159 Oconee Rd #254 · Cartersville, GA 30120

$244,850

3 bd · 2.5 ba · 1,627 sqft · Townhouse · 57 Days on market

Built 2026 Good condition $150/sqft · 13% below area Est $282k · 13% under $104/mo HOA · 5% 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).

• ARV discount +13.4/15.0
• Cash flow +8.2/30.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• Schools +2.9/10.0
• Rent growth +2.4/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in Ready June! The Pierce plan in Fairington by Smith Douglas Homes. Step into effortless living with this well designed, to-be-built home offering easy maintance luxury. The main level features stylish LVP flooring throughout and a spacious layout. A cozy family room centers around a sleek and modern linear fireplace, ideal for relaxing or entertaining. The kitchen is a dream with stainless appliances, granite counters and upgraded cabinetry. Step outside to the rear patio, offering a level yard, evening shade and a scenic wooded view, perfect for unwinding with friends and family in the warmer weather. Upstairs, the open-iron rail staircase leads to a generous laundry room, two sizeable secondary bedrooms, and a spacious primary suite with a walk-in closet and a spa-like bath with a large shower and dual sink vanity. With 9ft ceiling heights on both levels, this home feels open and inviting. Fairington features planned community amenities including a sparkling swimming pool and a cabana with covered seating, Perfectly positioned near the area's best shopping, dining, entertainment, and business centers makess this an ideal and convenient location. Photos are representative of plan not of actual home being built. Seller incentives with use of preferred lender. Home is at the end of the road for less traffic!

Key facts

• Stainless appliances
• Upgraded cabinetry
• Linear fireplace

Tags

• LVP FLOORING
• LINEAR FIREPLACE
• STAINLESS APPLIANCES
• GRANITE COUNTERS
• UPGRADED CABINETRY
• REAR PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $245k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-226 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (13.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (18.8% below list).
• Recommended offer: $199k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.7% 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: schools D+, 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.
• Market conditions: Rents soft (-0.2%/yr); 521 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 45% 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 $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major 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 $198,709 (18.8% 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 57 days. Have you received any prior offers? Is the seller open to a 19% 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. 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: 5.18%
• Cash-on-cash: -3.96%
• DSCR: 0.82
• GRM: 10.3

CMA / ARV

• ARV (median comp): $281,683
• List price: $244,850
• Delta: -13.08%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -26.6%
• Equity multiple: 0.13×
• Total profit: $-59,819
• Equity at exit: $36,508

10-year hold

• IRR: -39.9%
• Equity multiple: -0.35×
• Total profit: $-92,772
• Equity at exit: $21,170

Cash invested: $68,558 (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: 521
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,987 high
• Mortgage (P&I): −$1,284
• Tax est. 1.5%: −$306 /mo · $3,673/yr
• Insurance: −$102
• HOA: −$104
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $-226

Break-even live

Break-even rent $2,274

Max offer price $212,104

Occupancy floor —

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: $61,212
• Closing costs: $7,346
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22 Wingfoot Trl Cartersville, GA	2.0	1.0	1152	$1,781	$1.55	7d	1	0.69mi
12 Puritan St Cartersville, GA	3.0	1.0	1200	$1,450	$1.21	43d	1	0.91mi
98 Mercer Ln Cartersville, GA	3.0	2.5	1698	$2,060	$1.21	1d	1	1.02mi
190 Marion Dr Cartersville, GA	4.0	2.5	2230	$2,200	$0.99	43d	1	1.17mi
194 Marion Dr Cartersville, GA	4.0	2.5	2230	$2,200	$0.99	43d	1	1.17mi
196 Marion Dr Cartersville, GA	4.0	2.5	2230	$2,200	$0.99	43d	1	1.18mi
132 Marion Dr Cartersville, GA	3.0	3.0	2230	$2,199	$0.99	44d	1	1.26mi
12 Middleton Ct Cartersville, GA	3.0	2.5	1630	$1,781	$1.09	1d	1	1.34mi
35 Middleton Ct Cartersville, GA	4.0	2.0	1630	$1,600	$0.98	7d	1	1.38mi
101 Walker St Unit Poppy Cartersville, GA	3.0	3.0	1411	$1,945	$1.38	2d	1	1.46mi
101 Walker St Unit Nutmeg Cartersville, GA	3.0	2.5	1466	$2,193	$1.50	3d	1	1.46mi

