208 Clara Xing · Cartersville, GA 30121

$253,900

3 bd · 2.5 ba · 1,443 sqft · SingleFamily · 119 Days on market

Built 2026 Good condition $176/sqft · 26% below area Est $343k · 26% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.3/30.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-in August! The Rutledge by Smith Douglas Homes is located in the new townhome community in CARTERSVILLE, Johnson Crossing. This townhome welcomes you with charming curb appeal and a covered front porchperfect for enjoying your morning coffee. Step inside to a welcoming foyer that sets the tone for this bright, open-concept home. Just off the entry, a conveniently located powder room and coat closet add comfort and functionality for guests. The main level features an airy layout designed for modern living. The fireside family room showcases a sleek linear fireplace, creating a cozy yet contemporary focal point.

Key facts

• Covered front porch
• Open-concept home
• Large center island

Tags

• COVERED FRONT PORCH
• OPEN-CONCEPT HOME
• LINEAR FIREPLACE
• SPACIOUS DINING AREA
• LARGE CENTER ISLAND
• GENEROUS WALK-IN PANTRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $254k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (7.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (19.4% below list).
• Recommended offer: $205k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.9% 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.
• 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: Wc Abney Elementary (math 49% / reading 49%, grade D, #280 of 1,228 statewide, top 23%, 1,270 students, 38% FRL); Lena Mae Moses Middle School (math 38% / reading 53%, grade D+, #97 of 470 statewide, top 22%, 907 students, 42% FRL); North Paulding High School (math 12% / reading 37%, grade F, #184 of 424 statewide, top 48%, 2,986 students, 21% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: Rents flat; 251 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 55d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,458 units permitted in Paulding County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($78k/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 $8k 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

• It's been on market 119 days — a 9% lower offer ($231k) is reasonable based on typical stale-listing flexibility.

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 $204,597 (19.4% 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. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
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 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.33%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (median comp): $342,565
• List price: $253,900
• Delta: -25.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2911 Seven Hills Blvd	0.36mi	3/2.5	1,248 (-14%)	10mo	$120,000	$96	53
79 Fieldcrest Dr	0.19mi	3/2.0	1,715 (+19%)	19mo	$318,150	$186	48
36 Ivey Cottage Loop	0.34mi	3/2.0	1,692 (+17%)	14mo	$323,450	$191	45
13 Nectar Pl	0.89mi	3/2.0	1,398 (-3%)	15mo	$325,000	$232	45
66 Freestone Ln	1.01mi	4/2.0 (+1)	1,560 (+8%)	4mo	$235,000	$151	41
235 Peach Crossing Dr	1.09mi	3/2.0	1,280 (-11%)	7mo	$281,000	$220	38
248 Freestone Ln	1.06mi	3/2.0	1,254 (-13%)	12mo	$297,500	$237	31
191 Nectar Pl	0.90mi	3/2.0	1,232 (-15%)	10mo	$295,000	$239	30
31 Freestone Ln	1.03mi	3/2.0	1,233 (-15%)	14mo	$321,000	$260	27
299 Peach Crossing Dr	1.02mi	3/2.0	1,233 (-15%)	22mo	$310,000	$251	20
118 Freestone Ln	1.06mi	3/2.0	1,232 (-15%)	23mo	$305,000	$248	20

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 · 0.88% rent growth · sell at horizon

5-year hold

• IRR: -22.6%
• Equity multiple: 0.24×
• Total profit: $-54,196
• Equity at exit: $37,857

10-year hold

• IRR: -23.2%
• Equity multiple: -0.06×
• Total profit: $-75,220
• Equity at exit: $21,953

Cash invested: $71,092 (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 →

Active competition Active MLS

• For sale now: 7 active · 1 under contract
• Median asking: $345,000 ($232/sqft)
• Median days on market: 724 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +2.5% vs current asking $/sqft

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

ZIP-level market 30121

• Home prices YoY: -13.2%
• Rents YoY: 0.9%
• Active inventory: 251
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,046 high
• Mortgage (P&I): −$1,331
• Tax est. 1.5%: −$317 /mo · $3,808/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-138

Break-even live

Break-even rent $2,221

Max offer price $233,883

Occupancy floor —

Sensitivity live

Price	-10% $37	-5% $-51	+0% $-138	+5% $-226	+10% $-314
Rent	-10% $-300	-5% $-219	+0% $-138	+5% $-58	+10% $23
Rate	-1.0pp $-10	-0.5pp $-74	base $-138	+0.5pp $-204	+1.0pp $-271

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: $63,475
• Closing costs: $7,617
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
90 Proust Cir Dallas, GA	3.0	2.5	1858	$2,400	$1.29	93d	1	0.81mi
72 Nectar Pl Dallas, GA	3.0	2.0	1233	$1,895	$1.54	54d	1	0.91mi
72 Nectar Pl Dallas, GA	3.0	2.0	1233	$1,895	$1.54	51d	1	0.91mi
66 Freestone Ln Dallas, GA	3.0	2.0	1265	$1,845	$1.46	1d	1	1.02mi
313 Randy Way Dallas, GA	3.0	2.5	1694	$1,870	$1.10	64d	1	1.08mi
274 Peach Crossing Dr Dallas, GA	3.0	2.0	1233	$1,800	$1.46	93d	1	1.08mi
280 Brookview Dr Dallas, GA	3.0	2.0	1757	$1,975	$1.12	73d	1	1.21mi
61 S Beckman Ct Dallas, GA	4.0	3.0	1797	$2,160	$1.20	21d	1	1.31mi
10 Silvercharm Way Dallas, GA	3.0–4.0	2.5	2082	$2,523	$1.21	1d	8	1.39mi

