25 Sherwood Ln NW · Cartersville, GA 30120

$199,000

4 bd · 2.0 ba · 1,696 sqft · Other · 32 Days on market

Built 1980 0.97 ac lot

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Why this score? — see what drove the C 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 +24.6/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Livability +3.7/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity meets versatility with this unique property located at 25 Sherwood Ln NW in Cartersville, GA. Featuring a 3-bedroom, 1-bathroom single-wide home on a permanent foundation, plus a separate one-bedroom, one-bath residence, this property sits on a level lot.99-acre lot and offers exceptional flexibility. The main home features a functional layout, LVP flooring, abundant natural light, and comfortable living spaces. The kitchen offers ample cabinet storage and workspace, while the three bedrooms provide practical accommodations for everyday living. The detached one-bedroom, one-bath home presents an excellent opportunity for multi-generational living, guest use, or rental income, adding valuable versatility to the property. Outside, you will find a workshop ideal for storage, hobbies, or small business use, along with plenty of open space for parking, equipment, or future improvements. Conveniently located just minutes from downtown Cartersville, with easy access to Highway 41 and I-75, this property offers both privacy and accessibility to shopping, dining, and local amenities. No HOA. Nearly one acre. Income-producing potential.

Key facts

• Level lot
• Unique property
• 0.97 acre lot

Tags

• UNIQUE PROPERTY
• SEPARATE ONE BEDROOM RESIDENCE
• LEVEL LOT
• DETACHED ONE BEDROOM HOME
• WORKSHOP IDEAL FOR STORAGE
• OPEN SPACE FOR PARKING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $199k.

Deal economics

• At list price, monthly cash flow is $411 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $193k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 3.6% 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: Hamilton Crossing Elementary School (math 21% / reading 32%, grade F, #718 of 1,228 statewide, top 59%, 597 students, 54% 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) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents soft (-0.2%/yr); 533 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($193k) 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 $40k; list at $199k implies a 398% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 1.00% ✓
• Cap rate: 8.77%
• Cash-on-cash: 8.84%
• DSCR: 1.39
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.78×
• Total profit: $-12,043
• Equity at exit: $29,672

10-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $193
• Equity at exit: $17,206

Cash invested: $55,720 (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: 533
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,994 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$38 /mo · $462/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $411

Break-even live

Break-even rent $1,475

Max offer price $199,000

Occupancy floor 74%

Sensitivity live

Price	-10% $523	-5% $467	+0% $411	+5% $354	+10% $298
Rent	-10% $253	-5% $332	+0% $411	+5% $489	+10% $568
Rate	-1.0pp $511	-0.5pp $461	base $411	+0.5pp $359	+1.0pp $307

