The McGinnis Plan · Kingston, GA 30145

$282,990

4 bd · 2.5 ba · 2,372 sqft · SingleFamily · 634 Days on market

Excellent condition ↓ 5% 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).

• Cash flow +8.0/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The McGinnis is a two-story plan with a welcoming wide entry leading to a traditional dining room perfect for entertaining. The kitchen and family room live to the rear of the home, with convenient access to the yard. Upstairs, you'll find the spacious owner's suite and three secondary bedrooms, each with walk-in closets. A large secondary bathroom and ample laundry room are located off the open loft. For flexible living, a study or fifth bedroom and full bath are optional on the first floor.

Key facts

• Access to the yard
• Walk-in closets
• Wide entry

Tags

• WIDE ENTRY
• TRADITIONAL DINING ROOM
• KITCHEN AND FAMILY ROOM
• ACCESS TO THE YARD
• OWNER'S SUITE
• WALK-IN CLOSETS

🏗️ New construction. The $282,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $306,722.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $283k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-315 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (19.3% below list).
• Recommended offer: $228k (19.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#294 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: amenities F, commute F, employment 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: 213 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,618 units permitted in Bartow County in 2024 (265 in 5+ unit buildings).
• This rent runs 37% of the median local income ($74k/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 $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 634 days — a 12% lower offer ($249k) is reasonable based on typical stale-listing flexibility.

Recommended offer $228,409 (19.3% 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 634 days. Have you received any prior offers? Is the seller open to a 19% 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 F-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: 0.74% ✗
• Cap rate: 5.06%
• Cash-on-cash: -4.40%
• DSCR: 0.80
• GRM: 11.2

CMA / ARV

• ARV (median comp): $306,722
• List price: $282,990
• Delta: -7.74%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
812 Kensington St	0.15mi	3/2.5 (-1)	2,231 (-6%)	1mo	$323,900	$145	77
95 Oxford Ln	0.43mi	4/2.5	2,192 (-8%)	4mo	$305,000	$139	64
529 Pemberton St	0.33mi	5/3.0 (+1)	2,232 (-6%)	8mo	$306,000	$137	61
521 Pemberton St	0.39mi	5/3.0 (+1)	2,232 (-6%)	8mo	$305,000	$137	58
76 Oxford Ln	0.56mi	4/2.5	2,486 (+5%)	11mo	$320,000	$129	57
65 Oxford Ln	0.63mi	4/2.5	2,192 (-8%)	8mo	$295,000	$135	51
101 Oxford Ln	0.39mi	5/3.0 (+1)	2,104 (-11%)	10mo	$272,502	$130	47
207 Coventry Ct	0.70mi	5/4.0 (+1)	2,384 (+0%)	11mo	$315,000	$132	46
11 Plymouth Ct	0.75mi	5/3.0 (+1)	2,212 (-7%)	15mo	$295,000	$133	34
44 Oxford Ln	0.74mi	5/3.0 (+1)	2,131 (-10%)	9mo	$302,900	$142	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -23.7%
• Equity multiple: 0.19×
• Total profit: $-69,746
• Equity at exit: $45,733

10-year hold

• IRR: -18.7%
• Equity multiple: -0.01×
• Total profit: $-86,448
• Equity at exit: $26,520

Cash invested: $85,882 (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: 14 active · 9 under contract
• Months of supply: 10.5 mo (10%/mo absorbed)
• Median asking: $294,495 ($142/sqft)
• Median days on market: 133 d
• This list price: 21% of active listings are priced below it
• ARV vs active asking: -8.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30145

• Home prices YoY: -18.3%
• Active inventory: 213
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,284 high
• Mortgage (P&I): −$1,608
• Tax est. 1.5%: −$383 /mo · $4,601/yr
• Insurance: −$128
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-315

