68 Timber Ridge Dr · Cartersville, GA 30121

$200,000

2 bd · 2.5 ba · 1,403 sqft · SingleFamily public records · 101 Days on market

Built 2003 2,178 sqft lot $143/sqft · 7% below area Est $216k · 7% under $55/mo HOA · 3% 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).

• Cash flow +11.2/30.0
• ARV discount +10.8/15.0
• Livability +3.7/5.0
• DSCR +3.3/10.0
• 1% rule +3.1/10.0
• 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

Inviting move in ready home only minutes from I 75 and downtown Cartersville with lots of shopping and great restaurants. Newly painted interior with new flooring, covered front deck and new large back deck for entertaining and grilling out. Nice back yard for kids and a large community playground. Spacious bedrooms, eat in kitchen and being an End unit makes this home even more desirable. NEW ROOF Contact Brenda and let's arrange a showing.

Key facts

• Covered front porch
• Private back
• End unit

Tags

• MOVE IN READY
• NEWLY PAINTED
• COVERED FRONT PORCH
• NEW DECK
• PRIVATE BACK
• END UNIT

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-78 ($-940/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (18.9% below list).
• Recommended offer: $162k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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 flat; 197 active listings in the ZIP; 26 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y ago; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $200k implies a 401% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,184 (18.9% 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 101 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 5.82%
• Cash-on-cash: -1.68%
• DSCR: 0.93
• GRM: 10.3

CMA / ARV

• ARV (median comp): $215,813
• List price: $200,000
• Delta: -7.33%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
47 White Oak Dr SE	0.54mi	3/2.0 (+1)	1,457 (+4%)	3mo	$350,000	$240	59
131 Roosevelt St	0.50mi	3/2.0 (+1)	1,400 (-0%)	13mo	$270,000	$193	58
101 Lewis Dr	0.58mi	3/2.0 (+1)	1,569 (+12%)	0mo	$286,000	$182	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: -21.4%
• Equity multiple: 0.27×
• Total profit: $-40,773
• Equity at exit: $29,821

10-year hold

• IRR: -20.8%
• Equity multiple: 0.01×
• Total profit: $-55,206
• Equity at exit: $17,292

Cash invested: $56,000 (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: 197
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,622 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$172 /mo · $2,069/yr
• Insurance: −$83
• HOA: −$55
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $-78

Break-even live

Break-even rent $1,721

Max offer price $186,168

Occupancy floor 100%

Sensitivity live

Price	-10% $35	-5% $-22	+0% $-78	+5% $-135	+10% $-192
Rent	-10% $-206	-5% $-142	+0% $-78	+5% $-14	+10% $50
Rate	-1.0pp $22	-0.5pp $-27	base $-78	+0.5pp $-130	+1.0pp $-183

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
78 Timber Ridge Dr Cartersville, GA	2.0	2.0	1155	$1,600	$1.39	44d	1	0.03mi
89 Timber Ridge Dr Cartersville, GA	1.0	1.0	1450	$680	$0.47	44d	1	0.06mi
38 Timber Ridge Dr Cartersville, GA	2.0	2.5	1236	$1,500	$1.21	44d	1	0.08mi
27 Corinth Rd Cartersville, GA	2.0	2.5	1200	$1,550	$1.29	44d	1	0.11mi
21 Timber Ridge Dr Cartersville, GA	2.0	3.0	1140	$1,600	$1.40	44d	1	0.12mi
60 Fairview St Cartersville, GA	3.0	2.0	1320	$1,631	$1.24	22d	1	0.39mi
45 Wyndham Ct SE Cartersville, GA	3.0	2.0	1347	$1,749	$1.30	0d	1	0.82mi
180 Center Rd SE Cartersville, GA	3.0	2.5	1808	$1,876	$1.04	0d	7	0.83mi
22 Wells St Cartersville, GA	3.0	2.0	1144	$2,800	$2.45	44d	1	0.83mi
46 Wyndham Ct Cartersville, GA	3.0	2.0	1347	$1,699	$1.26	16d	1	0.84mi
180 Center Rd Unit Waterford Cartersville, GA	3.0	2.5	1824	$2,050	$1.12	0d	1	0.96mi
180 Center Rd Unit Aberdeen Cartersville, GA	3.0	2.5	1775	$1,999	$1.13	0d	1	0.96mi
100 Everton Pl Cartersville, GA	2.0–3.0	2.5	1356	$1,769	$1.30	2d	20	1.00mi
1706 Stonehaven Cir Unit 1706 Cartersville, GA	3.0	2.0	1100	$1,449	$1.32	6d	1	1.03mi
1702 Stonehaven Cir Cartersville, GA	3.0	2.0	1100	$1,449	$1.32	6d	1	1.04mi
402 Stonehaven Cir Unit 402 Cartersville, GA	3.0	2.0	1200	$1,499	$1.25	22d	1	1.05mi
1806 Stonehaven Cir Unit 1806 Cartersville, GA	3.0	2.0	1400	$1,500	$1.07	12d	1	1.05mi
300 Stonehaven Cir Cartersville, GA	3.0	2.0	1100	$1,500	$1.36	44d	1	1.06mi
400 Stonehaven Cir Unit 400 Cartersville, GA	3.0	2.0	1200	$1,499	$1.25	22d	1	1.06mi
400 Stonehaven Cir Cartersville, GA	2.0	2.0	1100	$1,499	$1.36	0d	1	1.06mi
100 Bethel Pl Cartersville, GA	1.0–3.0	1.0–2.5	1093	$1,689	$1.55	2d	39	1.07mi
144 N Erwin St Cartersville, GA	2.0	2.0	1224	$1,360	$1.11	8d	1	1.15mi
100 Overlook Pkwy SE Cartersville, GA	1.0–2.0	1.0–2.0	996	$1,620	$1.63	5d	23	1.25mi
28 Quail Run Cartersville, GA	3.0	2.0	1129	$1,839	$1.63	8d	1	1.25mi
51 Ridge Row Dr Unit 207 Cartersville, GA	2.0	2.0	950	$1,400	$1.47	44d	1	1.34mi
75 Overlook Pkwy SE Cartersville, GA	1.0–2.0	1.0–2.0	966	$1,727	$1.79	2d	17	1.40mi

