45 Jackson Dr SE · Cartersville, GA 30121

$130,000

3 bd · 1.0 ba · 1,072 sqft · SingleFamily public records · 15 Days on market

Built 1945 0.25 ac lot Est $233k · 44% under

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Why this score? — see what drove the B- 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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +6.7/10.0
• Livability +3.7/5.0
• 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

Great opportunity for investors, renovators, or buyers looking for a project in a convenient Cartersville location. This property offers solid potential with a functional layout and a level lot, but will require repairs and updates throughout. Located close to downtown Cartersville, shopping, dining, and major commuter routes. Highest and best offers will be due April 15th, 2026.

Key facts

• Level lot
• Functional layout
• Close to downtown

Tags

• CARTERSVILLE LOCATION
• FUNCTIONAL LAYOUT
• LEVEL LOT
• CLOSE TO DOWNTOWN
• SHOPPING AND DINING
• MAJOR COMMUTER ROUTES

Property features AI

Exterior

• Utilities: Public water; Septic tank for sewer; Electric: Other; Utilities: Other
• Home design: One-level home
• Construction: Construction materials: Other; Crawl space foundation
• Exterior features: Back yard fencing; Deck; Exterior materials: Other; Roof: Other

Interior

• Kitchen: Kitchen features: Other; Appliances: Other
• Bedrooms: Three main-level bedrooms; Bedroom features: Other
• Flooring: Flooring: Other
• Bathrooms: One full bathroom; Master bath with tub/shower combo; One main-level bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open-concept dining area; Attic; Living room; Mud room laundry area; Crawl space basement; No shared/common walls; Fixer condition
• Laundry & utility: Mud room for laundry/utility

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: 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: 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: Rents flat; 200 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 11y ago 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

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• 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 $128,050 (1.5% below list)

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.17% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.55%
• DSCR: 1.47
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $232,624
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
821 Cassville Rd	0.36mi	3/1.0	1,048 (-2%)	18mo	$251,500	$240	64
55 Jim Dr SE	0.42mi	3/1.0	1,080 (+1%)	23mo	$230,000	$213	60
55 Jim Dr	0.42mi	3/1.0	1,080 (+1%)	23mo	$230,000	$213	60
10 Casey Ln	0.18mi	3/1.5	1,211 (+13%)	12mo	$265,000	$219	58
22 Iron Belt Rd SE	0.64mi	2/2.0 (-1)	1,100 (+3%)	3mo	$135,000	$123	54
21 Heritage Cv	0.19mi	3/2.0	1,189 (+11%)	22mo	$260,000	$219	50
12 David St	0.69mi	3/1.0	1,168 (+9%)	7mo	$110,000	$94	47
20 E Iron Belt Rd	0.65mi	2/1.0 (-1)	928 (-13%)	14mo	$201,000	$217	31

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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-3,847
• Equity at exit: $19,383

10-year hold

• IRR: 4.3%
• Equity multiple: 1.29×
• Total profit: $10,440
• Equity at exit: $11,240

Cash invested: $36,400 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,524 high
• Mortgage (P&I): −$682
• Tax from tax record: −$148 /mo · $1,776/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $320

Break-even live

Break-even rent $1,119

Max offer price $130,000

Occupancy floor 74%

Sensitivity live

Price	-10% $394	-5% $357	+0% $320	+5% $283	+10% $247
Rent	-10% $200	-5% $260	+0% $320	+5% $380	+10% $441
Rate	-1.0pp $386	-0.5pp $353	base $320	+0.5pp $286	+1.0pp $252