Break-even live

Break-even rent $2,683

Max offer price $261,104

Occupancy floor —

Sensitivity live

Price	-10% $-103	-5% $-209	+0% $-315	+5% $-421	+10% $-527
Rent	-10% $-496	-5% $-405	+0% $-315	+5% $-225	+10% $-135
Rate	-1.0pp $-161	-0.5pp $-237	base $-315	+0.5pp $-395	+1.0pp $-476

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: $76,680
• Closing costs: $9,202
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
133 Oxford Ln Kingston, GA	4.0	3.0	1774	$2,200	$1.24	10d	1	0.18mi
133 Oxford Ln Kingston, GA	4.0	3.0	1774	$2,200	$1.24	3d	1	0.18mi
133 Oxford Ln Kingston, GA	4.0	3.0	1774	$2,300	$1.30	5d	1	0.18mi
556 Pemberton St Euharlee, GA	4.0	2.0	1607	$2,250	$1.40	184d	1	0.19mi
128 Oxford Ln Kingston, GA	3.0	2.5	1620	$2,000	$1.23	113d	1	0.19mi
126 Oxford Ln Kingston, GA	5.0	3.0	2232	$2,695	$1.21	10d	1	0.20mi
626 Tudor St Euharlee, GA	5.0	3.0	2232	$2,695	$1.21	113d	1	0.27mi
542 Pemberton St Euharlee, GA	4.0	2.5	1696	$2,500	$1.47	6d	1	0.28mi
522 Pemberton St Euharlee, GA	4.0	3.0	1779	$2,200	$1.24	184d	1	0.37mi
518 Pemberton St Euharlee, GA	4.0	3.0	1808	$2,500	$1.38	10d	1	0.40mi
538 Pemberton St Kingston, GA	4.0	3.0	1808	$2,300	$1.27	184d	1	0.43mi
210 Coventry Ct Kingston, GA	4.0	2.5	2014	$1,889	$0.94	121d	1	0.71mi
10 Plymouth Ct Kingston, GA	3.0	2.5	1606	$1,795	$1.12	184d	1	0.77mi
8 Plymouth Ct Kingston, GA	4.0	2.5	2009	$1,945	$0.97	18d	1	0.78mi
8 Plymouth Ct Kingston, GA	4.0	2.5	2009	$1,986	$0.99	21d	1	0.78mi
8 Plymouth Ct Kingston, GA	4.0	2.5	2009	$1,945	$0.97	10d	1	0.78mi
3 Plymouth Ct Kingston, GA	4.0	3.0	1818	$1,861	$1.02	29d	1	0.79mi