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23 Hamilton Blvd NW Cartersville, GA	3.0	2.0	1566	$1,796	$1.15	9d	1	0.52mi
35 Hamilton Blvd NW Cartersville, GA	4.0	2.5	2048	$2,120	$1.04	26d	1	0.54mi
46 Hamilton Blvd NW Cartersville, GA	3.0	2.5	2109	$1,935	$0.92	1d	1	0.55mi
53 Hamilton Blvd NW Cartersville, GA	3.0	2.5	2100	$1,930	$0.92	26d	1	0.59mi
40 Hamil Ct NW Cartersville, GA	4.0	2.5	2002	$1,940	$0.97	26d	1	0.60mi
16 Rosen St NW Cartersville, GA	3.0	2.0	1951	$2,025	$1.04	4d	1	0.69mi
590 Summerfield Ln NW Cartersville, GA	3.0	2.0	1744	$1,540	$0.88	9d	1	0.76mi
102 Archer Ct NW Cartersville, GA	4.0	2.5	2002	$1,940	$0.97	26d	1	0.78mi
304 Pescara Ct NW Cartersville, GA	4.0	2.0	1958	$2,100	$1.07	26d	1	0.87mi
18 Burnt Hickory Conn SW Cartersville, GA	1.0–3.0	1.0–2.0	1002	$1,896	$1.89	2d	14	1.19mi
101 Walker Ridge Ln SW Cartersville, GA	2.0–3.0	2.0–3.0	1244	$2,212	$1.78	3d	19	1.26mi
101 Dudley Way SW Cartersville, GA	3.0	2.5	1304	$1,615	$1.24	26d	1	1.29mi
202 Long Island Dr SW Cartersville, GA	3.0	2.5	1304	$1,625	$1.25	45d	1	1.32mi
123 Dudley Way SW Cartersville, GA	3.0	2.5	1304	$1,625	$1.25	45d	1	1.33mi
219 Long Island Dr SW Cartersville, GA	3.0	2.5	1304	$1,615	$1.24	22d	1	1.34mi
13 Downhill Run Cartersville, GA	4.0	3.0	2220	$2,019	$0.91	4d	1	1.35mi
220 Long Island Dr SW Cartersville, GA	3.0	2.5	1304	$1,615	$1.24	7d	1	1.36mi
143 Dudley Way SW Cartersville, GA	3.0	2.5	1304	$1,625	$1.25	7d	1	1.36mi
145 Dudley Way SW Cartersville, GA	3.0	2.5	1304	$1,625	$1.25	45d	1	1.37mi
232 Long Island Dr SW Cartersville, GA	3.0	2.5	1304	$1,615	$1.24	1d	1	1.37mi
120 Innis Brook Cir Cartersville, GA	3.0	2.0	1601	$1,695	$1.06	45d	1	1.40mi
122 Innis Brook Cir Cartersville, GA	4.0	2.5	2002	$1,849	$0.92	45d	1	1.41mi
122 Innis Brook Cir Cartersville, GA	4.0	2.5	2002	$1,849	$0.92	26d	1	1.41mi
12 Dusty Dr Cartersville, GA	3.0	2.5	1564	$1,750	$1.12	1d	1	1.44mi
108 Innis Brook Cir Cartersville, GA	3.0	2.0	1601	$1,790	$1.12	9d	1	1.44mi
101 Cypress Pt Cartersville, GA	4.0	2.5	2002	$1,925	$0.96	45d	1	1.45mi
109 Innis Brook Cir Cartersville, GA	3.0	2.0	1601	$1,899	$1.19	1d	1	1.47mi
115 Foley Dr Cartersville, GA	3.0	2.5	1689	$1,750	$1.04	22d	1	1.47mi
115 Foley Dr Cartersville, GA	3.0	2.5	1689	$1,750	$1.04	1d	1	1.47mi

Listing history 21 events

1. 2026-06-21
   days on market $199,000 Active 32 DOM
2. 2026-06-18
   days on market $199,000 Active 29 DOM
3. 2026-06-17
   days on market $199,000 Active 28 DOM
4. 2026-06-16
   days on market $199,000 Active 27 DOM
5. 2026-06-15
   days on market $199,000 Active 26 DOM
6. 2026-06-13
   days on market $199,000 Active 24 DOM
7. 2026-06-09
   days on market $199,000 Active 20 DOM
8. 2026-06-08
   days on market $199,000 Active 19 DOM
9. 2026-06-07
   days on market $199,000 Active 18 DOM
10. 2026-06-04
    days on market $199,000 Active 15 DOM
11. 2026-06-03
    days on market $199,000 Active 14 DOM
12. 2026-06-02
    days on market $199,000 Active 13 DOM
13. 2026-06-01
    days on market $199,000 Active 12 DOM
14. 2026-05-31
    days on market $199,000 Active 11 DOM
15. 2026-04-01
    status Under Contract 1161-char remark

    Show marketing remark (1161 chars)

    Opportunity meets versatility with this unique property located at 25 Sherwood Ln NW in Cartersville, GA. Featuring a 3-bedroom, 1-bathroom single-wide home on a permanent foundation, plus a separate one-bedroom, one-bath residence, this property sits on a level lot.99-acre lot and offers exceptional flexibility. The main home features a functional layout, LVP flooring, abundant natural light, and comfortable living spaces. The kitchen offers ample cabinet storage and workspace, while the three bedrooms provide practical accommodations for everyday living. The detached one-bedroom, one-bath home presents an excellent opportunity for multi-generational living, guest use, or rental income, adding valuable versatility to the property. Outside, you will find a workshop ideal for storage, hobbies, or small business use, along with plenty of open space for parking, equipment, or future improvements. Conveniently located just minutes from downtown Cartersville, with easy access to Highway 41 and I-75, this property offers both privacy and accessibility to shopping, dining, and local amenities. No HOA. Nearly one acre. Income-producing potential.

