208 Clara Xing · Cartersville, GA 30121

$254,990

3 bd · 2.5 ba · 1,443 sqft · SingleFamily · 160 Days on market

Built 2026 Good condition $177/sqft · 25% below area Est $342k · 25% 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 +10.2/30.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Move In Ready! 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 $255k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-142 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (19.6% below list).
• Recommended offer: $205k (19.6% 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; 293 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 68d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 77% 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 160 days — a 12% lower offer ($224k) 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 $205,044 (19.6% 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 160 days. Have you received any prior offers? Is the seller open to a 20% 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: 0.80% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.39%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (median comp): $342,260
• List price: $254,990
• Delta: -25.50%
• 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%)	11mo	$120,000	$96	51
79 Fieldcrest Dr	0.19mi	3/2.0	1,715 (+19%)	20mo	$318,150	$186	47
36 Ivey Cottage Loop	0.34mi	3/2.0	1,692 (+17%)	16mo	$323,450	$191	44
13 Nectar Pl	0.89mi	3/2.0	1,398 (-3%)	17mo	$325,000	$232	44
66 Freestone Ln	1.01mi	4/2.0 (+1)	1,560 (+8%)	6mo	$235,000	$151	40
100 Nectar Pl	0.89mi	3/3.0	1,705 (+18%)	1mo	$325,000	$191	37
235 Peach Crossing Dr	1.09mi	3/2.0	1,280 (-11%)	8mo	$281,000	$220	37
248 Freestone Ln	1.06mi	3/2.0	1,254 (-13%)	14mo	$297,500	$237	30
191 Nectar Pl	0.90mi	3/2.0	1,232 (-15%)	12mo	$295,000	$239	29
31 Freestone Ln	1.03mi	3/2.0	1,233 (-15%)	16mo	$321,000	$260	25
299 Peach Crossing Dr	1.02mi	3/2.0	1,233 (-15%)	24mo	$310,000	$251	19

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: -22.7%
• Equity multiple: 0.23×
• Total profit: $-54,636
• Equity at exit: $38,020

10-year hold

• IRR: -23.4%
• Equity multiple: -0.06×
• Total profit: $-75,967
• Equity at exit: $22,047

Cash invested: $71,397 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 2 under contract
• Months of supply: 48.0 mo (2%/mo absorbed)
• Median asking: $357,995 ($230/sqft)
• Median days on market: 473 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +3.0% 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: 293
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,050 high
• Mortgage (P&I): −$1,337
• Tax est. 1.5%: −$319 /mo · $3,825/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $-142

Break-even live

Break-even rent $2,231

Max offer price $234,396

Occupancy floor —

Sensitivity live

Price	-10% $34	-5% $-54	+0% $-142	+5% $-230	+10% $-319
Rent	-10% $-304	-5% $-223	+0% $-142	+5% $-61	+10% $20
Rate	-1.0pp $-14	-0.5pp $-77	base $-142	+0.5pp $-208	+1.0pp $-276

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: $63,748
• Closing costs: $7,650
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
90 Proust Cir Dallas, GA	3.0	2.5	1858	$2,400	$1.29	139d	1	0.81mi
72 Nectar Pl Dallas, GA	3.0	2.0	1233	$1,895	$1.54	100d	1	0.91mi
72 Nectar Pl Dallas, GA	3.0	2.0	1233	$1,895	$1.54	97d	1	0.91mi
66 Freestone Ln Dallas, GA	3.0	2.0	1265	$1,845	$1.46	32d	1	1.02mi
66 Freestone Ln Dallas, GA	3.0	2.0	1265	$1,845	$1.46	48d	1	1.02mi
313 Randy Way Dallas, GA	3.0	2.5	1694	$1,870	$1.10	110d	1	1.08mi
274 Peach Crossing Dr Dallas, GA	3.0	2.0	1233	$1,800	$1.46	139d	1	1.08mi
280 Brookview Dr Dallas, GA	3.0	2.0	1757	$1,975	$1.12	120d	1	1.21mi
61 S Beckman Ct Dallas, GA	4.0	3.0	1797	$2,160	$1.20	67d	1	1.31mi
71 Creekstone Dr Dallas, GA	3.0	2.0	1734	$2,450	$1.41	45d	1	1.38mi
88 Wyndham Walk Dallas, GA	3.0	2.0	1864	$2,146	$1.15	3d	1	1.38mi
10 Silvercharm Way Dallas, GA	3.0–4.0	2.5	2082	$2,523	$1.21	0d	13	1.39mi
205 Westridge Cir Dallas, GA	3.0	2.0	1650	$1,990	$1.21	27d	1	1.50mi