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 Paige St Unit 1 Cartersville, GA	2.0	1.0	992	$1,150	$1.16	45d	1	0.12mi
28 Paige St Cartersville, GA	2.0	1.0	1000	$1,400	$1.40	19d	1	0.13mi
15 Jordan Rd SE Cartersville, GA	2.0	2.5	1239	$1,295	$1.05	24d	1	0.45mi
15 Jordan Rd SE Cartersville, GA	2.0	2.5	1239	$1,250	$1.01	9d	1	0.45mi
11-17 Jordan Rd SE Unit 15 Cartersville, GA	2.0	2.5	1204	$1,250	$1.04	9d	1	0.45mi
208 Green Acre Ln Unit 4D Cartersville, GA	2.0	1.5	1200	$1,399	$1.17	45d	1	0.50mi
215 Green Acre Ln Unit B Cartersville, GA	2.0	1.0	968	$1,450	$1.50	14d	1	0.57mi
201 Iron Belt Ct Cartersville, GA	2.0	1.5	1008	$1,250	$1.24	0d	1	0.70mi
15 Brighton Ct Cartersville, GA	4.0	3.0	1490	$1,950	$1.31	5d	1	0.72mi
200 Governors Ct Cartersville, GA	1.0–2.0	1.0–2.0	1130	$1,795	$1.59	0d	10	0.73mi
531 Grassdale Rd Cartersville, GA	2.0	2.0	1140	$1,555	$1.36	45d	1	0.78mi
6 Cambridge Ct Cartersville, GA	3.0	2.0	1179	$1,575	$1.34	4d	1	0.78mi
11 Quail Ct NW Cartersville, GA	2.0	1.5	1050	$1,650	$1.57	0d	1	0.87mi
25 Gilreath Rd NW Cartersville, GA	1.0–2.0	1.0–2.0	1100	$1,250	$1.14	0d	1	0.93mi
59 Berkeley Pl Cartersville, GA	2.0	2.5	1182	$1,650	$1.40	1d	1	0.98mi
59 Berkeley Pl Cartersville, GA	2.0	2.5	1182	$1,650	$1.40	22d	1	0.98mi
124 Evergreen Trl SE Unit A Cartersville, GA	2.0	1.0	850	$1,500	$1.76	26d	1	0.99mi
124 Evergreen Trl SE Unit C Cartersville, GA	2.0	1.0	850	$1,350	$1.59	26d	1	0.99mi

Listing history 42 events

1. 2026-05-07
   status Pending Offer Approval 383-char remark

   Show marketing remark (383 chars)

   Great opportunity for investors, renovators, or buyers looking for a project in a convenient Cartersville location. This property offers solid potential with a functional layout and a level lot, but will require repairs and updates throughout. Located close to downtown Cartersville, shopping, dining, and major commuter routes. Highest and best offers will be due April 15th, 2026.

2. 2026-05-07
   status Pending

   Show marketing remark (383 chars)

   Great opportunity for investors, renovators, or buyers looking for a project in a convenient Cartersville location. This property offers solid potential with a functional layout and a level lot, but will require repairs and updates throughout. Located close to downtown Cartersville, shopping, dining, and major commuter routes. Highest and best offers will be due April 15th, 2026.

3. 2026-05-04
   status Back On Market 383-char remark

   Show marketing remark (383 chars)

   Great opportunity for investors, renovators, or buyers looking for a project in a convenient Cartersville location. This property offers solid potential with a functional layout and a level lot, but will require repairs and updates throughout. Located close to downtown Cartersville, shopping, dining, and major commuter routes. Highest and best offers will be due April 15th, 2026.

4. 2026-05-04
   status Active

   Show marketing remark (383 chars)

   Great opportunity for investors, renovators, or buyers looking for a project in a convenient Cartersville location. This property offers solid potential with a functional layout and a level lot, but will require repairs and updates throughout. Located close to downtown Cartersville, shopping, dining, and major commuter routes. Highest and best offers will be due April 15th, 2026.

5. 2026-04-27
   status Pending Offer Approval 383-char remark

   Show marketing remark (383 chars)

   Great opportunity for investors, renovators, or buyers looking for a project in a convenient Cartersville location. This property offers solid potential with a functional layout and a level lot, but will require repairs and updates throughout. Located close to downtown Cartersville, shopping, dining, and major commuter routes. Highest and best offers will be due April 15th, 2026.

6. 2026-04-01
   listed $130,000 New 383-char remark

   Show marketing remark (383 chars)

   Great opportunity for investors, renovators, or buyers looking for a project in a convenient Cartersville location. This property offers solid potential with a functional layout and a level lot, but will require repairs and updates throughout. Located close to downtown Cartersville, shopping, dining, and major commuter routes. Highest and best offers will be due April 15th, 2026.

7. 2026-04-01
   listed $130,000 Active

   Show marketing remark (383 chars)

   Great opportunity for investors, renovators, or buyers looking for a project in a convenient Cartersville location. This property offers solid potential with a functional layout and a level lot, but will require repairs and updates throughout. Located close to downtown Cartersville, shopping, dining, and major commuter routes. Highest and best offers will be due April 15th, 2026.