HOA detail

• Monthly dues: $55 · $660/yr

Listing history 30 events

1. 2026-06-18
   days on market $200,000 Active 101 DOM
2. 2026-06-17
   days on market $200,000 Active 100 DOM
3. 2026-06-16
   days on market $200,000 Active 99 DOM
4. 2026-06-15
   days on market $200,000 Active 98 DOM
5. 2026-06-13
   days on market $200,000 Active 96 DOM
6. 2026-06-09
   days on market $200,000 Active 92 DOM
7. 2026-06-08
   days on market $200,000 Active 91 DOM
8. 2026-06-07
   days on market $200,000 Active 90 DOM
9. 2026-06-04
   days on market $200,000 Active 87 DOM
10. 2026-06-03
    days on market $200,000 Active 86 DOM
11. 2026-06-02
    days on market $200,000 Active 85 DOM
12. 2026-06-02
    price $200,000 Active 84 DOM
13. 2026-06-01
    days on market $215,000 Active 84 DOM
14. 2026-05-31
    days on market $215,000 Active 83 DOM
15. 2026-04-21
    price $215,000 445-char remark

    Show marketing remark (445 chars)

    Inviting move in ready home only minutes from I 75 and downtown Cartersville with lots of shopping and great restaurants. Newly painted interior with new flooring, covered front deck and new large back deck for entertaining and grilling out. Nice back yard for kids and a large community playground. Spacious bedrooms, eat in kitchen and being an End unit makes this home even more desirable. NEW ROOF Contact Brenda and let's arrange a showing.

16. 2026-04-21
    price $215,000 445-char remark

    Show marketing remark (445 chars)

    Inviting move in ready home only minutes from I 75 and downtown Cartersville with lots of shopping and great restaurants. Newly painted interior with new flooring, covered front deck and new large back deck for entertaining and grilling out. Nice back yard for kids and a large community playground. Spacious bedrooms, eat in kitchen and being an End unit makes this home even more desirable. NEW ROOF Contact Brenda and let's arrange a showing.

17. 2026-04-14
    price $224,500 445-char remark

    Show marketing remark (445 chars)

    Inviting move in ready home only minutes from I 75 and downtown Cartersville with lots of shopping and great restaurants. Newly painted interior with new flooring, covered front deck and new large back deck for entertaining and grilling out. Nice back yard for kids and a large community playground. Spacious bedrooms, eat in kitchen and being an End unit makes this home even more desirable. NEW ROOF Contact Brenda and let's arrange a showing.

18. 2026-04-13
    price $224,500 445-char remark

    Show marketing remark (445 chars)

    Inviting move in ready home only minutes from I 75 and downtown Cartersville with lots of shopping and great restaurants. Newly painted interior with new flooring, covered front deck and new large back deck for entertaining and grilling out. Nice back yard for kids and a large community playground. Spacious bedrooms, eat in kitchen and being an End unit makes this home even more desirable. NEW ROOF Contact Brenda and let's arrange a showing.

19. 2026-03-25
    status Back On Market 445-char remark

    Show marketing remark (445 chars)

    Inviting move in ready home only minutes from I 75 and downtown Cartersville with lots of shopping and great restaurants. Newly painted interior with new flooring, covered front deck and new large back deck for entertaining and grilling out. Nice back yard for kids and a large community playground. Spacious bedrooms, eat in kitchen and being an End unit makes this home even more desirable. NEW ROOF Contact Brenda and let's arrange a showing.

20. 2026-03-25
    status Active 445-char remark

    Show marketing remark (445 chars)

    Inviting move in ready home only minutes from I 75 and downtown Cartersville with lots of shopping and great restaurants. Newly painted interior with new flooring, covered front deck and new large back deck for entertaining and grilling out. Nice back yard for kids and a large community playground. Spacious bedrooms, eat in kitchen and being an End unit makes this home even more desirable. NEW ROOF Contact Brenda and let's arrange a showing.