16. 2026-04-01
    status Pending

    Show marketing remark (1161 chars)

    Opportunity meets versatility with this unique property located at 25 Sherwood Ln NW in Cartersville, GA. Featuring a 3-bedroom, 1-bathroom single-wide home on a permanent foundation, plus a separate one-bedroom, one-bath residence, this property sits on a level lot.99-acre lot and offers exceptional flexibility. The main home features a functional layout, LVP flooring, abundant natural light, and comfortable living spaces. The kitchen offers ample cabinet storage and workspace, while the three bedrooms provide practical accommodations for everyday living. The detached one-bedroom, one-bath home presents an excellent opportunity for multi-generational living, guest use, or rental income, adding valuable versatility to the property. Outside, you will find a workshop ideal for storage, hobbies, or small business use, along with plenty of open space for parking, equipment, or future improvements. Conveniently located just minutes from downtown Cartersville, with easy access to Highway 41 and I-75, this property offers both privacy and accessibility to shopping, dining, and local amenities. No HOA. Nearly one acre. Income-producing potential.

17. 2026-03-23
    listed $199,000 New 1161-char remark

    Show marketing remark (1161 chars)

    Opportunity meets versatility with this unique property located at 25 Sherwood Ln NW in Cartersville, GA. Featuring a 3-bedroom, 1-bathroom single-wide home on a permanent foundation, plus a separate one-bedroom, one-bath residence, this property sits on a level lot.99-acre lot and offers exceptional flexibility. The main home features a functional layout, LVP flooring, abundant natural light, and comfortable living spaces. The kitchen offers ample cabinet storage and workspace, while the three bedrooms provide practical accommodations for everyday living. The detached one-bedroom, one-bath home presents an excellent opportunity for multi-generational living, guest use, or rental income, adding valuable versatility to the property. Outside, you will find a workshop ideal for storage, hobbies, or small business use, along with plenty of open space for parking, equipment, or future improvements. Conveniently located just minutes from downtown Cartersville, with easy access to Highway 41 and I-75, this property offers both privacy and accessibility to shopping, dining, and local amenities. No HOA. Nearly one acre. Income-producing potential.

18. 2026-03-23
    listed $199,000 Active

    Show marketing remark (1161 chars)

    Opportunity meets versatility with this unique property located at 25 Sherwood Ln NW in Cartersville, GA. Featuring a 3-bedroom, 1-bathroom single-wide home on a permanent foundation, plus a separate one-bedroom, one-bath residence, this property sits on a level lot.99-acre lot and offers exceptional flexibility. The main home features a functional layout, LVP flooring, abundant natural light, and comfortable living spaces. The kitchen offers ample cabinet storage and workspace, while the three bedrooms provide practical accommodations for everyday living. The detached one-bedroom, one-bath home presents an excellent opportunity for multi-generational living, guest use, or rental income, adding valuable versatility to the property. Outside, you will find a workshop ideal for storage, hobbies, or small business use, along with plenty of open space for parking, equipment, or future improvements. Conveniently located just minutes from downtown Cartersville, with easy access to Highway 41 and I-75, this property offers both privacy and accessibility to shopping, dining, and local amenities. No HOA. Nearly one acre. Income-producing potential.

19. 2020-12-18
    soldstatus $40,000
20. 1997-06-01
    soldstatus $20,000
21. 1987-12-01
    soldstatus $32,500

ⓘ 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: $462 · $38/mo
• Projected year-2 tax: $1,831 · $153/mo
• Expected delta: +$1,369/yr (+$114/mo · 296.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,932
• − Mortgage interest: −$11,147
• − Property taxes: −$462
• − Insurance: −$995
• − Repairs & maintenance: −$1,915
• − Management: −$1,915
• − Depreciation: −$5,789
• Taxable income: $1,710
• Est. tax owed @ 24.0%: −$410
• After-tax cash flow: $4,516/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: Bartow County · 85,497 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: 987.0

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 (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%

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

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

+512.3% since first listed

7 events — show timeline

• 2026-04-01 Pending — GAMLS
• 2026-04-01 Pending — FMLS
• 2026-03-23 Listed $199,000 FMLS
• 2026-03-23 Listed $199,000 GAMLS
• 2020-12-18 Sold (Public Records) $40,000 Public Records
• 1997-06-01 Sold (Public Records) $20,000 Public Records
• 1987-12-01 Sold (Public Records) $32,500 Public Records

Property tax history

+8.4%/yr

Latest (2025): $462 · +35.7% YoY. Source: county tax records.