120 Cherry Glen Way · Euharlee, GA 30145

$359,990

3 bd · 2.5 ba · 1,842 sqft · Other · 8 Days on market

Built 2026 8,276 sqft lot $45/mo HOA · 1% of rent

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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 +18.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +3.9/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New construction by Fischer Homes in the beautiful Cherry Glen community, featuring the stunning Wesley design. This thoughtfully designed layout is perfect for style and practicality with, 3 bedrooms 2 full baths, and 1 half baths. The inviting family room is the heart of this plan, making it the perfect gathering space. The open kitchen with a large island and walk-in pantry connects to the morning room. The owner's suite features a private bath and walk-in closet. The spacious 2-bay garage completes this exceptional home.

Key facts

• 8,276 sq ft lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• HOA & community: Annual association fee of $540; Association present

Exterior

• Parking: Attached garage facing front with 2 garage spaces
• Utilities: Public water; Public sewer; Electric service (other); Other utilities
• Home design: Two levels; Fiber cement exterior; Shingle roof; Slab foundation; Built by Fischer Homes
• Construction: Fiber cement construction; Shingle roof; Slab foundation; New construction
• Exterior features: Front porch; Patio; New construction

Interior

• Kitchen: Kitchen island; Walk-in pantry; Dishwasher; Disposal; Electric range; Microwave
• Bedrooms: Three upstairs bedrooms
• Flooring: Carpet; Luxury vinyl
• Bathrooms: Two full bathrooms; One half bathroom (main level); Master bath with double vanity and shower
• Heating & cooling: Heat pump and electric heating; Central air conditioning
• Interior features: Double vanity in master bath; 9-foot (main) high ceilings; Walk-in closet(s); Insulated windows; No shared/common walls
• Laundry & utility: Main level laundry room

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $360k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $320k (11.1% below list).
• Recommended offer: $320k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 4.1% 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) — zoned schools at 49% FRL track the district average.
• Market conditions: 113 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Recommended offer $320,000 (11.1% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.89% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.11%
• DSCR: 1.18
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.9%
• Equity multiple: 0.64×
• Total profit: $-36,479
• Equity at exit: $53,676

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-4,009
• Equity at exit: $31,125

Cash invested: $100,797 (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 30145

• Home prices YoY: -18.3%
• Active inventory: 113
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $3,200 medium
• Mortgage (P&I): −$1,888
• Tax from tax record: −$100 /mo · $1,198/yr
• Insurance: −$150
• HOA: −$45
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $345

Break-even live

Break-even rent $2,763

Max offer price $359,990

Occupancy floor 84%

Sensitivity live

Price	-10% $549	-5% $447	+0% $345	+5% $243	+10% $142
Rent	-10% $93	-5% $219	+0% $345	+5% $472	+10% $598
Rate	-1.0pp $527	-0.5pp $437	base $345	+0.5pp $252	+1.0pp $157

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: $89,998
• Closing costs: $10,800
• 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	44d	1	0.53mi

HOA detail

• Monthly dues: $45 · $540/yr

Listing history 6 events

1. 2026-06-18
   days on market $359,990 Active 8 DOM
2. 2026-06-17
   days on market $359,990 Active 7 DOM
3. 2026-06-16
   days on market $359,990 Active 6 DOM
4. 2026-06-15
   days on market $359,990 Active 5 DOM
5. 2026-06-13
   remarks 530-char remark

   Show marketing remark (530 chars)

   New construction by Fischer Homes in the beautiful Cherry Glen community, featuring the stunning Wesley design. This thoughtfully designed layout is perfect for style and practicality with, 3 bedrooms 2 full baths, and 1 half baths. The inviting family room is the heart of this plan, making it the perfect gathering space. The open kitchen with a large island and walk-in pantry connects to the morning room. The owner's suite features a private bath and walk-in closet. The spacious 2-bay garage completes this exceptional home.

6. 2026-06-13
   listed $359,990 Active 3 DOM

   Show marketing remark (530 chars)

   New construction by Fischer Homes in the beautiful Cherry Glen community, featuring the stunning Wesley design. This thoughtfully designed layout is perfect for style and practicality with, 3 bedrooms 2 full baths, and 1 half baths. The inviting family room is the heart of this plan, making it the perfect gathering space. The open kitchen with a large island and walk-in pantry connects to the morning room. The owner's suite features a private bath and walk-in closet. The spacious 2-bay garage completes this exceptional home.

ⓘ 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: $1,198 · $100/mo
• Projected year-2 tax: $3,312 · $276/mo
• Expected delta: +$2,114/yr (+$176/mo · 176.4%)

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

Taxation est. · year 1

• Rental income: $38,400
• − Mortgage interest: −$20,165
• − Property taxes: −$1,198
• − Insurance: −$1,800
• − Repairs & maintenance: −$3,072
• − Management: −$3,072
• − HOA: −$540
• − Depreciation: −$10,472
• Taxable loss: −$1,920
• Est. tax savings @ 24.0%: +$461
• After-tax cash flow: $4,605/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 — 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
• Population (ZIP): 9,065

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 (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%

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

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

2 events — show timeline

• 2026-06-13 Listed $359,990 Zillow
• 2026-06-10 Listed $359,990 FMLS

Property tax history

+278.8%/yr

Latest (2025): $1,198 · +278.8% YoY. Source: county tax records.