12 Creek Bend Ct SW · Euharlee, GA 30120

$299,900

3 bd · 2.0 ba · 1,237 sqft · SingleFamily public records · 9 Days on market

Built 1993 0.55 ac lot $242/sqft · 41% above area Est $281k · 7% over

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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).

• Cash flow +10.5/30.0
• ARV discount +4.5/15.0
• Livability +3.5/5.0
• DSCR +3.0/10.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated 4 bed, 2 bath split level in Cartersville on a cul de sac. You'll love the bright, inviting living space with a fireplace and vaulted ceilings that provide a grand feel. The all new kitchen features white cabinets, stone countertops, tiled backsplash, stainless steel appliances, and trendy black hardware. Upstairs you will find 3 bedrooms and 2 bathrooms. The primary suite features an updated ensuite bathroom with a new double vanity, trendy hardware and mirrors, and a new standalone tiled shower. The other bathroom has been updated in a similar manner. Downstairs you will find the final bedroom, utility room, and a two car garage. Other property highlights include a covered front porch, rear deck, and fenced backyard.

Key facts

• Bright living space
• White cabinets
• Cul de sac

Tags

• CUL DE SAC
• BRIGHT LIVING SPACE
• FIREPLACE
• VAULTED CEILINGS
• ALL NEW KITCHEN
• WHITE CABINETS

Property features AI

Finance

• HOA & community: Community near schools, shopping, and trails/greenway

Exterior

• Parking: Driveway; Garage with 2 garage spaces; Open parking available
• Utilities: Public water; Septic tank sewer; Electric: Other; Other utilities
• Home design: Multi/split levels; Combination foundation
• Construction: Wood siding; Composition roof
• Exterior features: Balcony; Covered patio/porch; Deck; Front porch; Back yard fencing

Interior

• Kitchen: White cabinets; Stone counters; Dishwasher; Electric range; Microwave
• Bedrooms: Three bedrooms on the upper level; One bedroom on the lower level; Bedroom features: Other
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; Master bathroom with double vanity and shower (no tub)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Vaulted ceilings; One fireplace located in the family room; Daylight basement; Updated/remodeled condition
• Laundry & utility: Laundry features: Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-153 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (30.3% below list).
• Recommended offer: $209k (30.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.0% in Euharlee — 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 70/100 on livability (#101 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety 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: Taylorsville Elementary School (math 37% / reading 39%, grade F, #469 of 1,228 statewide, top 38%, 566 students, 54% 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 51% FRL track the district average.
• Market conditions: Rents soft (-0.2%/yr); 533 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 20y 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.
• Current owner paid $150k; list at $300k implies a 100% gain — meaningful room to come down on a strong offer.

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 $208,981 (30.3% 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: 0.70% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.19%
• DSCR: 0.90
• GRM: 12.0

CMA / ARV

• ARV (median comp): $281,196
• List price: $299,900
• Delta: 6.65%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
290 Covered Bridge Rd SW	0.18mi	3/2.0	1,242 (+0%)	11mo	$120,000	$97	82
23 Lazy Water Dr SW	0.05mi	3/2.0	1,116 (-10%)	6mo	$284,000	$254	77
29 Stonebrook Dr SW	0.31mi	4/3.0 (+1)	1,286 (+4%)	6mo	$297,000	$231	65
16 Pebble Brook Ct SW	0.12mi	3/2.0	1,140 (-8%)	21mo	$247,500	$217	64
287 Milam Bridge Rd SW	0.35mi	4/2.0 (+1)	1,296 (+5%)	15mo	$220,000	$170	58
72 River Oaks Dr SW	0.64mi	3/2.0	1,222 (-1%)	12mo	$299,900	$245	58
66 River Oaks Dr SW	0.59mi	3/2.0	1,230 (-1%)	19mo	$275,000	$224	55

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: -22.9%
• Equity multiple: 0.23×
• Total profit: $-64,595
• Equity at exit: $44,716

10-year hold

• IRR: -26.0%
• Equity multiple: -0.11×
• Total profit: $-93,001
• Equity at exit: $25,930

Cash invested: $83,972 (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 →

ZIP-level market 30120

• Home prices YoY: -18.6%
• Rents YoY: -0.2%
• Active inventory: 533
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,090 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$106 /mo · $1,274/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-153

Break-even live

Break-even rent $2,283

Max offer price $272,885

Occupancy floor —

Sensitivity live

Price	-10% $17	-5% $-68	+0% $-153	+5% $-238	+10% $-323
Rent	-10% $-318	-5% $-235	+0% $-153	+5% $-70	+10% $12
Rate	-1.0pp $-2	-0.5pp $-77	base $-153	+0.5pp $-231	+1.0pp $-310

