208 Clara Xing #12 · Cartersville, GA 30120

$253,900

3 bd · 2.5 ba · 1,443 sqft · Condo · 123 Days on market

Built 2026 Good condition Garage $100/mo HOA · 5% of rent ↓ 4% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +7.2/30.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• 1% rule +2.5/10.0
• Schools +2.5/10.0
• Rent growth +2.4/5.0
• DSCR +1.4/10.0
• 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 porch-perfect 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
• Large center island
• Upgraded cabinetry

Tags

• COVERED FRONT PORCH
• OPEN CONCEPT HOME
• LINEAR FIREPLACE
• SPACIOUS DINING AREA
• UPGRADED CABINETRY
• LARGE CENTER ISLAND

🏗️ New construction. The $253,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $260,000.

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-355 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (17.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (23.1% below list).
• Recommended offer: $195k (23.1% below list) — sets the bar for 1% rule.

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: Kingston Elementary School (math 15% / reading 21%, grade F, #926 of 1,228 statewide, top 76%, 526 students, 68% FRL); Cass Middle School (math 35% / reading 36%, grade F, #185 of 470 statewide, top 40%, 879 students, 58% FRL); Cass High School (math 17% / reading 25%, grade F, #225 of 424 statewide, top 54%, 1,551 students, 51% FRL).
• Market conditions: Rents soft (-0.2%/yr); 689 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 41d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($223k) 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 $195,172 (23.1% 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 123 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.75% ✗
• Cap rate: 4.65%
• Cash-on-cash: -5.85%
• DSCR: 0.74
• GRM: 11.1

CMA / ARV

• ARV (median comp): $260,000
• List price: $253,900
• Delta: -2.35%
• Verdict: FAIR
• Comps: 7 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
191 Fire Tower Rd	0.26mi	3/2.0	1,432 (-1%)	0mo	$329,000	$230	84
13 Nottingham Dr NW	1.13mi	3/2.0	1,406 (-3%)	6mo	$349,000	$248	54
55 Shinall Gaines Rd NW	1.27mi	3/2.0	1,534 (+6%)	3mo	$201,500	$131	50
1751 Cassville Rd NW	0.76mi	3/2.0	1,532 (+6%)	5mo	$125,000	$82	48
50 Jones St NW	0.53mi	3/2.0	1,196 (-17%)	7mo	$170,000	$142	42
123 Siena Dr NW	0.73mi	3/2.0	1,663 (+15%)	1mo	$305,000	$183	38
30 Akin Dr NW	0.58mi	4/2.5 (+1)	1,680 (+16%)	8mo	$130,000	$77	37
143 Mctier Cir NW	0.76mi	3/3.0	1,688 (+17%)	2mo	$330,000	$195	36
405 Nola Ct NW	0.85mi	3/2.0	1,663 (+15%)	3mo	$322,000	$194	36
29 Camelot Dr	1.22mi	3/2.0	1,783 (+24%)	6mo	$330,000	$185	33
64 Shinall Gaines Rd NW	1.19mi	3/2.0	1,720 (+19%)	6mo	$215,000	$125	33
97 Gaddis Rd NW	0.67mi	3/1.0	1,196 (-17%)	6mo	$333,000	$278	32

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -29.9%
• Equity multiple: 0.03×
• Total profit: $-70,366
• Equity at exit: $38,767

10-year hold

• IRR: -51.9%
• Equity multiple: -0.54×
• Total profit: $-112,119
• Equity at exit: $22,480

Cash invested: $72,800 (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 30120

• Home prices YoY: -18.6%
• Rents YoY: -0.2%
• Active inventory: 689
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,952 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA: −$100
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $-355

Break-even live

Break-even rent $2,401

Max offer price $208,639

Occupancy floor —

Sensitivity live

Price	-10% $-175	-5% $-265	+0% $-355	+5% $-445	+10% $-535
Rent	-10% $-509	-5% $-432	+0% $-355	+5% $-278	+10% $-201
Rate	-1.0pp $-224	-0.5pp $-289	base $-355	+0.5pp $-422	+1.0pp $-491

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: $65,000
• Closing costs: $7,800
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27 Jacobs Dr NW Cartersville, GA	4.0	2.0	1734	$1,865	$1.08	41d	1	0.66mi
123 Siena Dr NW Cartersville, GA	3.0	2.0	1663	$2,001	$1.20	7d	1	0.72mi
408 Nola Ct NW Cartersville, GA	3.0	2.0	1813	$1,995	$1.10	12d	1	0.84mi
590 Summerfield Ln NW Cartersville, GA	3.0	2.0	1744	$1,540	$0.88	57d	1	0.87mi
23 Hamilton Blvd NW Cartersville, GA	3.0	2.0	1566	$1,796	$1.15	57d	1	1.27mi

Property features AI

Finance

• Other: Listing accepts Cash, FHA, VA, Conventional and 1031 ExchangeHome warranty included
• HOA & community: Homeowners association with a $1,200 annual feeAssociation includes management feeOne-time initiation fee of $400

Exterior

• Parking: Attached garage (1 parking space)
• Security: Smoke detectors
• Utilities: Public waterPublic sewerElectricity available
• Home design: New construction townhouseAttached propertyTwo levelsResidential propertyStructure listed as other
• Construction: Brick constructionComposition roofSlab foundationBuilt in 2026
• Exterior features: Patio

Interior

• Kitchen: DishwasherDisposalMicrowave
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: High ceilings1 fireplace located in the family roomDining room/living room comboPantry
• Laundry & utility: Laundry on upper level