Property features AI

Finance

• Other: Address: 208 Clara Xing, Cartersville, GA 30121Status: Active
• Financial info: List price $253,900

Exterior

• Parking: 1 parking space
• Utilities: Central air (cooling)
• Home design: Single-family home (spec/Model: The Rutledge)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Central air conditioning
• Interior features: Spec home (The Rutledge plan)Living area approximately 1,443

Listing history 50 events

1. 2026-08-08
   days on market $253,900 Active 119 DOM
2. 2026-08-06
   days on market $253,900 Active 117 DOM
3. 2026-08-05
   days on market $253,900 Active 116 DOM
4. 2026-08-04
   days on market $253,900 Active 115 DOM
5. 2026-08-03
   days on market $253,900 Active 114 DOM
6. 2026-07-31
   days on market $253,900 Active 111 DOM
7. 2026-07-30
   days on market $253,900 Active 109 DOM
8. 2026-07-28
   days on market $253,900 Active 108 DOM
9. 2026-07-26
   days on market $253,900 Active 106 DOM
10. 2026-07-24
    days on market $253,900 Active 104 DOM
11. 2026-07-23
    days on market $253,900 Active 103 DOM
12. 2026-07-22
    days on market $253,900 Active 102 DOM
13. 2026-07-21
    days on market $253,900 Active 101 DOM
14. 2026-07-20
    days on market $253,900 Active 100 DOM
15. 2026-07-18
    days on market $253,900 Active 98 DOM
16. 2026-07-18
    days on market $253,900 Active 97 DOM
17. 2026-07-16
    days on market $253,900 Active 96 DOM
18. 2026-07-15
    days on market $253,900 Active 95 DOM
19. 2026-07-14
    days on market $253,900 Active 94 DOM
20. 2026-07-13
    days on market $253,900 Active 93 DOM
21. 2026-07-13
    days on market $253,900 Active 92 DOM
22. 2026-07-11
    days on market $253,900 Active 91 DOM
23. 2026-07-10
    days on market $253,900 Active 90 DOM
24. 2026-07-09
    days on market $253,900 Active 89 DOM
25. 2026-07-07
    days on market $253,900 Active 87 DOM
26. 2026-07-06
    days on market $253,900 Active 86 DOM
27. 2026-07-06
    days on market $253,900 Active 85 DOM
28. 2026-07-05
    days on market $253,900 Active 84 DOM
29. 2026-07-03
    days on market $253,900 Active 83 DOM
30. 2026-07-02
    days on market $253,900 Active 82 DOM
31. 2026-07-01
    days on market $253,900 Active 81 DOM
32. 2026-06-30
    days on market $253,900 Active 80 DOM
33. 2026-06-29
    days on market $253,900 Active 79 DOM
34. 2026-06-28
    days on market $253,900 Active 78 DOM
35. 2026-06-27
    days on market $253,900 Active 77 DOM
36. 2026-06-26
    days on market $253,900 Active 76 DOM
37. 2026-06-24
    days on market $253,900 Active 74 DOM
38. 2026-06-22
    days on market $253,900 Active 72 DOM
39. 2026-06-21
    days on market $253,900 Active 71 DOM
40. 2026-06-18
    days on market $253,900 Active 68 DOM
41. 2026-06-17
    days on market $253,900 Active 67 DOM
42. 2026-06-16
    days on market $253,900 Active 66 DOM
43. 2026-06-15
    days on market $253,900 Active 65 DOM
44. 2026-06-13
    days on market $253,900 Active 63 DOM
45. 2026-06-13
    pricedays on market $253,900 Active 62 DOM
46. 2026-06-09
    days on market $265,900 Active 59 DOM
47. 2026-06-08
    days on market $265,900 Active 58 DOM
48. 2026-06-07
    days on market $265,900 Active 57 DOM
49. 2026-06-04
    days on market $265,900 Active 54 DOM
50. 2026-06-03
    days on market $265,900 Active 53 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $24,552
• − Mortgage interest: −$14,222
• − Property taxes: −$3,808
• − Insurance: −$1,270
• − Repairs & maintenance: −$1,964
• − Management: −$1,964
• − Depreciation: −$7,386
• Taxable loss: −$6,063
• Est. tax savings @ 24.0%: +$1,455
• After-tax cash flow: $-205/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $7,215–$21,645 screening

This move-in ready townhome in Johnson Crossing offers a good condition with modern finishes and a welcoming design, ideal for both resale and rental.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal ↑
• Rental Replace window seals — Improves energy efficiency and reduces noise ↑

ⓘ 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 40/100

Zoned Schools

Elementary Wc Abney Elementary D GA #280/1,228 Nat'l #13,933/41,679 Middle Lena Mae Moses Middle School D+ GA #97/470 Nat'l #4,522/14,009 High North Paulding High School F GA #184/424 Nat'l #12,478/17,239

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

B Composite livability gradescore 74/100

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: Bartow County · 175,714 people
• City population: 70,885
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 25,989
• Household income: $78,366
• Rent vs Own: 35.9% rent · 64.1% own
• Severe rent burden: 14% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 12% Black 12% Two or more races 8%
• Hispanic origin (detail): Mexican 9% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 1% Romanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 9% Other Indo-European 1% Russian/Polish/Slavic 0%

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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: ▼ -47.71%
• Current HPI: 314.4117
• Rent YoY: ▲ 0.88%
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• 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

Property features AI

Finance

• Other: Address: 208 Clara Xing, Cartersville, GA 30121Status: Active
• Financial info: List price $253,900

Exterior

• Parking: 1 parking space
• Utilities: Central air (cooling)
• Home design: Single-family home (spec/Model: The Rutledge)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Central air conditioning
• Interior features: Spec home (The Rutledge plan)Living area approximately 1,443