70 Mistwood Way SE · Cartersville, GA 30120

$349,900

4 bd · 2.5 ba · 2,091 sqft · SingleFamily · 7 Days on market

Built 2026 Good condition $167/sqft · 15% below area Est $414k · 15% under

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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).

• ARV discount +14.5/15.0
• Cash flow +8.1/30.0
• Condition / age +4.2/5.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• 1% rule +2.5/10.0
• Rent growth +2.4/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Homesite #145Discover the Baker single-family plan offering 2,091 sq ft with 4 bedrooms and 2.5 baths. Enjoy open-concept living with a stunning main level featuring enhanced vinyl plank flooring. The chef's kitchen showcases quartz countertops, a huge island, tile backsplash, and walk-in pantry, flowing into a sunlit family room-perfect for entertaining. Spacious primary suite, 2-car garage, and level homesite complete this home. Discover the Langston Reserve community by Ashton Woods, coming soon to the growing city of Cartersville, GA. Enjoy close proximity to top-rated schools, local dining, shopping, and convenient access to I-75 for an easy commute to the greater Atlanta area.

Key facts

• Quartz countertops
• Huge island
• Open-concept living

Tags

• OPEN-CONCEPT LIVING
• CHEF'S KITCHEN
• QUARTZ COUNTERTOPS
• HUGE ISLAND
• TILE BACKSPLASH
• WALK-IN PANTRY

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $350k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-337 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $301k (13.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (24.7% below list).
• Recommended offer: $263k (24.7% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.9% 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: 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 51d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 37% 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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

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 $263,441 (24.7% 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. 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. 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?
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 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: 0.75% ✗
• Cap rate: 5.14%
• Cash-on-cash: -4.13%
• DSCR: 0.82
• GRM: 11.1

CMA / ARV

• ARV (median comp): $414,000
• List price: $349,900
• Delta: -15.48%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
609 Elwick Ln SE	0.12mi	4/2.5	2,120 (+1%)	3mo	$364,000	$172	90
616 Elwick Ln SE	0.10mi	4/2.5	2,409 (+15%)	4mo	$359,900	$149	67
44 Lake Haven Dr	1.03mi	3/2.5 (-1)	2,052 (-2%)	1mo	$420,000	$205	56
23 Lake Haven Dr	1.05mi	3/2.5 (-1)	2,147 (+3%)	6mo	$475,000	$221	50
45 Stable Gate Dr	1.12mi	4/3.0	2,262 (+8%)	0mo	$400,000	$177	49
20 Encore Ln	0.81mi	3/2.0 (-1)	2,061 (-1%)	8mo	$550,000	$267	49
60 Seattle Slew Way	0.82mi	4/3.0	2,262 (+8%)	4mo	$414,000	$183	46
70 Seattle Slew Way	0.77mi	4/3.0	2,262 (+8%)	6mo	$414,000	$183	44
8 Deering Way	0.99mi	4/2.5	2,373 (+14%)	3mo	$469,000	$198	40
27 Grove Park Cir	0.96mi	4/3.0	2,373 (+14%)	3mo	$400,000	$169	38
42 Encore Ln	0.80mi	3/3.0 (-1)	1,723 (-18%)	2mo	$425,000	$247	31
10 Tabasco Cat Ct	1.12mi	3/2.0 (-1)	1,754 (-16%)	8mo	$330,000	$188	27

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: -26.6%
• Equity multiple: 0.12×
• Total profit: $-85,837
• Equity at exit: $52,171

10-year hold

• IRR: -38.7%
• Equity multiple: -0.35×
• Total profit: $-132,049
• Equity at exit: $30,253

Cash invested: $97,972 (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 →

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

Active competition Active MLS

• For sale now: 12 active · 12 under contract
• Months of supply: 10.3 mo (10%/mo absorbed)
• Median asking: $388,750 ($167/sqft)
• Median days on market: 61 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +18.7% above 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: 11.1×

Monthly cashflow live

• Estimated rent: $2,634 high
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$437 /mo · $5,248/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$553
• Net cashflow: $-337

Break-even live

Break-even rent $3,061

Max offer price $301,151

Occupancy floor —

Sensitivity live

Price	-10% $-95	-5% $-216	+0% $-337	+5% $-458	+10% $-579
Rent	-10% $-545	-5% $-441	+0% $-337	+5% $-233	+10% $-129
Rate	-1.0pp $-161	-0.5pp $-248	base $-337	+0.5pp $-428	+1.0pp $-520

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: $87,475
• Closing costs: $10,497
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	0.11mi
51 Stable Gate Dr Cartersville, GA	5.0	3.0	2792	$2,745	$0.98	93d	1	1.07mi
50 Brown Farm Rd SW Cartersville, GA	3.0	2.5	1530	$1,789	$1.17	0d	4	1.08mi
21 Tabasco Cat Ct Cartersville, GA	3.0	2.0	1636	$1,779	$1.09	98d	1	1.17mi
29 Tabasco Cat Ct Cartersville, GA	4.0	2.5	1986	$2,176	$1.10	0d	1	1.21mi
9 Chimney Ln SE Cartersville, GA	3.0	3.0	2155	$2,323	$1.08	45d	1	1.39mi

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: $31,613
• − Mortgage interest: −$19,600
• − Property taxes: −$5,248
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,529
• − Management: −$2,529
• − Depreciation: −$10,179
• Taxable loss: −$10,222
• Est. tax savings @ 24.0%: +$2,453
• After-tax cash flow: $-1,590/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 · 28 photos

Good 85/100 None rehab

This home is in excellent condition with a fresh interior and well-maintained exterior. It's move-in ready and would benefit from minor updates to enhance its resale and rental value.

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Resale Replace flooring in bathrooms — New flooring in bathrooms improves functionality and appearance ↑
• Both Install smart home devices — Enhances home's value and convenience for both 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

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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%

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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%

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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

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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