Listing history 50 events

1. 2026-11-08
   days on market $282,990 Active 634 DOM
2. 2026-11-07
   days on market $282,990 Active 633 DOM
3. 2026-11-06
   days on market $282,990 Active 632 DOM
4. 2026-11-05
   days on market $282,990 Active 631 DOM
5. 2026-11-04
   days on market $282,990 Active 630 DOM
6. 2026-11-02
   days on market $282,990 Active 628 DOM
7. 2026-11-01
   days on market $282,990 Active 627 DOM
8. 2026-10-31
   days on market $282,990 Active 626 DOM
9. 2026-10-30
   days on market $282,990 Active 625 DOM
10. 2026-10-29
    days on market $282,990 Active 624 DOM
11. 2026-10-28
    days on market $282,990 Active 623 DOM
12. 2026-10-27
    days on market $282,990 Active 622 DOM
13. 2026-10-26
    days on market $282,990 Active 621 DOM
14. 2026-10-26
    days on market $282,990 Active 620 DOM
15. 2026-10-24
    days on market $282,990 Active 619 DOM
16. 2026-10-23
    days on market $282,990 Active 618 DOM
17. 2026-10-22
    days on market $282,990 Active 617 DOM
18. 2026-10-21
    days on market $282,990 Active 616 DOM
19. 2026-10-20
    days on market $282,990 Active 615 DOM
20. 2026-10-19
    days on market $282,990 Active 614 DOM
21. 2026-10-18
    days on market $282,990 Active 613 DOM
22. 2026-10-17
    days on market $282,990 Active 612 DOM
23. 2026-10-16
    days on market $282,990 Active 611 DOM
24. 2026-10-15
    days on market $282,990 Active 610 DOM
25. 2026-10-14
    days on market $282,990 Active 609 DOM
26. 2026-10-13
    days on market $282,990 Active 608 DOM
27. 2026-10-12
    days on market $282,990 Active 607 DOM
28. 2026-10-11
    days on market $282,990 Active 606 DOM
29. 2026-10-10
    days on market $282,990 Active 605 DOM
30. 2026-10-09
    days on market $282,990 Active 604 DOM
31. 2026-10-08
    days on market $282,990 Active 603 DOM
32. 2026-10-07
    days on market $282,990 Active 602 DOM
33. 2026-10-06
    days on market $282,990 Active 601 DOM
34. 2026-10-05
    days on market $282,990 Active 600 DOM
35. 2026-10-04
    days on market $282,990 Active 599 DOM
36. 2026-10-04
    days on market $282,990 Active 598 DOM
37. 2026-10-02
    days on market $282,990 Active 597 DOM
38. 2026-10-01
    days on market $282,990 Active 596 DOM
39. 2026-09-30
    days on market $282,990 Active 595 DOM
40. 2026-09-29
    days on market $282,990 Active 594 DOM
41. 2026-09-28
    days on market $282,990 Active 593 DOM
42. 2026-09-27
    days on market $282,990 Active 592 DOM
43. 2026-09-26
    days on market $282,990 Active 591 DOM
44. 2026-09-25
    days on market $282,990 Active 590 DOM
45. 2026-09-24
    days on market $282,990 Active 589 DOM
46. 2026-09-23
    days on market $282,990 Active 588 DOM
47. 2026-09-22
    days on market $282,990 Active 587 DOM
48. 2026-09-21
    days on market $282,990 Active 586 DOM
49. 2026-09-20
    days on market $282,990 Active 585 DOM
50. 2026-09-19
    days on market $282,990 Active 584 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,409
• − Mortgage interest: −$17,181
• − Property taxes: −$4,601
• − Insurance: −$1,534
• − Repairs & maintenance: −$2,193
• − Management: −$2,193
• − Depreciation: −$8,923
• Taxable loss: −$9,215
• Est. tax savings @ 24.0%: +$2,212
• After-tax cash flow: $-1,571/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 · 6 photos

Excellent 95/100 None rehab

The McGinnis Plan is a two-story home with a well-maintained exterior and interior. It is in excellent condition and ready for move-in.

Value-add opportunities

• Both Painting the exterior — A fresh coat of paint can enhance curb appeal and increase the home's value ↑
• Both Landscaping improvements — Well-maintained landscaping can improve curb appeal and attract potential buyers ↑
• Both Interior updates — Updating the interior can increase the home's value and attract potential buyers ↑

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

C Composite livability gradescore 63/100

Livability — Kingston

• Score: 63/100
• State rank: #294
• US rank: #16075

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing B+ Health & safety B- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kingston, GA
• County: Bartow · 107,887 people
• Metro: Atlanta-Sandy Springs-Roswell, GA
• Population (ZIP): 9,065
• Household income: $73,995
• Rent vs Own: 10.0% rent · 90.0% own
• Severe rent burden: 1% 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 (88%)
• Race & ethnicity: White 88% Black 5% Two or more races 4% Hispanic / Latino 3%
• Languages at home: 97% English-only · Spanish 3%

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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: ▼ -63.20%
• Current HPI: 282.8922
• Rent YoY: —
• Metro: —
• 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

Price history

-4.8% since first listed

2 events — show timeline

• 2026-03-20 Price Changed $299,900 Zillow
• 2025-02-12 Listed $314,900 Zillow