71 Berkeley Pl · Cartersville, GA 30121

$199,900

2 bd · 2.5 ba · 1,512 sqft · Townhouse public records · 31 Days on market

Built 2002 7,609 sqft lot Est $228k · 12% under $48/mo HOA · 3% of rent ↓ 4% since listing

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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 +14.4/30.0
• ARV discount +13.1/15.0
• DSCR +4.4/10.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• Schools +2.9/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming end-unit townhome in The Village at Grassdale! Situated on a quiet cul-de-sac, this 2BR/2.5BA home offers 1,512 sq ft with two spacious primary suites, each featuring a private bath and walk-in closet. The main level includes an open living area, half bath, and attached one-car garage. Enjoy a fenced backyard and added privacy backing to the Cartersville Country Club easement. Conveniently located near shopping, dining, and Interstate 75. The photos have been generated with AI to show potential after items are removed. We have a new investor loan program with great rates and terms, contact us to learn more, and we can get you approved in 24 hours. This property is being sold as-is. Prospective buyers are encouraged to perform all necessary inspections and evaluations prior to purchase. Do not use ShowingTime. The agent is ONLY transactional. please refer to private remarks for showing instructions. 3D Matterport tour available.

Key facts

• Added privacy
• Quiet cul-de-sac
• End-unit townhome

Tags

• END-UNIT TOWNHOME
• QUIET CUL-DE-SAC
• FENCED BACKYARD
• ADDED PRIVACY

Property features AI

Finance

• Other: Road surface: Paved; Road frontage: County road; County: Bartow, GA
• HOA & community: Annual association fee of $570; Association covers grounds maintenance; Has an association; Community of 2 units; Community features: Near schools, near shopping

Exterior

• Parking: Driveway; 1-car garage; Open parking available; Total of 1 parking space
• Utilities: Public water; Public sewer; 220 volts electric; Cable available, electricity available, phone available, sewer available, water available
• Home design: Two levels; Fixer condition
• Construction: Aluminum siding, brick, and vinyl siding exterior; Composition roof; Slab foundation
• Exterior features: Private yard; Patio; Back yard fencing (wood, fenced)

Interior

• Kitchen: Cabinets; Eat-in kitchen; Dishwasher; Electric range; Refrigerator
• Bedrooms: Two upper-level bedrooms; Bedroom features: Other
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with tub/shower combo
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); Bay window(s); Double pane windows; 1 fireplace in the living room; 1 common wall
• Laundry & utility: Laundry closet on the upper level; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $39 ($465/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 $165k (17.6% below list).
• Recommended offer: $165k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: 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: White Elementary School (math 46% / reading 33%, grade F, #435 of 1,228 statewide, top 37%, 590 students, 55% 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 flat; 200 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 31 days — a 3% lower offer ($194k) 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.

Risks & watch-outs

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

Recommended offer $164,662 (17.6% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.82% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.83%
• DSCR: 1.04
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $228,312
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
96 Benfield Cir	0.12mi	2/2.5	1,498 (-1%)	2mo	$185,000	$123	91
32 Hampton Dr	0.18mi	2/2.5	1,504 (-0%)	6mo	$204,600	$136	86
113 Benfield Cir	0.14mi	2/2.5	1,438 (-5%)	2mo	$210,000	$146	84
42 Berkeley Pl	0.07mi	2/2.5	1,423 (-6%)	6mo	$228,000	$160	82
50 Berkeley Pl	0.07mi	2/2.5	1,640 (+8%)	3mo	$222,000	$135	80
127 Benfield Cir	0.10mi	2/2.5	1,423 (-6%)	22mo	$210,000	$148	67
87 Benfield Cir	0.15mi	2/2.5	1,423 (-6%)	22mo	$215,000	$151	65
28 Hampton Dr	0.17mi	3/2.5 (+1)	1,324 (-12%)	2mo	$219,900	$166	64
21 N Oaks Cir	0.35mi	2/2.5	1,582 (+5%)	16mo	$231,500	$146	62
229 Evergreen Trl Unit D	0.28mi	3/3.0 (+1)	1,330 (-12%)	13mo	$250,000	$188	49
229 Evergreen Trl Unit A	0.28mi	3/3.0 (+1)	1,330 (-12%)	16mo	$269,000	$202	47
229 Evergreen Trail Unit C	0.28mi	3/3.0 (+1)	1,300 (-14%)	13mo	$250,000	$192	46