HOA detail

• Monthly dues: $104 · $1,248/yr
• Likely covers: pool

Listing history 16 events

1. 2026-06-18
   days on market $244,850 Active 57 DOM
2. 2026-06-17
   days on market $244,850 Active 56 DOM
3. 2026-06-16
   days on market $244,850 Active 55 DOM
4. 2026-06-15
   days on market $244,850 Active 54 DOM
5. 2026-06-13
   days on market $244,850 Active 52 DOM
6. 2026-06-13
   pricedays on market $244,850 Active 51 DOM
7. 2026-06-09
   days on market $259,850 Active 48 DOM
8. 2026-06-08
   days on market $259,850 Active 47 DOM
9. 2026-06-07
   days on market $259,850 Active 46 DOM
10. 2026-06-04
    days on market $259,850 Active 43 DOM
11. 2026-06-03
    days on market $259,850 Active 42 DOM
12. 2026-06-02
    days on market $259,850 Active 41 DOM
13. 2026-06-01
    days on market $259,850 Active 40 DOM
14. 2026-05-31
    days on market $259,850 Active 39 DOM
15. 2026-04-22
    listed $259,850 New 1335-char remark

    Show marketing remark (1341 chars)

    Move in Ready June! The Pierce plan in Fairington by Smith Douglas Homes. Step into effortless living with this well designed, to-be-built home offering easy maintance luxury. The main level features stylish LVP flooring throughout and a spacious layout. A cozy family room centers around a sleek and modern linear fireplace, ideal for relaxing or entertaining. The kitchen is a dream with stainless appliances, granite counters and upgraded cabinetry. Step outside to the rear patio, offering a level yard, evening shade and a scenic wooded view, perfect for unwinding with friends and family in the warmer weather. Upstairs, the open-iron rail staircase leads to a generous laundry room, two sizeable secondary bedrooms, and a spacious primary suite with a walk-in closet and a spa-like bath with a large shower and dual sink vanity. With 9ft ceiling heights on both levels, this home feels open and inviting. Fairington features planned community amenities including a sparkling swimming pool and a cabana with covered seating, Perfectly positioned near the area’s best shopping, dining, entertainment, and business centers makess this an ideal and convenient location. Photos are representative of plan not of actual home being built. Seller incentives with use of preferred lender. Home is at the end of the road for less traffic!

16. 2026-04-22
    listed $259,850 Active 1341-char remark

    Show marketing remark (1341 chars)

    Move in Ready June! The Pierce plan in Fairington by Smith Douglas Homes. Step into effortless living with this well designed, to-be-built home offering easy maintance luxury. The main level features stylish LVP flooring throughout and a spacious layout. A cozy family room centers around a sleek and modern linear fireplace, ideal for relaxing or entertaining. The kitchen is a dream with stainless appliances, granite counters and upgraded cabinetry. Step outside to the rear patio, offering a level yard, evening shade and a scenic wooded view, perfect for unwinding with friends and family in the warmer weather. Upstairs, the open-iron rail staircase leads to a generous laundry room, two sizeable secondary bedrooms, and a spacious primary suite with a walk-in closet and a spa-like bath with a large shower and dual sink vanity. With 9ft ceiling heights on both levels, this home feels open and inviting. Fairington features planned community amenities including a sparkling swimming pool and a cabana with covered seating, Perfectly positioned near the area’s best shopping, dining, entertainment, and business centers makess this an ideal and convenient location. Photos are representative of plan not of actual home being built. Seller incentives with use of preferred lender. Home is at the end of the road for less traffic!

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $23,845
• − Mortgage interest: −$13,715
• − Property taxes: −$3,673
• − Insurance: −$1,224
• − Repairs & maintenance: −$1,908
• − Management: −$1,908
• − HOA: −$1,248
• − Depreciation: −$7,123
• Taxable loss: −$6,953
• Est. tax savings @ 24.0%: +$1,669
• After-tax cash flow: $-1,047/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 None rehab

This move-in-ready condo is in excellent condition with modern finishes and a well-maintained exterior. Potential buyers and tenants will appreciate the fresh paint, landscaping, and smart home system upgrades.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both Reorganizing furniture in the living room — A well-arranged living room can make the space more inviting and functional.
• Both Adding a smart home system — A smart home system can increase convenience and add value to the property.
• Both Upgrading the kitchen backsplash — A fresh backsplash can modernize the kitchen and add value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Reorganizing furniture in the living room — A well-arranged living room can make the space more inviting and functional. ↑
• Both Adding a smart home system — A smart home system can increase convenience and add value to the property. ↑
• Both Upgrading the kitchen backsplash — A fresh backsplash can modernize the kitchen and add value to the property. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

2 events — show timeline

• 2026-04-22 Listed $259,850 FMLS
• 2026-04-22 Listed $259,850 GAMLS