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 Amberwood Ln Euharlee, GA	3.0	2.0	1423	$3,200	$2.25	45d	1	1.46mi

Listing history 18 events

1. 2026-05-14
   listed $299,900 New 736-char remark

   Show marketing remark (736 chars)

   Updated 4 bed, 2 bath split level in Cartersville on a cul de sac. You'll love the bright, inviting living space with a fireplace and vaulted ceilings that provide a grand feel. The all new kitchen features white cabinets, stone countertops, tiled backsplash, stainless steel appliances, and trendy black hardware. Upstairs you will find 3 bedrooms and 2 bathrooms. The primary suite features an updated ensuite bathroom with a new double vanity, trendy hardware and mirrors, and a new standalone tiled shower. The other bathroom has been updated in a similar manner. Downstairs you will find the final bedroom, utility room, and a two car garage. Other property highlights include a covered front porch, rear deck, and fenced backyard.

2. 2026-05-14
   listed $299,900 Active 742-char remark

   Show marketing remark (736 chars)

   Updated 4 bed, 2 bath split level in Cartersville on a cul de sac. You'll love the bright, inviting living space with a fireplace and vaulted ceilings that provide a grand feel. The all new kitchen features white cabinets, stone countertops, tiled backsplash, stainless steel appliances, and trendy black hardware. Upstairs you will find 3 bedrooms and 2 bathrooms. The primary suite features an updated ensuite bathroom with a new double vanity, trendy hardware and mirrors, and a new standalone tiled shower. The other bathroom has been updated in a similar manner. Downstairs you will find the final bedroom, utility room, and a two car garage. Other property highlights include a covered front porch, rear deck, and fenced backyard.

3. 2026-03-19
   historical
4. 2026-03-19
   historical
5. 2026-03-05
   price $199,900
6. 2026-03-05
   price $199,900
7. 2026-02-04
   price $205,000
8. 2026-02-04
   price $205,000
9. 2026-01-16
   listed $210,000 Active
10. 2026-01-16
    listed $210,000 New
11. 2026-01-15
    soldstatus $150,000
12. 2007-03-07
    soldstatus $85,000
13. 2007-02-21
    soldstatus $85,000
14. 2006-10-20
    listed $129,900
15. 2000-10-01
    soldstatus $97,500
16. 2000-08-01
    soldstatus $78,500
17. 1993-07-01
    soldstatus $68,300
18. 1993-02-01
    soldstatus $17,000

ⓘ 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: $1,274 · $106/mo
• Projected year-2 tax: $2,759 · $230/mo
• Expected delta: +$1,485/yr (+$124/mo · 116.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,078
• − Mortgage interest: −$16,799
• − Property taxes: −$1,274
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,006
• − Management: −$2,006
• − Depreciation: −$8,724
• Taxable loss: −$7,232
• Est. tax savings @ 24.0%: +$1,736
• After-tax cash flow: $-99/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 — Euharlee

• Score: 70/100
• State rank: #101
• US rank: #7999

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment A Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Euharlee, GA
• County: Bartow County · 85,497 people
• 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

+1664.1% since first listed

20 events — show timeline

• 2026-05-23 Pending — GAMLS
• 2026-05-23 Pending — FMLS
• 2026-05-14 Listed $299,900 FMLS
• 2026-05-14 Listed $299,900 GAMLS
• 2026-03-19 Listing Removed — GAMLS
• 2026-03-19 Listing Removed — FMLS
• 2026-03-05 Price Changed $199,900 GAMLS
• 2026-03-05 Price Changed $199,900 FMLS
• 2026-02-04 Price Changed $205,000 GAMLS
• 2026-02-04 Price Changed $205,000 FMLS
• 2026-01-16 Listed $210,000 GAMLS
• 2026-01-16 Listed $210,000 FMLS
• 2026-01-15 Sold (Public Records) $150,000 Public Records
• 2007-03-07 Sold (Public Records) $85,000 Public Records
• 2007-02-21 Sold (MLS) $85,000 FMLS
• 2006-10-20 Listed $129,900 FMLS
• 2000-10-01 Sold (Public Records) $97,500 Public Records
• 2000-08-01 Sold (Public Records) $78,500 Public Records
• 1993-07-01 Sold (Public Records) $68,300 Public Records
• 1993-02-01 Sold (Public Records) $17,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $1,274 · +5.8% YoY. Source: county tax records.