45 Valley Trl SE · Cartersville, GA 30101

$134,900

4 bd · 2.0 ba · 1,680 sqft · SingleFamily public records · 26 Days on market

Built 1965 1.37 ac lot $80/sqft · 40% below area Est $225k · 40% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this unique investment opportunity! 1+ acre land fitted with 2 single wide trailers in a no HOA neighborhood on**100 ft of creekfront property**! Each trailer has 2 bedrooms 1 bath and they are side by side with a hallway in between. They are covered by a building with brand new vinyl siding that features stairs leading to a huge space for storage. There are a lot of possibilities with this property! Renovate each trailer to create two separate income producing homes. Renovate to make the whole home a 4 bed 2 bath, or remove and build a brand new single family residence. This beautiful property ends on that 100ft of creek front access of the serene Pumpkinvine Creek. With open space shaded by mature hardwood trees you can truly make this into your own peaceful getaway. Centrally located close to shopping and dining with easy access to US 41 or I 75. Lake Allatoona is close by and many parks such as Red Top Mountain State Park or Acworth Beach. Or take a short drive to downtown Acworth or Cartersville to enjoy what these cities have to offer!

Key facts

• Creek front access
• No hoa neighborhood
• 1.37 acre lot

Tags

• 100 FT OF CREEKFRONT PROPERTY
• NO HOA NEIGHBORHOOD
• HUGE SPACE FOR STORAGE
• MATURE HARDWOOD TREES
• CREEK FRONT ACCESS

Property features AI

Finance

• Financial info: No financial details provided
• HOA & community: Community is near schools, shopping and trails/greenway

Exterior

• Parking: No parking information provided
• Security: No security features listed
• Utilities: Public water; Septic tank sewer; Electricity available
• Home design: Single wide manufactured home; One and one-half levels; Shingle roof; Property listed in fixer condition; Combination foundation; Waterfrontage approximately 100 (unit not specified)
• Construction: Construction materials: other
• Exterior features: Front porch; Shed(s); Other exterior features; Waterfront on creek/stream

Interior

• Kitchen: No kitchen features listed
• Bedrooms: Four main-level bedrooms; Master bedroom on main level
• Flooring: Other flooring
• Bathrooms: Two full bathrooms (both on the main level); No master bathroom features listed
• Heating & cooling: Central heating; Central air
• Interior features: Common walls: no one above or below; Attic, bonus room and den; Crawl space basement; Other interior features
• Laundry & utility: Laundry features: other

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $750 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.8% vs local median 3.7% in Cartersville — 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 74/100 on livability (#43 in GA, #4,800 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, amenities A; Watch: 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: Rents rising (+3.5%/yr); 523 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 1,618 units permitted in Bartow County in 2024 (265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.5% rent growth), your $38k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($133k) 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.
• Current owner paid $48k; list at $135k implies a 184% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,876 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.87% ✓
• Cap rate: 16.76%
• Cash-on-cash: 37.38%
• DSCR: 2.66
• GRM: 4.5

CMA / ARV

• ARV (median comp): $225,207
• List price: $134,900
• Delta: -40.10%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
73 Valley Trl SE	0.34mi	3/2.5 (-1)	1,880 (+12%)	6mo	$369,000	$196	52
177 Carolyn Ct SE	0.49mi	3/2.0 (-1)	1,792 (+7%)	12mo	$265,000	$148	51

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 · 3.48% rent growth · sell at horizon

5-year hold

• IRR: 17.8%
• Equity multiple: 1.72×
• Total profit: $27,354
• Equity at exit: $20,114

10-year hold

• IRR: 26.7%
• Equity multiple: 3.42×
• Total profit: $91,318
• Equity at exit: $11,664

Cash invested: $37,772 (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 30101

• Rents YoY: 3.5%
• Active inventory: 523
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,521 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$52 /mo · $619/yr
• Insurance: −$56
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $750

Break-even live

Break-even rent $1,572

Max offer price $134,900

Occupancy floor 65%

Sensitivity live

Price	-10% $826	-5% $788	+0% $750	+5% $712	+10% $674
Rent	-10% $551	-5% $650	+0% $750	+5% $849	+10% $949
Rate	-1.0pp $818	-0.5pp $784	base $750	+0.5pp $715	+1.0pp $679

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
43 Valley Trl SE Acworth, GA	3.0	2.0	1600	$2,300	$1.44	44d	1	0.04mi