21. 2026-03-16
    historical Active Under Contract 445-char remark

    Show marketing remark (445 chars)

    Inviting move in ready home only minutes from I 75 and downtown Cartersville with lots of shopping and great restaurants. Newly painted interior with new flooring, covered front deck and new large back deck for entertaining and grilling out. Nice back yard for kids and a large community playground. Spacious bedrooms, eat in kitchen and being an End unit makes this home even more desirable. NEW ROOF Contact Brenda and let's arrange a showing.

22. 2026-03-11
    status Pending 445-char remark

    Show marketing remark (445 chars)

    Inviting move in ready home only minutes from I 75 and downtown Cartersville with lots of shopping and great restaurants. Newly painted interior with new flooring, covered front deck and new large back deck for entertaining and grilling out. Nice back yard for kids and a large community playground. Spacious bedrooms, eat in kitchen and being an End unit makes this home even more desirable. NEW ROOF Contact Brenda and let's arrange a showing.

23. 2026-03-11
    historical Active Under Contract 445-char remark

    Show marketing remark (445 chars)

    Inviting move in ready home only minutes from I 75 and downtown Cartersville with lots of shopping and great restaurants. Newly painted interior with new flooring, covered front deck and new large back deck for entertaining and grilling out. Nice back yard for kids and a large community playground. Spacious bedrooms, eat in kitchen and being an End unit makes this home even more desirable. NEW ROOF Contact Brenda and let's arrange a showing.

24. 2026-02-03
    status Pending 445-char remark

    Show marketing remark (445 chars)

    Inviting move in ready home only minutes from I 75 and downtown Cartersville with lots of shopping and great restaurants. Newly painted interior with new flooring, covered front deck and new large back deck for entertaining and grilling out. Nice back yard for kids and a large community playground. Spacious bedrooms, eat in kitchen and being an End unit makes this home even more desirable. NEW ROOF Contact Brenda and let's arrange a showing.

25. 2026-02-03
    status Under Contract 445-char remark

    Show marketing remark (445 chars)

    Inviting move in ready home only minutes from I 75 and downtown Cartersville with lots of shopping and great restaurants. Newly painted interior with new flooring, covered front deck and new large back deck for entertaining and grilling out. Nice back yard for kids and a large community playground. Spacious bedrooms, eat in kitchen and being an End unit makes this home even more desirable. NEW ROOF Contact Brenda and let's arrange a showing.

26. 2026-01-27
    listed $225,000 New 445-char remark

    Show marketing remark (445 chars)

    Inviting move in ready home only minutes from I 75 and downtown Cartersville with lots of shopping and great restaurants. Newly painted interior with new flooring, covered front deck and new large back deck for entertaining and grilling out. Nice back yard for kids and a large community playground. Spacious bedrooms, eat in kitchen and being an End unit makes this home even more desirable. NEW ROOF Contact Brenda and let's arrange a showing.

27. 2026-01-27
    listed $225,000 Active 445-char remark

    Show marketing remark (445 chars)

    Inviting move in ready home only minutes from I 75 and downtown Cartersville with lots of shopping and great restaurants. Newly painted interior with new flooring, covered front deck and new large back deck for entertaining and grilling out. Nice back yard for kids and a large community playground. Spacious bedrooms, eat in kitchen and being an End unit makes this home even more desirable. NEW ROOF Contact Brenda and let's arrange a showing.

28. 2012-11-28
    historical
29. 2012-11-28
    soldstatus $39,900 Sold
30. 2012-10-24
    listed $39,900 Back On Market

ⓘ 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: $2,069 · $172/mo
• Projected year-2 tax: $2,069 · $172/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 · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $19,462
• − Mortgage interest: −$11,203
• − Property taxes: −$2,069
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,557
• − Management: −$1,557
• − HOA: −$660
• − Depreciation: −$5,818
• Taxable loss: −$4,402
• Est. tax savings @ 24.0%: +$1,056
• After-tax cash flow: $117/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

+438.8% since first listed

16 events — show timeline

• 2026-04-21 Price Changed $215,000 FMLS
• 2026-04-21 Price Changed $215,000 GAMLS
• 2026-04-14 Price Changed $224,500 GAMLS
• 2026-04-13 Price Changed $224,500 FMLS
• 2026-03-25 Relisted — GAMLS
• 2026-03-25 Relisted — FMLS
• 2026-03-16 Contingent — FMLS
• 2026-03-11 Pending — FMLS
• 2026-03-11 Contingent — FMLS
• 2026-02-03 Pending — FMLS
• 2026-02-03 Pending — GAMLS
• 2026-01-27 Listed $225,000 FMLS
• 2026-01-27 Listed $225,000 GAMLS
• 2012-11-28 Listing Removed — GAMLS
• 2012-11-28 Sold (MLS) $39,900 GAMLS
• 2012-10-24 Listed $39,900 GAMLS

Property tax history

+4.5%/yr

Latest (2025): $2,069 · -7.6% YoY. Source: county tax records.