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 · 0.88% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.40×
• Total profit: $-33,411
• Equity at exit: $29,806

10-year hold

• IRR: -13.3%
• Equity multiple: 0.29×
• Total profit: $-39,637
• Equity at exit: $17,284

Cash invested: $55,972 (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 30121

• Home prices YoY: -13.2%
• Rents YoY: 0.9%
• Active inventory: 200
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,647 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$82 /mo · $990/yr
• Insurance: −$83
• HOA: −$48
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $39

Break-even live

Break-even rent $1,598

Max offer price $199,900

Occupancy floor 93%

Sensitivity live

Price	-10% $152	-5% $95	+0% $39	+5% $-18	+10% $-74
Rent	-10% $-91	-5% $-26	+0% $39	+5% $104	+10% $169
Rate	-1.0pp $139	-0.5pp $90	base $39	+0.5pp $-13	+1.0pp $-66

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
59 Berkeley Pl Cartersville, GA	2.0	2.5	1182	$1,650	$1.40	22d	1	0.03mi
59 Berkeley Pl Cartersville, GA	2.0	2.5	1182	$1,650	$1.40	1d	1	0.03mi
132 Benfield Cir SE #132 Cartersville, GA	2.0	2.5	1532	$1,525	$1.00	45d	1	0.06mi
531 Grassdale Rd Cartersville, GA	2.0	2.0	1140	$1,555	$1.36	45d	1	0.30mi
200 Governors Ct Cartersville, GA	1.0–2.0	1.0–2.0	1130	$1,795	$1.59	0d	10	0.42mi
208 Green Acre Ln Unit 4D Cartersville, GA	2.0	1.5	1200	$1,399	$1.17	45d	1	0.52mi
25 Gilreath Rd NW Cartersville, GA	1.0–2.0	1.0–2.0	1100	$1,250	$1.14	0d	1	0.55mi
6 Cambridge Ct Cartersville, GA	3.0	2.0	1179	$1,575	$1.34	3d	1	0.61mi
338 Peeples Valley Rd NW Cartersville, GA	3.0–4.0	2.5	1614	$1,849	$1.15	0d	14	0.61mi
11 Quail Ct NW Cartersville, GA	2.0	1.5	1050	$1,650	$1.57	0d	1	0.65mi
111 Lipscomb Cir SE Cartersville, GA	3.0	2.5	1764	$2,185	$1.24	0d	22	0.84mi
5000 GA-20 Cartersville, GA	3.0	1.0–2.0	954	$1,735	$1.82	0d	20	1.16mi
1070 Paddington Dr Cartersville, GA	3.0	2.5	1166	$1,550	$1.33	23d	1	1.19mi
111 Ellicott Way Cartersville, GA	3.0	2.5	1421	$2,450	$1.72	14d	1	1.20mi
111 Ellicott Way Cartersville, GA	3.0	3.0	1421	$2,450	$1.72	17d	1	1.20mi
1117 Union Pacific Way Cartersville, GA	3.0	2.5	1421	$1,645	$1.16	4d	1	1.22mi
106 Ellicott Way Cartersville, GA	3.0	3.0	1421	$2,300	$1.62	17d	1	1.22mi
239 Grand Central Way Cartersville, GA	3.0	2.5	1420	$1,695	$1.19	45d	1	1.24mi
1045 Paddington Dr Cartersville, GA	3.0	3.0	1421	$2,300	$1.62	17d	1	1.24mi
1045 Paddington Dr Cartersville, GA	3.0	2.5	1421	$2,300	$1.62	14d	1	1.24mi
223 Grand Central Way Cartersville, GA	3.0	2.5	1421	$1,600	$1.13	9d	1	1.25mi
1042 Paddington Dr Cartersville, GA	3.0	2.5	1421	$2,300	$1.62	26d	1	1.26mi
366 Penn Station Way Cartersville, GA	3.0	2.5	1420	$1,499	$1.06	45d	1	1.29mi
459 Union Station St Cartersville, GA	2.0	2.5	1420	$1,449	$1.02	6d	1	1.31mi