HOA detail $100/mo · $1,200/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $253,900 Active 123 DOM
2. 2026-08-06
   days on market $253,900 Active 121 DOM
3. 2026-08-05
   days on market $253,900 Active 120 DOM
4. 2026-08-04
   days on market $253,900 Active 119 DOM
5. 2026-08-03
   days on market $253,900 Active 118 DOM
6. 2026-07-31
   days on market $253,900 Active 115 DOM
7. 2026-07-30
   days on market $253,900 Active 114 DOM
8. 2026-07-30
   days on market $253,900 Active 113 DOM
9. 2026-07-28
   days on market $253,900 Active 112 DOM
10. 2026-07-26
    days on market $253,900 Active 110 DOM
11. 2026-07-24
    days on market $253,900 Active 108 DOM
12. 2026-07-23
    days on market $253,900 Active 107 DOM
13. 2026-07-22
    days on market $253,900 Active 106 DOM
14. 2026-07-21
    days on market $253,900 Active 105 DOM
15. 2026-07-20
    days on market $253,900 Active 104 DOM
16. 2026-07-18
    days on market $253,900 Active 102 DOM
17. 2026-07-18
    days on market $253,900 Active 101 DOM
18. 2026-07-16
    days on market $253,900 Active 100 DOM
19. 2026-07-15
    days on market $253,900 Active 99 DOM
20. 2026-07-14
    days on market $253,900 Active 98 DOM
21. 2026-07-13
    days on market $253,900 Active 97 DOM
22. 2026-07-13
    days on market $253,900 Active 96 DOM
23. 2026-07-11
    days on market $253,900 Active 95 DOM
24. 2026-07-10
    days on market $253,900 Active 94 DOM
25. 2026-07-09
    days on market $253,900 Active 93 DOM
26. 2026-07-07
    days on market $253,900 Active 91 DOM
27. 2026-07-06
    days on market $253,900 Active 90 DOM
28. 2026-07-06
    days on market $253,900 Active 89 DOM
29. 2026-07-05
    days on market $253,900 Active 88 DOM
30. 2026-07-03
    days on market $253,900 Active 87 DOM
31. 2026-07-02
    days on market $253,900 Active 86 DOM
32. 2026-07-01
    days on market $253,900 Active 85 DOM
33. 2026-06-30
    days on market $253,900 Active 84 DOM
34. 2026-06-29
    days on market $253,900 Active 83 DOM
35. 2026-06-28
    days on market $253,900 Active 82 DOM
36. 2026-06-27
    days on market $253,900 Active 81 DOM
37. 2026-06-26
    days on market $253,900 Active 80 DOM
38. 2026-06-24
    days on market $253,900 Active 78 DOM
39. 2026-06-22
    days on market $253,900 Active 76 DOM
40. 2026-06-21
    days on market $253,900 Active 75 DOM
41. 2026-06-18
    days on market $253,900 Active 72 DOM
42. 2026-06-17
    days on market $253,900 Active 71 DOM
43. 2026-06-16
    days on market $253,900 Active 70 DOM
44. 2026-06-15
    statusdays on market $253,900 Active 69 DOM
45. 2026-06-13
    pricestatusdays on market $253,900 Price Change 67 DOM
46. 2026-06-09
    days on market $265,800 Active 63 DOM
47. 2026-06-08
    days on market $265,800 Active 62 DOM
48. 2026-06-07
    days on market $265,800 Active 61 DOM
49. 2026-06-04
    days on market $265,800 Active 58 DOM
50. 2026-06-03
    days on market $265,800 Active 57 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 ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,421
• − Mortgage interest: −$14,564
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,874
• − Management: −$1,874
• − HOA: −$1,200
• − Depreciation: −$7,564
• Taxable loss: −$8,854
• Est. tax savings @ 24.0%: +$2,125
• After-tax cash flow: $-2,134/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 · 1 photo

Good 80/100 None rehab

This move-in ready townhome in Cartersville, GA, offers a good condition with no visible repairs needed. It's well-maintained and has a charming curb appeal, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping — Enhances curb appeal and can attract more potential buyers ↑
• Both Lighting — Improved lighting can make the home more inviting and safer ↑

F Composite school gradezoned avg 25/100

Zoned Schools

Elementary Kingston Elementary School F GA #926/1,228 Nat'l #34,815/41,679 Middle Cass Middle School F GA #185/470 Nat'l #7,347/14,009 High Cass High School F GA #225/424 Nat'l #13,947/17,239

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 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 · 107,887 people
• City population: 70,885
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 44,896
• Household income: $86,581
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 7% 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 (70%)
• Race & ethnicity: White 70% Black 13% Hispanic / Latino 12% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 3% Italian 2% Serbian 1%
• Foreign-born: 5% · Canada, Vietnam, Jamaica
• Languages at home: 89% English-only · Spanish 9%

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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: ▼ -68.99%
• Current HPI: 302.5848
• Rent YoY: ▼ -0.23%
• 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: Listing accepts Cash, FHA, VA, Conventional and 1031 ExchangeHome warranty included
• HOA & community: Homeowners association with a $1,200 annual feeAssociation includes management feeOne-time initiation fee of $400

Exterior

• Parking: Attached garage (1 parking space)
• Security: Smoke detectors
• Utilities: Public waterPublic sewerElectricity available
• Home design: New construction townhouseAttached propertyTwo levelsResidential propertyStructure listed as other
• Construction: Brick constructionComposition roofSlab foundationBuilt in 2026
• Exterior features: Patio

Interior

• Kitchen: DishwasherDisposalMicrowave
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: High ceilings1 fireplace located in the family roomDining room/living room comboPantry
• Laundry & utility: Laundry on upper level

Price history

-4.5% since first listed

2 events — show timeline

• 2026-06-11 Price Changed $253,900 GAMLS
• 2026-04-07 Listed $265,800 GAMLS