Pembroke Plan · Cartersville, GA 30120

$377,600

4 bd · 2.5 ba · 2,603 sqft · SingleFamily · 123 Days on market

Good condition

---

Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.5/30.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Rent growth +2.4/5.0
• 1% rule +1.6/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the Pembroke-a thoughtfully designed two-story home featuring four spacious bedrooms, three-and-a-half baths, and a generous layout crafted for modern living. The open-concept main level includes a bright family room, stylish kitchen, and dining area that flow seamlessly together, creating the perfect setting for both quiet nights and lively gatherings. A private study on the main floor offers a quiet retreat for work or hobbies. Upstairs, you'll find all bedrooms, including a luxurious primary suite with dual vanities, a walk-in shower, and an expansive walk-in closet. With a two-car garage and outdoor living, the Pembroke offers comfort, flexibility, and timeless design.

Key facts

• 2 parking spots
• Listed 123 days

🏗️ New construction. The $377,600 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $414,683.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $378k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-693 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $314k (16.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $275k (27.2% below list).
• Recommended offer: $275k (27.2% below list) — sets the bar for 1% rule.

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: Mission Road Elementary School (math 45% / reading 32%, grade F, #463 of 1,228 statewide, top 38%, 440 students, 58% FRL); Woodland Middle School At Euharlee (math 27% / reading 44%, grade F, #185 of 470 statewide, top 40%, 684 students, 52% FRL); Woodland High School (math 11% / reading 36%, grade F, #206 of 424 statewide, top 48%, 1,451 students, 48% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: Rents soft (-0.2%/yr); 824 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 51d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,618 units permitted in Bartow County in 2024 (265 in 5+ unit buildings).
• This rent runs 38% of the median local income ($87k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($332k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $275,005 (27.2% 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 123 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.66% ✗
• Cap rate: 4.29%
• Cash-on-cash: -7.16%
• DSCR: 0.68
• GRM: 12.6

CMA / ARV

• ARV (median comp): $414,683
• List price: $377,600
• Delta: -8.99%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
616 Elwick Ln SE	0.08mi	4/2.5	2,409 (-8%)	4mo	$359,900	$149	81
606 Elwick Ln SE	0.03mi	5/2.5 (+1)	2,774 (+7%)	4mo	$377,133	$136	79
607 Elwick Ln SE	0.03mi	5/4.0 (+1)	2,774 (+7%)	2mo	$417,130	$150	75
609 Elwick Ln SE	0.04mi	4/2.5	2,120 (-19%)	3mo	$364,000	$172	71
5 Grove Park Cir	0.87mi	4/3.5	2,626 (+1%)	2mo	$440,000	$168	58
24 Carrington Dr	0.60mi	5/3.0 (+1)	2,807 (+8%)	4mo	$432,500	$154	48
8 Deering Way	0.85mi	4/2.5	2,373 (-9%)	3mo	$469,000	$198	48
27 Grove Park Cir	0.81mi	4/3.0	2,373 (-9%)	3mo	$400,000	$169	46
44 Seattle Slew Way	0.93mi	5/3.0 (+1)	2,792 (+7%)	7mo	$410,000	$147	40
60 Seattle Slew Way	0.85mi	4/3.0	2,262 (-13%)	4mo	$414,000	$183	38
70 Seattle Slew Way	0.82mi	4/3.0	2,262 (-13%)	6mo	$414,000	$183	36
23 Lake Haven Dr	0.90mi	3/2.5 (-1)	2,147 (-18%)	6mo	$475,000	$221	30

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: -32.1%
• Equity multiple: -0.03×
• Total profit: $-119,367
• Equity at exit: $61,831

10-year hold

• IRR: -58.4%
• Equity multiple: -0.65×
• Total profit: $-191,775
• Equity at exit: $35,854

Cash invested: $116,111 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 18 active · 15 under contract
• Months of supply: 9.8 mo (10%/mo absorbed)
• Median asking: $412,815 ($167/sqft)
• Median days on market: 41 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: -4.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30120

• Home prices YoY: -18.6%
• Rents YoY: -0.2%
• Active inventory: 824
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,750 medium
• Mortgage (P&I): −$2,175
• Tax est. 1.5%: −$518 /mo · $6,220/yr
• Insurance: −$173
• HOA: −$0
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $-693

Break-even live

Break-even rent $3,628

Max offer price $314,370

Occupancy floor —

Sensitivity live

Price	-10% $-407	-5% $-550	+0% $-693	+5% $-837	+10% $-980
Rent	-10% $-910	-5% $-802	+0% $-693	+5% $-585	+10% $-476
Rate	-1.0pp $-484	-0.5pp $-588	base $-693	+0.5pp $-801	+1.0pp $-910

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: $103,671
• Closing costs: $12,440
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
611 Elwick Ln Cartersville, GA	5.0	4.0	2801	$2,900	$1.04	51d	1	0.06mi
51 Stable Gate Dr Cartersville, GA	5.0	3.0	2792	$2,745	$0.98	93d	1	1.08mi
29 Tabasco Cat Ct Cartersville, GA	4.0	2.5	1986	$2,176	$1.10	0d	1	1.24mi
9 Chimney Ln SE Cartersville, GA	3.0	3.0	2155	$2,323	$1.08	45d	1	1.26mi

Property features AI

Finance

• Other: Living area approximately 2603Inventory type: Plan
• Financial info: List price: $366,900
• HOA & community: Langston Reserve community (HOA details not specified)

Exterior

• Parking: 2 parking spaces
• Security: Security features not specified
• Utilities: Natural gas heating availableCentral air conditioning available
• Home design: New construction plan: PembrokeLocated in Langston Reserve community, Cartersville, GA
• Construction: Construction details not specified
• Exterior features: Composition roof