455 Union Station St Cartersville, GA	3.0	2.5	1420	$1,549	$1.09	4d	1	1.31mi
1016 Paddington Dr Cartersville, GA	3.0	2.5	1420	$1,499	$1.06	26d	1	1.31mi
1016 Paddington Dr Cartersville, GA	3.0	2.5	1420	$1,499	$1.06	9d	1	1.31mi
1016 Paddington Dr Cartersville, GA	3.0	2.5	1420	$1,499	$1.06	23d	1	1.31mi
1012 Paddington Dr Cartersville, GA	3.0	2.5	1420	$1,549	$1.09	9d	1	1.32mi
1012 Paddington Dr Cartersville, GA	3.0	2.5	1420	$1,549	$1.09	23d	1	1.32mi
1012 Paddington Dr Cartersville, GA	3.0	2.5	1420	$1,549	$1.09	26d	1	1.32mi
410 Union Station St Cartersville, GA	3.0	3.0	1420	$1,750	$1.23	45d	1	1.32mi
404 Union Station St Cartersville, GA	2.0	2.5	1420	$1,449	$1.02	45d	1	1.33mi
425 Union Station St Cartersville, GA	3.0	2.5	1420	$1,499	$1.06	5d	1	1.33mi
421 Union Station St Cartersville, GA	2.0	2.5	1420	$1,449	$1.02	45d	1	1.34mi
421 Union Station St Cartersville, GA	2.0	2.5	1420	$1,449	$1.02	22d	1	1.34mi
1002 Depot St Cartersville, GA	2.0	2.5	1420	$1,449	$1.02	45d	1	1.35mi
1002 Depot St Cartersville, GA	2.0	2.5	1420	$1,449	$1.02	26d	1	1.35mi
15 Jordan Rd SE Cartersville, GA	2.0	2.5	1239	$1,295	$1.05	23d	1	1.40mi
15 Jordan Rd SE Cartersville, GA	2.0	2.5	1239	$1,250	$1.01	9d	1	1.40mi

HOA detail

• Monthly dues: $48 · $576/yr

Listing history 16 events

1. 2026-06-21
   days on market $199,900 Active 31 DOM
2. 2026-06-18
   days on market $199,900 Active 28 DOM
3. 2026-06-17
   days on market $199,900 Active 27 DOM
4. 2026-06-16
   days on market $199,900 Active 26 DOM
5. 2026-06-15
   days on market $199,900 Active 25 DOM
6. 2026-06-13
   days on market $199,900 Active 23 DOM
7. 2026-06-09
   days on market $199,900 Active 19 DOM
8. 2026-06-08
   pricedays on market $199,900 Active 18 DOM

   Show marketing remark (966 chars)

   Welcome to this charming end-unit townhome in The Village at Grassdale! Situated on a quiet cul-de-sac, this 2BR/2.5BA home offers 1,512 sq ft with two spacious primary suites, each featuring a private bath and walk-in closet. The main level includes an open living area, half bath, and attached one-car garage. Enjoy a fenced backyard and added privacy backing to the Cartersville Country Club easement. Conveniently located near shopping, dining, and Interstate 75. The photos have been generated with AI to show potential after items are removed. We have a new investor loan program with great rates and terms, contact us to learn more, and we can get you approved in 24 hours. This property is being sold as-is. Prospective buyers are encouraged to perform all necessary inspections and evaluations prior to purchase. Do not use ShowingTime. The agent is ONLY transactional. please refer to private remarks for showing instructions. 3D Matterport tour available.