Listing history 14 events

1. 2026-06-13
   statusdays on market $134,900 Pending 26 DOM
2. 2026-06-09
   days on market $134,900 Active 25 DOM
3. 2026-06-08
   days on market $134,900 Active 24 DOM
4. 2026-06-07
   days on market $134,900 Active 23 DOM
5. 2026-06-04
   days on market $134,900 Active 20 DOM
6. 2026-06-03
   days on market $134,900 Active 19 DOM
7. 2026-06-02
   days on market $134,900 Active 18 DOM
8. 2026-06-01
   days on market $134,900 Active 17 DOM
9. 2026-05-31
   days on market $134,900 Active 16 DOM
10. 2026-05-11
    listed $134,900 Active 1068-char remark

    Show marketing remark (1068 chars)

    Welcome to this unique investment opportunity! 1+ acre land fitted with 2 single wide trailers in a no HOA neighborhood on**100 ft of creekfront property**! Each trailer has 2 bedrooms 1 bath and they are side by side with a hallway in between. They are covered by a building with brand new vinyl siding that features stairs leading to a huge space for storage. There are a lot of possibilities with this property! Renovate each trailer to create two separate income producing homes. Renovate to make the whole home a 4 bed 2 bath, or remove and build a brand new single family residence. This beautiful property ends on that 100ft of creek front access of the serene Pumpkinvine Creek. With open space shaded by mature hardwood trees you can truly make this into your own peaceful getaway. Centrally located close to shopping and dining with easy access to US 41 or I 75. Lake Allatoona is close by and many parks such as Red Top Mountain State Park or Acworth Beach. Or take a short drive to downtown Acworth or Cartersville to enjoy what these cities have to offer!

11. 2026-05-11
    listed $134,900 New 1068-char remark

    Show marketing remark (1068 chars)

    Welcome to this unique investment opportunity! 1+ acre land fitted with 2 single wide trailers in a no HOA neighborhood on**100 ft of creekfront property**! Each trailer has 2 bedrooms 1 bath and they are side by side with a hallway in between. They are covered by a building with brand new vinyl siding that features stairs leading to a huge space for storage. There are a lot of possibilities with this property! Renovate each trailer to create two separate income producing homes. Renovate to make the whole home a 4 bed 2 bath, or remove and build a brand new single family residence. This beautiful property ends on that 100ft of creek front access of the serene Pumpkinvine Creek. With open space shaded by mature hardwood trees you can truly make this into your own peaceful getaway. Centrally located close to shopping and dining with easy access to US 41 or I 75. Lake Allatoona is close by and many parks such as Red Top Mountain State Park or Acworth Beach. Or take a short drive to downtown Acworth or Cartersville to enjoy what these cities have to offer!

12. 2021-04-22
    soldstatus $47,500
13. 1987-05-01
    soldstatus $23,000
14. 1983-08-01
    soldstatus $9,800

ⓘ 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: $619 · $52/mo
• Projected year-2 tax: $1,241 · $103/mo
• Expected delta: +$622/yr (+$52/mo · 100.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% 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 14% 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: $30,254
• − Mortgage interest: −$7,556
• − Property taxes: −$619
• − Insurance: −$5,793
• − Repairs & maintenance: −$2,420
• − Management: −$2,420
• − Depreciation: −$3,924
• Taxable income: $7,520
• Est. tax owed @ 24.0%: −$1,805
• After-tax cash flow: $7,194/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 — Cartersville

• Score: 74/100
• State rank: #43
• US rank: #4800

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cobb County · 777,758 people
• City population: 70,885
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 62,593
• Household income: $110,774
• Rent vs Own: 20.6% rent · 79.4% own
• Severe rent burden: 851.0

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: Predominantly White (65%)
• Race & ethnicity: White 65% Black 18% Hispanic / Latino 11% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 2% Romanian 2%
• Foreign-born: 10% · Canada, Jamaica, Vietnam
• Languages at home: 85% English-only · Spanish 8% Arabic 1% Other Indo-European 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: ▼ -132.08%
• Current HPI: 237.1884
• Rent YoY: ▲ 3.48%
• 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

+1276.5% since first listed

7 events — show timeline

• 2026-06-11 Pending — GAMLS
• 2026-06-11 Pending — FMLS
• 2026-05-11 Listed $134,900 FMLS
• 2026-05-11 Listed $134,900 GAMLS
• 2021-04-22 Sold (Public Records) $47,500 Public Records
• 1987-05-01 Sold (Public Records) $23,000 Public Records
• 1983-08-01 Sold (Public Records) $9,800 Public Records

Property tax history

+12.7%/yr

Latest (2025): $619 · +27.3% YoY. Source: county tax records.