Beacon Plan · Euharlee, GA 30145

$305,990

2 bd · 2.0 ba · 1,419 sqft · SingleFamily · 842 Days on market

Good condition

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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 +17.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• 1% rule +4.6/10.0
• Condition / age +4.0/5.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Beacon by Fischer Homes offers a flexible and functional layout designed for modern living. With three bedrooms or the option to convert one into a living room or study, this home provides versatility to suit your needs. The open kitchen and dining area feature an oversized pantry and can be enhanced with options like a bay window or custom window and door configurations. The family room offers additional customization with an optional electric fireplace, tray ceiling, and window configuration. The owners suite includes a private bath, a walk-in closet, and an optional window for added natural light. Customize further with a 4x16 garage expansion or a two-car garage, making the Beacon a perfect blend of style and practicality.

Key facts

• Open concept ranch
• 2 garage spots
• Listed 841 days

Tags

• OPEN CONCEPT RANCH
• PRIVATE OWNER'S SUITE

🏗️ New construction. The $305,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $333,514.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $306k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $306k).
• Recommended offer: $269k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 3.5% in Euharlee — 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 (#101 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety 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: Euharlee Elementary School (math 44% / reading 45%, grade F, #336 of 1,228 statewide, top 29%, 540 students, 49% FRL); Woodland Middle School At Euharlee (math 27% / reading 44%, grade F, #185 of 470 statewide, top 40%, 684 students, 52% FRL); Woodland High School (math 11% / reading 36%, grade F, #206 of 424 statewide, top 48%, 1,451 students, 48% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: 144 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,618 units permitted in Bartow County in 2024 (265 in 5+ unit buildings).
• At $3,200/mo this rent would consume 52% of the median local household income ($74k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 842 days — a 12% lower offer ($269k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Recommended offer $269,271 (12.0% below list)

Questions for the listing agent

1. It's been on market 842 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 0.96% ✗
• Cap rate: 7.10%
• Cash-on-cash: 2.87%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

• ARV (median comp): $333,514
• List price: $305,990
• Delta: -9.75%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1008 Blossom Ln	0.16mi	3/2.0 (+1)	1,418 (-0%)	10mo	$298,583	$211	80
1009 Blossom Ln	0.12mi	3/2.0 (+1)	1,414 (-0%)	21mo	$302,490	$214	71
15 Autumn Ridge Dr	0.49mi	3/2.0 (+1)	1,273 (-10%)	3mo	$285,000	$224	52
91 Euharlee Five Forks Rd SW	0.47mi	3/2.0 (+1)	1,484 (+5%)	24mo	$255,000	$172	46
12 Remington Ct	0.52mi	3/2.0 (+1)	1,231 (-13%)	14mo	$294,400	$239	37
1176 Hardin Bridge Rd	0.43mi	3/2.0 (+1)	1,212 (-15%)	19mo	$255,000	$210	35
13 Remington Ct	0.49mi	3/2.0 (+1)	1,240 (-13%)	21mo	$280,000	$226	33

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: -11.8%
• Equity multiple: 0.57×
• Total profit: $-39,782
• Equity at exit: $49,728

10-year hold

• IRR: -2.6%
• Equity multiple: 0.83×
• Total profit: $-16,144
• Equity at exit: $28,836

Cash invested: $93,384 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active
• Months of supply: 3.0 mo (33%/mo absorbed)
• Median asking: $326,990 ($189/sqft)
• Median days on market: 843 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +24.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30145

• Home prices YoY: -18.3%
• Active inventory: 144
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $3,200 medium
• Mortgage (P&I): −$1,749
• Tax est. 1.5%: −$417 /mo · $5,003/yr
• Insurance: −$139
• HOA: −$0
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $223

Break-even live

Break-even rent $2,918

Max offer price $333,514

Occupancy floor 88%

Sensitivity live

Price	-10% $454	-5% $338	+0% $223	+5% $108	+10% $-7
Rent	-10% $-30	-5% $97	+0% $223	+5% $350	+10% $476
Rate	-1.0pp $391	-0.5pp $308	base $223	+0.5pp $137	+1.0pp $49

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: $83,379
• Closing costs: $10,005
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 Amberwood Ln Euharlee, GA	3.0	2.0	1423	$3,200	$2.25	93d	1	0.62mi