9. 2026-06-07
   days on market $209,000 Active 17 DOM
10. 2026-06-04
    days on market $209,000 Active 14 DOM
11. 2026-06-03
    days on market $209,000 Active 13 DOM
12. 2026-06-02
    days on market $209,000 Active 12 DOM
13. 2026-06-01
    days on market $209,000 Active 11 DOM
14. 2026-05-31
    days on market $209,000 Active 10 DOM
15. 2026-05-21
    listed $209,000 Active

    Show marketing remark (966 chars)

    Welcome to this charming end-unit townhome in The Village at Grassdale! Situated on a quiet cul-de-sac, this 2BR/2.5BA home offers 1,512 sq ft with two spacious primary suites, each featuring a private bath and walk-in closet. The main level includes an open living area, half bath, and attached one-car garage. Enjoy a fenced backyard and added privacy backing to the Cartersville Country Club easement. Conveniently located near shopping, dining, and Interstate 75. The photos have been generated with AI to show potential after items are removed. We have a new investor loan program with great rates and terms, contact us to learn more, and we can get you approved in 24 hours. This property is being sold as-is. Prospective buyers are encouraged to perform all necessary inspections and evaluations prior to purchase. Do not use ShowingTime. The agent is ONLY transactional. please refer to private remarks for showing instructions. 3D Matterport tour available.

16. 2026-05-21
    listed $209,000 New 966-char remark

    Show marketing remark (966 chars)

    Welcome to this charming end-unit townhome in The Village at Grassdale! Situated on a quiet cul-de-sac, this 2BR/2.5BA home offers 1,512 sq ft with two spacious primary suites, each featuring a private bath and walk-in closet. The main level includes an open living area, half bath, and attached one-car garage. Enjoy a fenced backyard and added privacy backing to the Cartersville Country Club easement. Conveniently located near shopping, dining, and Interstate 75. The photos have been generated with AI to show potential after items are removed. We have a new investor loan program with great rates and terms, contact us to learn more, and we can get you approved in 24 hours. This property is being sold as-is. Prospective buyers are encouraged to perform all necessary inspections and evaluations prior to purchase. Do not use ShowingTime. The agent is ONLY transactional. please refer to private remarks for showing instructions. 3D Matterport tour available.

ⓘ 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: $990 · $82/mo
• Projected year-2 tax: $1,839 · $153/mo
• Expected delta: +$850/yr (+$71/mo · 85.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,759
• − Mortgage interest: −$11,198
• − Property taxes: −$990
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,581
• − Management: −$1,581
• − HOA: −$576
• − Depreciation: −$5,815
• Taxable loss: −$2,980
• Est. tax savings @ 24.0%: +$715
• After-tax cash flow: $1,181/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): 25,989
• Household income: $78,366
• Rent vs Own: 35.9% rent · 64.1% own
• Severe rent burden: 731.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 12% Black 12% Two or more races 8%
• Hispanic origin (detail): Mexican 9% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 1% Romanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 9% Other Indo-European 1% Russian/Polish/Slavic 0%

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: ▼ -47.71%
• Current HPI: 314.4117
• Rent YoY: ▲ 0.88%
• 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

-4.4% since first listed

4 events — show timeline

• 2026-06-08 Price Changed $199,900 GAMLS
• 2026-06-08 Price Changed $199,900 FMLS
• 2026-05-21 Listed $209,000 FMLS
• 2026-05-21 Listed $209,000 GAMLS

Property tax history

+0.3%/yr

Latest (2025): $990 · -6.7% YoY. Source: county tax records.