1224 Arnold Rd · Rock Spring, GA 30739

$199,000

2 bd · 1.0 ba · 1,054 sqft · SingleFamily public records · 5 Days on market

Built 1952 4.50 ac lot Est $241k · 18% 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 +20.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +1.7/10.0

Listing remarks

* * HIGHEST AND BEST OFFERS SHOULD BE SUBMITTED BY SUNDAY (5/31) AT 6PM, SELLER RESPONSE BY MONDAY (6/1) AT 12PM * * Homestead Opportunity! Tucked away on approximately 4.5 beautiful acres in the heart of Rock Spring, this classic Craftsman-style bungalow offers the kind of country lifestyle that's getting harder to find. With 2 bedrooms, 2 bathrooms, and endless potential, 1224 Arnold Rd is the perfect opportunity for anyone dreaming of homesteading, hobby farming, beekeeping, or simply enjoying peaceful rural living with room to roam. The property features a barn with animal stalls, detached garage, additional outbuildings, and wide-open meadow views that create a truly picturesque

Key facts

• 4.5 acres
• Detached garage
• 4.5 acre lot

Tags

• 4.5 ACRES
• CRAFTSMAN-STYLE BUNGALOW
• BARN WITH ANIMAL STALLS
• DETACHED GARAGE
• ADDITIONAL OUTBUILDINGS
• WIDE-OPEN MEADOW VIEWS

Property features AI

Finance

• Other: Property listed as residential single-family residence; Lot size approximately 4.5 acres; Has a view

Exterior

• Parking: Garage (1 car); Additional off-street parking
• Utilities: Public water; Septic tank sewer; Electricity connected
• Home design: Single-family house; One level
• Construction: Fiber cement exterior; Block foundation; Asphalt roof; Built on one level
• Exterior features: Private yard; Porch; Partial fencing; Barn(s), detached garage(s) and outbuilding(s); County road frontage; Agricultural/cleared/farm/meadow/pasture lot characteristics

Interior

• Kitchen: Includes refrigerator, microwave, dishwasher, electric range and electric oven
• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Fireplace (1); Refrigerator, Microwave, Dishwasher, Electric Range/Oven, Electric Water Heater
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $263 ($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 $193k (2.9% below list).
• Recommended offer: $193k (2.9% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 3.6% in Rock Spring — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Walker County (rural): math 25% / reading 29% proficiency, ranked #114 of 174 in GA (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Saddle Ridge Elementary And Middle School (math 28% / reading 32%, grade F, #627 of 1,228 statewide, top 51%, 660 students, 52% FRL); Lafayette High School (math 5% / reading 15%, grade F, #353 of 424 statewide, top 86%, 1,164 students, 62% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: 57 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 347 units permitted in Walker County in 2024 (24 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 $6k of value loss. Plan a longer hold.
• Walker County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $60k; list at $199k implies a 232% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $193,188 (2.9% below list)

Questions for the listing agent

1. Built in 1952 — 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. 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.
4. 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.
5. 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: 7.88%
• Cash-on-cash: 5.67%
• DSCR: 1.25
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $241,366
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Highway Old 27	0.47mi	2/1.0	1,008 (-4%)	19mo	$185,000	$184	55
111 Highway Old 27 Hwy	0.47mi	2/1.0	1,008 (-4%)	19mo	$185,000	$184	55
1161 Long Hollow Rd	0.55mi	3/2.0 (+1)	1,201 (+14%)	19mo	$275,000	$229	26
1149 Long Hollow Rd Lot 2	0.56mi	3/2.0 (+1)	1,201 (+14%)	19mo	$275,000	$229	26
1129 Long Hollow Rd Lot 3	0.57mi	3/2.0 (+1)	1,201 (+14%)	19mo	$275,000	$229	25
1115 Long Hollow Rd Lot 4	0.57mi	3/2.0 (+1)	1,201 (+14%)	19mo	$275,000	$229	25

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-15,511
• Equity at exit: $29,672

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $7,931
• Equity at exit: $17,206

Cash invested: $55,720 (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 30739

• Home prices YoY: -2.4%
• Active inventory: 57
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,932 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$136 /mo · $1,636/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $263

Break-even live

Break-even rent $1,598

Max offer price $199,000

Occupancy floor 81%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1161 Long Hollow Rd Rock Spring, GA	3.0	2.0	1375	$1,995	$1.45	14d	1	0.57mi
88 Battle Farm Ct Rock Spring, GA	3.0	2.0	1456	$1,800	$1.24	21d	1	1.12mi

Listing history 6 events

1. 2026-06-01
   days on market $199,000 Active 5 DOM
2. 2026-05-31
   days on market $199,000 Active 4 DOM
3. 2026-05-30
   days on market $199,000 Active 3 DOM
4. 2026-05-27
   listed $199,000 Active
5. 2020-04-21
   soldstatus $60,000
6. 1966-01-26
   soldstatus $8,000

ⓘ 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: $1,636 · $136/mo
• Projected year-2 tax: $1,831 · $153/mo
• Expected delta: +$195/yr (+$16/mo · 11.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,183
• − Mortgage interest: −$11,147
• − Property taxes: −$1,636
• − Insurance: −$995
• − Repairs & maintenance: −$1,855
• − Management: −$1,855
• − Depreciation: −$5,789
• Taxable loss: −$94
• Est. tax savings @ 24.0%: +$22
• After-tax cash flow: $3,183/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: Walker County
• NCES district ID: 1305370
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 29% ▼ -10.00%
• Median HH income: $39,889
• Composite: 22.74/100
• National rank: #8035
• State rank: #114 of 174 in GA

Livability — Rock Spring

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 6,854

Population outlook (Walker County) Hauer SSP2

• Today (2025): 66,050 people
• By 2030: 64,305 · -2.6%
• By 2040: 60,127 · -9.0%
• By 2050: 55,551 · -15.9%
• By 2075: 44,886 · -32.0%
• By 2100: 34,015 · -48.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Black 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 4% Slovak 3% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Walker

• 2024 margin: Solid R (+59.3) · D 20.1% · R 79.4%
• 2008→2024 swing: -12.5pp toward R · 2008: -46.8pp · 2024: -59.3pp
• All cycles: 2024: R+59.3 2020: R+59.3 2016: R+61.5 2012: R+50.2 2008: R+46.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.64%
• Current HPI: 267.6364
• 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

+2387.5% since first listed

3 events — show timeline

• 2026-05-27 Listed $199,000 GCAR
• 2020-04-21 Sold (Public Records) $60,000 Public Records
• 1966-01-26 Sold (Public Records) $8,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $1,636 · +3.8% YoY. Source: county tax records.