1021 Stiles Cir · Euharlee, GA 30120

$279,900

3 bd · 2.5 ba · 1,730 sqft · SingleFamily · 55 Days on market

Built 2026 $162/sqft · 13% below area Est $322k · 13% under

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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 +8.5/30.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Move in Ready July! The Maddux II plan by Smith Douglas Homes is located in Townes at The Stiles community. This beautifully designed 3-bedroom, 2.5-bath townhome offering a perfect blend of style, comfort, and low-maintenance living. The thoughtfully crafted open-concept layout features a spacious kitchen, dining, and living area that flows seamlessly to the rear patio and fenced backyardideal for entertaining and everyday living. A sleek linear fireplace in the family room serves as a stunning focal point, adding warmth and a modern touch to the space. The modern kitchen is equipped with granite countertops, providing both durability and elegance, along with white 42" stone gray cabi

Key facts

• Spacious kitchen
• Linear fireplace
• Rear patio

Tags

• OPEN CONCEPT LAYOUT
• SPACIOUS KITCHEN
• REAR PATIO
• FENCED BACKYARD
• LINEAR FIREPLACE
• GRANITE COUNTERTOPS

Property features AI

Finance

• Other: Address: 1021 Stiles Cir, Cartersville, GA 30120; List price: $279,900

Exterior

• Parking: 2 parking spaces
• Utilities: Natural gas; Electric; Central air (cooling)
• Home design: Spec new construction, plan: The Maddux II; Active listing

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating; Electric heating; Heat pump; Central air conditioning
• Interior features: Open living area (1,730 finished area)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-244 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (12.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (23.6% below list).
• Recommended offer: $214k (23.6% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 4.1% in Euharlee — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: schools D+, amenities F, 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.

Recommended offer $213,919 (23.6% 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 55 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.76% ✗
• Cap rate: 5.25%
• Cash-on-cash: -3.74%
• DSCR: 0.83
• GRM: 10.9

CMA / ARV

• ARV (median comp): $322,312
• List price: $279,900
• Delta: -13.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 Mountain Trail Ct SW	0.45mi	3/2.5	1,768 (+2%)	2mo	$329,000	$186	74
45 Vinnings Ln	0.31mi	3/3.0	1,642 (-5%)	2mo	$342,500	$209	74
25 Stiles Ct SW	0.06mi	4/3.0 (+1)	1,650 (-5%)	14mo	$312,000	$189	71
20 Mountainview Ct SW	0.23mi	3/2.0	1,524 (-12%)	4mo	$335,000	$220	64
12 Black Jack Mountain Cir SW	0.25mi	4/2.0 (+1)	1,606 (-7%)	7mo	$270,000	$168	64
11 Woodhaven Ct SW	0.38mi	3/2.0	1,527 (-12%)	6mo	$325,000	$213	56
46 Mission Ridge Dr SW	0.33mi	4/2.0 (+1)	1,863 (+8%)	12mo	$275,500	$148	55
106 Adams Chapel Rd SW	0.33mi	4/2.5 (+1)	1,921 (+11%)	8mo	$312,000	$162	55
20 Ridgeview Ct SW	0.67mi	4/2.0 (+1)	1,736 (+0%)	13mo	$312,500	$180	51
42 Fairfield Dr SW	0.74mi	2/3.0 (-1)	1,815 (+5%)	8mo	$303,000	$167	44

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: -26.0%
• Equity multiple: 0.14×
• Total profit: $-67,156
• Equity at exit: $41,734

10-year hold

• IRR: -36.5%
• Equity multiple: -0.31×
• Total profit: $-102,616
• Equity at exit: $24,201

Cash invested: $78,372 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,139 high
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,198/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $-244

Break-even live

Break-even rent $2,449

Max offer price $244,540

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28 Stiles Ct SW Cartersville, GA	4.0	3.0	1848	$2,111	$1.14	2d	1	0.04mi
31 Vinnings Ln SW Unit 31 Cartersville, GA	3.0	2.0	1964	$2,185	$1.11	12d	1	0.24mi
125 Chapel Meadow Ln SW Cartersville, GA	4.0	2.5	2095	$2,119	$1.01	22d	1	0.51mi
140 Chapel Meadow Ln SW Cartersville, GA	4.0	2.5	2095	$2,199	$1.05	43d	1	0.54mi
190 Malbone St SW Cartersville, GA	3.0	2.5	1824	$1,861	$1.02	7d	1	0.86mi
126 Couper Way Cartersville, GA	4.0	2.0	2100	$2,300	$1.10	24d	1	1.07mi
15 Westminster Dr SW Euharlee, GA	4.0	2.0	1708	$1,940	$1.14	5d	1	1.25mi

Listing history 14 events

1. 2026-06-18
   days on market $279,900 Active 55 DOM
2. 2026-06-17
   days on market $279,900 Active 54 DOM
3. 2026-06-16
   days on market $279,900 Active 53 DOM
4. 2026-06-15
   days on market $279,900 Active 52 DOM
5. 2026-06-13
   pricedays on market $279,900 Active 50 DOM
6. 2026-06-09
   days on market $289,900 Active 46 DOM
7. 2026-06-08
   days on market $289,900 Active 45 DOM
8. 2026-06-07
   days on market $289,900 Active 44 DOM
9. 2026-06-04
   days on market $289,900 Active 41 DOM
10. 2026-06-03
    days on market $289,900 Active 40 DOM
11. 2026-06-02
    days on market $289,900 Active 39 DOM
12. 2026-06-01
    days on market $289,900 Active 38 DOM
13. 2026-05-31
    days on market $289,900 Active 37 DOM
14. 2026-04-25
    listed $289,900 Active 1502-char remark

ⓘ 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: $25,670
• − Mortgage interest: −$15,679
• − Property taxes: −$4,198
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,054
• − Management: −$2,054
• − Depreciation: −$8,143
• Taxable loss: −$7,856
• Est. tax savings @ 24.0%: +$1,886
• 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.

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

• County: Bartow County · 85,497 people
• 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