8. 2026-03-24
   historical
9. 2026-03-24
   historical
10. 2026-03-16
    price $205,000
11. 2026-03-16
    price $205,000
12. 2026-02-06
    listed $215,000 Active
13. 2026-02-06
    listed $215,000 New
14. 2022-05-27
    soldstatus $205,000
15. 2022-05-26
    soldstatus $205,000 Closed
16. 2022-05-26
    soldstatus $205,000 Sold
17. 2022-05-07
    historical Active Under Contract
18. 2022-05-07
    status Under Contract
19. 2022-04-28
    price $205,000
20. 2022-04-27
    price $205,000
21. 2022-04-11
    status Active
22. 2022-04-09
    historical
23. 2022-04-08
    status Active
24. 2022-03-24
    status Under Contract
25. 2022-03-24
    status Pending
26. 2022-03-04
    price $210,000
27. 2022-03-04
    price $210,000
28. 2022-01-28
    price $215,000
29. 2022-01-28
    price $215,000
30. 2022-01-07
    listed $219,000 Active
31. 2022-01-07
    listed $219,000 New
32. 2015-11-20
    soldstatus $23,900 Sold
33. 2015-11-20
    soldstatus $23,900 Sold
34. 2015-11-10
    status Under Contract
35. 2015-11-10
    historical Contingent - Due Diligence
36. 2015-10-14
    listed $23,900 New
37. 2015-10-14
    listed $23,900 Active
38. 2006-10-23
    soldstatus $52,000
39. 2001-06-01
    soldstatus $39,800
40. 1997-09-01
    soldstatus $36,500
41. 1996-01-01
    soldstatus $10,000
42. 1984-03-01
    soldstatus $10,000

ⓘ 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: $1,776 · $148/mo
• Projected year-2 tax: $1,776 · $148/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $18,288
• − Mortgage interest: −$7,282
• − Property taxes: −$1,776
• − Insurance: −$650
• − Repairs & maintenance: −$1,463
• − Management: −$1,463
• − Depreciation: −$3,782
• Taxable income: $1,873
• Est. tax owed @ 24.0%: −$449
• After-tax cash flow: $3,392/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

+1200.0% since first listed

42 events — show timeline

• 2026-05-07 Pending — GAMLS
• 2026-05-07 Pending — FMLS
• 2026-05-04 Relisted — GAMLS
• 2026-05-04 Relisted — FMLS
• 2026-04-27 Pending — GAMLS
• 2026-04-01 Listed $130,000 FMLS
• 2026-04-01 Listed $130,000 GAMLS
• 2026-03-24 Listing Removed — GAMLS
• 2026-03-24 Listing Removed — FMLS
• 2026-03-16 Price Changed $205,000 GAMLS
• 2026-03-16 Price Changed $205,000 FMLS
• 2026-02-06 Listed $215,000 GAMLS
• 2026-02-06 Listed $215,000 FMLS
• 2022-05-27 Sold (Public Records) $205,000 Public Records
• 2022-05-26 Sold (MLS) $205,000 GAMLS
• 2022-05-26 Sold (MLS) $205,000 FMLS
• 2022-05-07 Contingent — FMLS
• 2022-05-07 Pending — GAMLS
• 2022-04-28 Price Changed $205,000 FMLS
• 2022-04-27 Price Changed $205,000 GAMLS
• 2022-04-11 Relisted — GAMLS
• 2022-04-09 Listing Removed — GAMLS
• 2022-04-08 Relisted — FMLS
• 2022-03-24 Pending — GAMLS
• 2022-03-24 Pending — FMLS
• 2022-03-04 Price Changed $210,000 FMLS
• 2022-03-04 Price Changed $210,000 GAMLS
• 2022-01-28 Price Changed $215,000 FMLS
• 2022-01-28 Price Changed $215,000 GAMLS
• 2022-01-07 Listed $219,000 GAMLS
• 2022-01-07 Listed $219,000 FMLS
• 2015-11-20 Sold (MLS) $23,900 GAMLS
• 2015-11-20 Sold (MLS) $23,900 FMLS
• 2015-11-10 Pending — GAMLS
• 2015-11-10 Contingent — FMLS
• 2015-10-14 Listed $23,900 GAMLS
• 2015-10-14 Listed $23,900 FMLS
• 2006-10-23 Sold (Public Records) $52,000 Public Records
• 2001-06-01 Sold (Public Records) $39,800 Public Records
• 1997-09-01 Sold (Public Records) $36,500 Public Records
• 1996-01-01 Sold (Public Records) $10,000 Public Records
• 1984-03-01 Sold (Public Records) $10,000 Public Records

Property tax history

+9.2%/yr

Latest (2025): $1,776 · +3.0% YoY. Source: county tax records.