyone looking to enjoy the lake. This property is located on the Corp of Engineers and there is a land lease fee of $749.84 per month. Cash purchase only and will be bought with a Bill of Sale. Take advantage of this rare chance to own a charming getaway in one of Lake Allatoona's sought-after marina communities!

19. 2022-07-20
    historical
20. 2022-07-20
    historical
21. 2022-05-18
    price $115,000
22. 2022-05-18
    price $115,000
23. 2022-04-05
    listed $125,000 Active
24. 2022-04-05
    listed $125,000 New
25. 2021-08-11
    historical
26. 2021-07-31
    price $105,000
27. 2021-07-15
    price $122,500
28. 2021-07-01
    listed $135,000 New
29. 2021-04-16
    soldstatus $100,000 Sold
30. 2021-03-30
    status Under Contract
31. 2021-02-22
    listed $105,000 New
32. 2019-03-05
    soldstatus $45,000 Sold
33. 2019-02-27
    status Under Contract
34. 2019-02-13
    price $54,900
35. 2019-01-01
    listed $48,500 New
36. 2019-01-01
    historical
37. 2018-12-05
    price $65,400
38. 2018-11-01
    price $69,450
39. 2018-11-01
    price $69,500
40. 2018-10-03
    price $74,500
41. 2018-09-06
    price $79,900
42. 2018-07-25
    price $85,500
43. 2018-07-01
    listed $89,900 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: $284 · $24/mo
• Projected year-2 tax: $1,196 · $100/mo
• Expected delta: +$912/yr (+$76/mo · 320.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,946
• − Mortgage interest: −$7,282
• − Property taxes: −$284
• − Insurance: −$650
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − Depreciation: −$3,782
• Taxable income: $1,397
• Est. tax owed @ 24.0%: −$335
• After-tax cash flow: $3,147/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

• County: Cherokee County · 289,977 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 45,319
• Household income: $97,676
• Rent vs Own: 23.4% rent · 76.6% own
• Severe rent burden: 940.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 14% Black 14% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 15% · Canada, Jamaica, Vietnam
• Languages at home: 81% English-only · Spanish 12% Other Indo-European 2% Russian/Polish/Slavic 1%

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: ▼ -209.73%
• Current HPI: 250.4575
• Rent YoY: ▲ 1.71%
• Metro: Atlanta-Sandy Springs-Alpharetta, 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

+44.6% since first listed

29 events — show timeline

• 2026-04-16 Price Changed $130,000 GAMLS
• 2025-11-29 Price Changed $135,000 GAMLS
• 2025-08-19 Price Changed $145,000 GAMLS
• 2025-05-04 Listed $155,000 GAMLS
• 2022-07-20 Listing Removed — GAMLS
• 2022-07-20 Listing Removed — FMLS
• 2022-05-18 Price Changed $115,000 FMLS
• 2022-05-18 Price Changed $115,000 GAMLS
• 2022-04-05 Listed $125,000 GAMLS
• 2022-04-05 Listed $125,000 FMLS
• 2021-08-11 Listing Removed — GAMLS
• 2021-07-31 Price Changed $105,000 GAMLS
• 2021-07-15 Price Changed $122,500 GAMLS
• 2021-07-01 Listed $135,000 GAMLS
• 2021-04-16 Sold (MLS) $100,000 GAMLS
• 2021-03-30 Pending — GAMLS
• 2021-02-22 Listed $105,000 GAMLS
• 2019-03-05 Sold (MLS) $45,000 GAMLS
• 2019-02-27 Pending — GAMLS
• 2019-02-13 Price Changed $54,900 GAMLS
• 2019-01-01 Listing Removed — GAMLS
• 2019-01-01 Listed $48,500 GAMLS
• 2018-12-05 Price Changed $65,400 GAMLS
• 2018-11-01 Price Changed $69,450 GAMLS
• 2018-11-01 Price Changed $69,500 GAMLS
• 2018-10-03 Price Changed $74,500 GAMLS
• 2018-09-06 Price Changed $79,900 GAMLS
• 2018-07-25 Price Changed $85,500 GAMLS
• 2018-07-01 Listed $89,900 GAMLS

Property tax history

+9.4%/yr

Latest (2025): $284 · -1.0% YoY. Source: county tax records.