10 Fredda Ln · Cartersville, GA 30120

$299,000

4 bd · 2.0 ba · — sqft · MultiFamily · 5 Days on market

Built 1988 Average condition 0.25 ac lot

---

Why this score? — see what drove the C+ 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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Condition / age +2.8/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Investor opportunity in Cartersville! 10 Fredda Ln features a duplex with two well-sized 2-bedroom, 1-bath units, with one unit currently occupied and the other vacant. The vacant unit makes this a great opportunity for either an owner occupant looking to offset their mortgage or an investor seeking immediate rental potential. Both units offer functional layouts, and the property is well-positioned for steady cash flow and long-term upside. Conveniently located near shopping, dining, and major roadways with easy access to downtown Cartersville and I-75. Vacant unit available to show.

Key facts

• Easy access
• Steady cash flow
• Two units

Tags

• DUPLEX
• TWO UNITS
• VACANT UNIT
• STEADY CASH FLOW
• EASY ACCESS

Property features AI

Finance

• Financial info: Two-unit multifamily property; Unit 1 rent: $1,095; deposit: $1,095; available in 1 year; Unit 2 rent: $1,150; deposit: $2,190; currently vacant

Exterior

• Parking: Driveway; open parking
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-story; Resale property
• Construction: Brick on all sides; Composition roof
• Exterior features: Driveway parking; Open parking available

Interior

• Kitchen: Dishwasher (included in at least one unit)
• Bedrooms: Two-bedroom units (2 units total)
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Central heating; Electric heating
• Interior features: Ceiling fans; Central air
• Laundry & utility: Maintenance included for each unit

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $299k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $782 ($9k/yr) — positive. Per door: $391/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $299k).
• Cap rate 9.4% 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.
• Cartersville City (suburban): math 38% / reading 42% proficiency, ranked #46 of 174 in GA (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cartersville Primary School (1,109 students, 55% FRL); Cartersville Middle School (math 47% / reading 50%, grade C-, #75 of 470 statewide, top 17%, 1,036 students, 49% FRL); Cartersville High School (math 14% / reading 29%, grade F, #218 of 424 statewide, top 53%, 1,398 students, 45% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: Rents soft (-0.2%/yr); 521 active listings in the ZIP; 40 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).
• At $3,605/mo this rent would consume 50% of the median local household income ($87k/yr) (locally 987% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $299,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.21% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.20%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

No comps found within radius.

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Hannon Way	0.06mi	4/2.0	—	11mo	$273,000	—	76
7 Grassdale Rd	0.29mi	4/2.0	—	11mo	$265,000	—	65

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: -3.0%
• Equity multiple: 0.89×
• Total profit: $-9,179
• Equity at exit: $44,582

10-year hold

• IRR: 3.0%
• Equity multiple: 1.19×
• Total profit: $15,502
• Equity at exit: $25,852

Cash invested: $83,720 (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: 13.8×

Monthly cashflow live

• Estimated rent: $3,605 high
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$757
• Net cashflow: $782

Break-even live

Break-even rent $2,616

Max offer price $299,000

Occupancy floor 73%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,606
Total (2 units)			$3,605

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Middleton Ct Cartersville, GA	3.0	2.5	1630	$1,781	$1.09	1d	1	0.32mi
29 Middleton Ct Cartersville, GA	4.0	2.0	—	$5,990	—	1d	1	0.34mi
29 Middleton Ct Unit 1234832P Cartersville, GA	4.0	2.0	—	$6,405	—	1d	1	0.34mi
31 Middleton Ct Cartersville, GA	4.0	2.0	—	$5,342	—	1d	1	0.34mi
31 Middleton Ct Unit 1234830P Cartersville, GA	4.0	2.0	—	$6,584	—	1d	1	0.34mi
35 Middleton Ct Cartersville, GA	4.0	2.0	1630	$1,600	$0.98	8d	1	0.35mi
106 Middlebrook Dr Unit 1234841P Cartersville, GA	3.0	2.0	—	$6,225	—	1d	1	0.36mi
106 Middlebrook Dr Cartersville, GA	4.0	2.0	—	$5,450	—	44d	1	0.36mi
12 Puritan St Cartersville, GA	3.0	1.0	1200	$1,450	$1.21	44d	1	0.42mi
98 Mercer Ln Cartersville, GA	3.0	2.5	1698	$2,060	$1.21	1d	1	0.45mi
42 Everett Cir Cartersville, GA	3.0	2.5	1568	$1,890	$1.21	5d	1	0.50mi
16 Everett Cir Cartersville, GA	3.0	2.5	1719	$1,930	$1.12	4d	1	0.51mi
196 Marion Dr Cartersville, GA	4.0	2.5	2230	$2,200	$0.99	44d	1	0.93mi
194 Marion Dr Cartersville, GA	4.0	2.5	2230	$2,200	$0.99	44d	1	0.94mi
190 Marion Dr Cartersville, GA	4.0	2.5	2230	$2,200	$0.99	44d	1	0.96mi
615 Cassville Rd Cartersville, GA	3.0	1.0	—	$1,595	—	19d	1	1.01mi
615 Cassville Rd Cartersville, GA	3.0	1.0	—	$1,595	—	22d	1	1.01mi
617 Cassville Rd Cartersville, GA	3.0	2.0	—	$1,895	—	1d	1	1.02mi
132 Marion Dr Cartersville, GA	3.0	3.0	2230	$2,199	$0.99	44d	1	1.02mi
366 Penn Station Way Cartersville, GA	3.0	2.5	1420	$1,499	$1.06	44d	1	1.06mi
455 Union Station St Cartersville, GA	3.0	2.5	1420	$1,549	$1.09	3d	1	1.07mi
425 Union Station St Cartersville, GA	3.0	2.5	1420	$1,499	$1.06	4d	1	1.11mi
1117 Union Pacific Way Cartersville, GA	3.0	2.5	1421	$1,645	$1.16	3d	1	1.13mi
239 Grand Central Way Cartersville, GA	3.0	2.5	1420	$1,695	$1.19	44d	1	1.15mi
28 Quail Run Cartersville, GA	3.0	2.0	1129	$1,839	$1.63	8d	1	1.16mi
410 Union Station St Cartersville, GA	3.0	3.0	1420	$1,750	$1.23	44d	1	1.16mi
223 Grand Central Way Cartersville, GA	3.0	2.5	1421	$1,600	$1.13	8d	1	1.18mi
7 Felton Walk Blvd Unit 7 Cartersville, GA	3.0	2.5	1933	$2,000	$1.03	17d	1	1.22mi
1012 Paddington Dr Cartersville, GA	3.0	2.5	1420	$1,549	$1.09	8d	1	1.22mi
1012 Paddington Dr Cartersville, GA	3.0	2.5	1420	$1,549	$1.09	22d	1	1.22mi
1012 Paddington Dr Cartersville, GA	3.0	2.5	1420	$1,549	$1.09	24d	1	1.22mi
71 W Felton Rd Unit 3THE Cartersville, GA	3.0	2.5	1530	$1,850	$1.21	12d	1	1.23mi
71 W Felton Rd Unit 3TH Cartersville, GA	3.0	2.5	1530	$1,800	$1.18	12d	1	1.23mi
1016 Paddington Dr Cartersville, GA	3.0	2.5	1420	$1,499	$1.06	22d	1	1.23mi
1016 Paddington Dr Cartersville, GA	3.0	2.5	1420	$1,499	$1.06	8d	1	1.23mi
1016 Paddington Dr Cartersville, GA	3.0	2.5	1420	$1,499	$1.06	24d	1	1.23mi
34 Felton Walk SE Cartersville, GA	3.0	2.5	1968	$2,100	$1.07	17d	1	1.24mi
71 W Felton Rd Cartersville, GA	3.0	2.5	1530	$1,838	$1.20	44d	7	1.26mi
1045 Paddington Dr Cartersville, GA	3.0	2.5	1421	$2,300	$1.62	13d	1	1.26mi
1045 Paddington Dr Cartersville, GA	3.0	3.0	1421	$2,300	$1.62	15d	1	1.26mi