Interior

• Kitchen: Included appliances not specified
• Bedrooms: 4 bedrooms
• Flooring: Flooring details not specified
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Natural gas forced-air heatingCentral air conditioning
• Interior features: Open plan living areas
• Laundry & utility: Laundry/utility details not specified

Listing history 50 events

1. 2026-09-23
   days on market $377,600 Active 123 DOM
2. 2026-09-22
   days on market $377,600 Active 122 DOM
3. 2026-09-21
   days on market $377,600 Active 121 DOM
4. 2026-09-20
   days on market $377,600 Active 120 DOM
5. 2026-09-19
   days on market $377,600 Active 119 DOM
6. 2026-09-18
   days on market $377,600 Active 118 DOM
7. 2026-09-17
   pricedays on market $377,600 Active 117 DOM
8. 2026-09-15
   days on market $377,400 Active 115 DOM
9. 2026-09-14
   days on market $377,400 Active 114 DOM
10. 2026-09-13
    days on market $377,400 Active 113 DOM
11. 2026-09-12
    days on market $377,400 Active 112 DOM
12. 2026-09-11
    days on market $377,400 Active 111 DOM
13. 2026-09-05
    days on market $377,400 Active 105 DOM
14. 2026-09-04
    days on market $377,400 Active 104 DOM
15. 2026-08-31
    pricedays on market $377,400 Active 100 DOM
16. 2026-08-29
    days on market $377,150 Active 98 DOM
17. 2026-08-28
    days on market $377,150 Active 97 DOM
18. 2026-08-27
    days on market $377,150 Active 96 DOM
19. 2026-08-25
    days on market $377,150 Active 94 DOM
20. 2026-08-24
    days on market $377,150 Active 93 DOM
21. 2026-08-23
    days on market $377,150 Active 92 DOM
22. 2026-08-22
    days on market $377,150 Active 91 DOM
23. 2026-08-21
    days on market $377,150 Active 90 DOM
24. 2026-08-20
    days on market $377,150 Active 89 DOM
25. 2026-08-19
    days on market $377,150 Active 88 DOM
26. 2026-08-18
    days on market $377,150 Active 87 DOM
27. 2026-08-17
    days on market $377,150 Active 86 DOM
28. 2026-08-16
    days on market $377,150 Active 85 DOM
29. 2026-08-15
    days on market $377,150 Active 84 DOM
30. 2026-08-14
    days on market $377,150 Active 83 DOM
31. 2026-08-13
    days on market $377,150 Active 82 DOM
32. 2026-08-12
    days on market $377,150 Active 81 DOM
33. 2026-08-11
    days on market $377,150 Active 80 DOM
34. 2026-08-10
    days on market $377,150 Active 79 DOM
35. 2026-08-09
    days on market $377,150 Active 78 DOM
36. 2026-08-08
    days on market $377,150 Active 77 DOM
37. 2026-08-06
    days on market $377,150 Active 75 DOM
38. 2026-08-05
    days on market $377,150 Active 74 DOM
39. 2026-08-04
    days on market $377,150 Active 73 DOM
40. 2026-08-03
    days on market $377,150 Active 72 DOM
41. 2026-07-31
    days on market $377,150 Active 69 DOM
42. 2026-07-30
    days on market $377,150 Active 68 DOM
43. 2026-07-30
    days on market $377,150 Active 67 DOM
44. 2026-07-28
    days on market $377,150 Active 66 DOM
45. 2026-07-26
    pricedays on market $377,150 Active 64 DOM
46. 2026-07-24
    days on market $376,900 Active 62 DOM
47. 2026-07-23
    days on market $376,900 Active 61 DOM
48. 2026-07-22
    days on market $376,900 Active 60 DOM
49. 2026-07-21
    days on market $376,900 Active 59 DOM
50. 2026-07-20
    days on market $376,900 Active 58 DOM

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,001
• − Mortgage interest: −$23,229
• − Property taxes: −$6,220
• − Insurance: −$2,073
• − Repairs & maintenance: −$2,640
• − Management: −$2,640
• − Depreciation: −$12,064
• Taxable loss: −$15,865
• Est. tax savings @ 24.0%: +$3,808
• After-tax cash flow: $-4,511/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 · 4 photos

Good 80/100 None rehab

This two-story home in Cartersville, GA, is in good condition with a modern design and well-maintained features. It offers a good return on investment with minor updates that can further enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Resale Kitchen appliances replacement — Modern appliances can attract more buyers and renters. ↑
• Resale Bathroom updates — Upgraded bathrooms can significantly increase the home's appeal to potential buyers and renters. ↑

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary Mission Road Elementary School F GA #463/1,228 Nat'l #20,973/41,679 Middle Woodland Middle School At Euharlee F GA #185/470 Nat'l #7,347/14,009 High Woodland High School F GA #206/424 Nat'l #13,485/17,239

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

B Composite livability gradescore 74/100

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 · 107,887 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: 7% of renters

---

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

Property features AI

Finance

• Other: Living area approximately 2603Inventory type: Plan
• Financial info: List price: $366,900
• HOA & community: Langston Reserve community (HOA details not specified)

Exterior

• Parking: 2 parking spaces
• Security: Security features not specified
• Utilities: Natural gas heating availableCentral air conditioning available
• Home design: New construction plan: PembrokeLocated in Langston Reserve community, Cartersville, GA
• Construction: Construction details not specified
• Exterior features: Composition roof

Interior

• Kitchen: Included appliances not specified
• Bedrooms: 4 bedrooms
• Flooring: Flooring details not specified
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Natural gas forced-air heatingCentral air conditioning
• Interior features: Open plan living areas
• Laundry & utility: Laundry/utility details not specified