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. 2026-09-18
   days on market $254,990 Active 160 DOM
2. 2026-09-17
   days on market $254,990 Active 159 DOM
3. 2026-09-16
   days on market $254,990 Active 158 DOM
4. 2026-09-15
   days on market $254,990 Active 157 DOM
5. 2026-09-14
   days on market $254,990 Active 156 DOM
6. 2026-09-13
   days on market $254,990 Active 155 DOM
7. 2026-09-12
   days on market $254,990 Active 154 DOM
8. 2026-09-11
   days on market $254,990 Active 153 DOM
9. 2026-09-05
   days on market $254,990 Active 147 DOM
10. 2026-09-04
    days on market $254,990 Active 146 DOM
11. 2026-09-03
    days on market $254,990 Active 145 DOM
12. 2026-08-31
    days on market $254,990 Active 142 DOM
13. 2026-08-29
    days on market $254,990 Active 140 DOM
14. 2026-08-28
    days on market $254,990 Active 139 DOM
15. 2026-08-27
    days on market $254,990 Active 138 DOM
16. 2026-08-25
    days on market $254,990 Active 136 DOM
17. 2026-08-24
    days on market $254,990 Active 135 DOM
18. 2026-08-23
    days on market $254,990 Active 134 DOM
19. 2026-08-22
    days on market $254,990 Active 133 DOM
20. 2026-08-21
    days on market $254,990 Active 132 DOM
21. 2026-08-20
    days on market $254,990 Active 131 DOM
22. 2026-08-19
    days on market $254,990 Active 130 DOM
23. 2026-08-18
    days on market $254,990 Active 129 DOM
24. 2026-08-17
    days on market $254,990 Active 128 DOM
25. 2026-08-16
    days on market $254,990 Active 127 DOM
26. 2026-08-15
    days on market $254,990 Active 126 DOM
27. 2026-08-14
    days on market $254,990 Active 125 DOM
28. 2026-08-13
    days on market $254,990 Active 124 DOM
29. 2026-08-12
    days on market $254,990 Active 123 DOM
30. 2026-08-11
    days on market $254,990 Active 122 DOM
31. 2026-08-10
    price $254,990 Active 121 DOM
32. 2026-08-10
    days on market $253,900 Active 121 DOM
33. 2026-08-09
    days on market $253,900 Active 120 DOM
34. 2026-08-08
    days on market $253,900 Active 119 DOM
35. 2026-08-06
    days on market $253,900 Active 117 DOM
36. 2026-08-05
    days on market $253,900 Active 116 DOM
37. 2026-08-04
    days on market $253,900 Active 115 DOM
38. 2026-08-03
    days on market $253,900 Active 114 DOM
39. 2026-07-31
    days on market $253,900 Active 111 DOM
40. 2026-07-30
    days on market $253,900 Active 109 DOM
41. 2026-07-28
    days on market $253,900 Active 108 DOM
42. 2026-07-26
    days on market $253,900 Active 106 DOM
43. 2026-07-24
    days on market $253,900 Active 104 DOM
44. 2026-07-23
    days on market $253,900 Active 103 DOM
45. 2026-07-22
    days on market $253,900 Active 102 DOM
46. 2026-07-21
    days on market $253,900 Active 101 DOM
47. 2026-07-20
    days on market $253,900 Active 100 DOM
48. 2026-07-18
    days on market $253,900 Active 98 DOM
49. 2026-07-18
    days on market $253,900 Active 97 DOM
50. 2026-07-16
    days on market $253,900 Active 96 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: $24,605
• − Mortgage interest: −$14,283
• − Property taxes: −$3,825
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,968
• − Management: −$1,968
• − Depreciation: −$7,418
• Taxable loss: −$6,133
• Est. tax savings @ 24.0%: +$1,472
• After-tax cash flow: $-236/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