Listing history 4 events

1. 2026-05-21
   listed $299,000 Active

   Show marketing remark (590 chars)

   Investor opportunity in Cartersville! 10 Fredda Ln features a duplex with two well-sized 2-bedroom, 1-bath units, with one unit currently occupied and the other vacant. The vacant unit makes this a great opportunity for either an owner occupant looking to offset their mortgage or an investor seeking immediate rental potential. Both units offer functional layouts, and the property is well-positioned for steady cash flow and long-term upside. Conveniently located near shopping, dining, and major roadways with easy access to downtown Cartersville and I-75. Vacant unit available to show.

2. 2026-05-21
   listed $299,000 New 590-char remark

   Show marketing remark (590 chars)

   Investor opportunity in Cartersville! 10 Fredda Ln features a duplex with two well-sized 2-bedroom, 1-bath units, with one unit currently occupied and the other vacant. The vacant unit makes this a great opportunity for either an owner occupant looking to offset their mortgage or an investor seeking immediate rental potential. Both units offer functional layouts, and the property is well-positioned for steady cash flow and long-term upside. Conveniently located near shopping, dining, and major roadways with easy access to downtown Cartersville and I-75. Vacant unit available to show.

3. 2026-05-15
   historical $1,150
4. 2026-05-15
   listed $1,150

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $43,260
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$1,495
• − Repairs & maintenance: −$3,461
• − Management: −$3,461
• − Depreciation: −$8,698
• Taxable income: $4,912
• Est. tax owed @ 24.0%: −$1,179
• After-tax cash flow: $8,201/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 · 8 photos

Average 55/100 Moderate rehab

This two-unit property presents an opportunity for moderate renovations to increase its resale and rental value. The kitchen and bathrooms are in need of updates, and the exterior could benefit from some touch-ups.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate bathroom vanity — dated and worn
• Minor exterior siding — some discoloration

Value-add opportunities

• Both update kitchen cabinets and countertops — modernizing the kitchen would appeal to both buyers and renters
• Both update bathroom vanity and fixtures — modernizing the bathroom would appeal to both buyers and renters
• Both paint interior walls — fresh paint would improve the home's curb appeal and interior aesthetics
• Rental landscaping — improved landscaping would attract renters and increase rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom vanity · dated and worn	Moderate	$3,000–15,000
exterior siding · some discoloration	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both update kitchen cabinets and countertops — modernizing the kitchen would appeal to both buyers and renters ↑
• Both update bathroom vanity and fixtures — modernizing the bathroom would appeal to both buyers and renters ↑
• Both paint interior walls — fresh paint would improve the home's curb appeal and interior aesthetics ↑
• Rental landscaping — improved landscaping would attract renters and increase rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Cartersville City
• NCES district ID: 1300900
• Math proficiency: 38% ▼ -12.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $46,195
• Composite: 34.12/100
• National rank: #5289
• State rank: #46 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

• Census place: Cartersville, GA
• County: Bartow County · 85,497 people
• City population: 70,885
• 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

Price history

+25900.0% since first listed

4 events — show timeline

• 2026-05-21 Listed $299,000 GAMLS
• 2026-05-21 Listed $299,000 FMLS
• 2026-05-15 Rental Removed $1,150 GAMLS
• 2026-05-15 Listed for Rent $1,150 GAMLS