Listing history 50 events

1. 2026-08-08
   days on market $305,990 Active 842 DOM
2. 2026-08-06
   days on market $305,990 Active 840 DOM
3. 2026-08-05
   days on market $305,990 Active 839 DOM
4. 2026-08-04
   days on market $305,990 Active 838 DOM
5. 2026-08-03
   pricedays on market $305,990 Active 837 DOM
6. 2026-07-31
   days on market $300,990 Active 834 DOM
7. 2026-07-30
   days on market $300,990 Active 833 DOM
8. 2026-07-30
   days on market $300,990 Active 832 DOM
9. 2026-07-28
   days on market $300,990 Active 831 DOM
10. 2026-07-26
    days on market $300,990 Active 829 DOM
11. 2026-07-24
    days on market $300,990 Active 827 DOM
12. 2026-07-23
    days on market $300,990 Active 826 DOM
13. 2026-07-22
    days on market $300,990 Active 825 DOM
14. 2026-07-21
    days on market $300,990 Active 824 DOM
15. 2026-07-20
    days on market $300,990 Active 823 DOM
16. 2026-07-18
    days on market $300,990 Active 821 DOM
17. 2026-07-18
    days on market $300,990 Active 820 DOM
18. 2026-07-16
    days on market $300,990 Active 819 DOM
19. 2026-07-15
    days on market $300,990 Active 818 DOM
20. 2026-07-14
    days on market $300,990 Active 817 DOM
21. 2026-07-13
    days on market $300,990 Active 816 DOM
22. 2026-07-13
    days on market $300,990 Active 815 DOM
23. 2026-07-11
    days on market $300,990 Active 814 DOM
24. 2026-07-10
    days on market $300,990 Active 813 DOM
25. 2026-07-09
    days on market $300,990 Active 812 DOM
26. 2026-07-07
    days on market $300,990 Active 810 DOM
27. 2026-07-06
    days on market $300,990 Active 809 DOM
28. 2026-07-06
    days on market $300,990 Active 808 DOM
29. 2026-07-05
    days on market $300,990 Active 807 DOM
30. 2026-07-03
    days on market $300,990 Active 806 DOM
31. 2026-07-02
    pricedays on market $300,990 Active 805 DOM
32. 2026-07-01
    days on market $299,990 Active 804 DOM
33. 2026-06-30
    days on market $299,990 Active 803 DOM
34. 2026-06-29
    days on market $299,990 Active 802 DOM
35. 2026-06-28
    days on market $299,990 Active 801 DOM
36. 2026-06-27
    days on market $299,990 Active 800 DOM
37. 2026-06-26
    days on market $299,990 Active 799 DOM
38. 2026-06-24
    days on market $299,990 Active 797 DOM
39. 2026-06-22
    days on market $299,990 Active 795 DOM
40. 2026-06-21
    days on market $299,990 Active 794 DOM
41. 2026-06-18
    days on market $299,990 Active 791 DOM
42. 2026-06-17
    days on market $299,990 Active 790 DOM
43. 2026-06-16
    days on market $299,990 Active 789 DOM
44. 2026-06-15
    days on market $299,990 Active 788 DOM
45. 2026-06-13
    days on market $299,990 Active 786 DOM
46. 2026-06-09
    days on market $299,990 Active 782 DOM
47. 2026-06-08
    days on market $299,990 Active 781 DOM
48. 2026-06-07
    days on market $299,990 Active 780 DOM
49. 2026-06-04
    days on market $299,990 Active 777 DOM
50. 2026-06-03
    days on market $299,990 Active 776 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $38,400
• − Mortgage interest: −$18,682
• − Property taxes: −$5,003
• − Insurance: −$1,668
• − Repairs & maintenance: −$3,072
• − Management: −$3,072
• − Depreciation: −$9,702
• Taxable loss: −$2,798
• Est. tax savings @ 24.0%: +$672
• After-tax cash flow: $3,350/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $7,095–$21,285 screening

This Beacon by Fischer Homes is in good condition with a modern and functional layout. It offers a good investment opportunity with potential for further value enhancement through minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Adding smart home features — Modern technology can increase both resale and rental appeal. ↑
• Both Upgrading appliances — Modern appliances can increase both resale and rental value. ↑
• Both Adding a smart thermostat — Energy-efficient features can increase both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Euharlee Elementary School F GA #336/1,228 Nat'l #16,061/41,679 Middle Woodland Middle School At Euharlee F GA #185/470 Nat'l #7,347/14,009 High Woodland High School F GA #206/424 Nat'l #13,485/17,239

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

B Composite livability gradescore 70/100

Livability — Euharlee

• Score: 70/100
• State rank: #101
• US rank: #7999

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Euharlee, GA
• County: Bartow · 107,887 people
• Metro: Atlanta-Sandy Springs-Roswell, GA
• Population (ZIP): 9,065
• Household income: $73,995
• Rent vs Own: 10.0% rent · 90.0% own
• Severe rent burden: 1% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 5% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Serbian 2% Scotch-Irish 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 3%

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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: ▼ -63.20%
• Current HPI: 282.8922
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

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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

15 events — show timeline

• 2026-05-02 Relisted — Zillow
• 2026-05-02 Delisted — Zillow
• 2026-04-02 Price Changed $299,990 Zillow
• 2026-03-02 Price Changed $297,990 Zillow
• 2026-02-21 Price Changed $296,990 Zillow
• 2026-02-03 Price Changed $295,990 Zillow
• 2026-01-18 Price Changed $293,990 Zillow
• 2026-01-02 Price Changed $292,990 Zillow
• 2025-11-02 Price Changed $289,990 Zillow
• 2025-05-01 Price Changed $299,990 Zillow
• 2025-03-04 Price Changed $289,990 Zillow
• 2025-03-01 Price Changed $302,000 Zillow
• 2025-02-18 Price Changed $301,000 Zillow
• 2024-11-01 Price Changed $300,000 Zillow
• 2024-04-17 Listed $299,990 Zillow