519 Pemberton St · Kingston, GA 30145

$286,000

4 bd · 2.0 ba · 1,544 sqft · SingleFamily public records · 23 Days on market

Built 2023 0.27 ac lot $185/sqft · at area comps Est $292k · at est. $38/mo HOA · 2% 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 +13.1/30.0
• ARV discount +8.5/15.0
• DSCR +3.9/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Coming Soon! This 4 bedroom, 2 bathroom home offers an open layout with the kitchen flowing into the living and dining areas - perfect for everyday living and entertaining. The primary suite features a walk-in closet, double vanity, and separate shower. Enjoy the covered back patio, ideal for relaxing outdoors. JOIN us for an Estate Sale this Saturday and Sunday starting at 9 AM! Tour the home while browsing for unique treasures. More photos will be added after the estate sale. Conveniently located with easy access to Highway 411 - just 20 minutes from Rome or Cartersville!

Key facts

• 0.27 acre lot
• 2 garage spots
• Built 2023

Property features AI

Finance

• Other: Paved city street frontage; Directions by GPS
• HOA & community: Homeowners association with an annual fee of $450; Community features listed

Exterior

• Parking: 2-car garage
• Utilities: Public water; Shared septic; Electricity available
• Home design: One-level home; Resale property
• Construction: Fiber cement exterior; Composition roof; Slab foundation; Built as part of Kingston Park (lot reference: LOT 233 KINGSTON PARK PH 3 S1)
• Exterior features: Covered rear porch

Interior

• Kitchen: Breakfast bar; White cabinetry; Pantry; Solid surface countertops; Open view to the family room; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 4 bedrooms on the main level; Primary suite on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; Primary bathroom with double vanity and shower (no tub)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Double-pane windows; No shared/common walls
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $286k.

Deal economics

• At list price, monthly cash flow is $-9 ($-109/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (17.2% below list).
• Recommended offer: $237k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.8% in Kingston — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 63/100 on livability (#294 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: amenities F, commute F, employment 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: Kingston Elementary School (math 15% / reading 21%, grade F, #926 of 1,228 statewide, top 76%, 526 students, 68% FRL); Cass Middle School (math 35% / reading 36%, grade F, #185 of 470 statewide, top 40%, 879 students, 58% FRL); Cass High School (math 17% / reading 25%, grade F, #225 of 424 statewide, top 54%, 1,551 students, 51% FRL).
• Market conditions: 115 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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

• It's been on market 23 days — a 2% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 2 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $236,721 (17.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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. 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?
6. 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.
7. 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.
8. 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: 0.83% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.14%
• DSCR: 0.99
• GRM: 10.1

CMA / ARV

• ARV (median comp): $292,397
• List price: $286,000
• Delta: -2.19%
• 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
96 Oxford Ln	0.09mi	4/2.0	1,544 (0%)	4mo	$286,000	$185	93
562 Pemberton St	0.26mi	4/2.0	1,544 (0%)	3mo	$287,000	$186	86
99 Oxford Ln	0.12mi	4/2.0	1,607 (+4%)	12mo	$304,300	$189	77
520 Pemberton St	0.03mi	4/3.0	1,696 (+10%)	5mo	$320,000	$189	74
89 Oxford Ln	0.12mi	4/3.0	1,696 (+10%)	1mo	$295,000	$174	73
537 Pemberton St	0.14mi	4/2.0	1,607 (+4%)	18mo	$279,990	$174	72
826 Kensington St	0.34mi	3/2.5 (-1)	1,650 (+7%)	2mo	$304,900	$185	64
9 Windsor Ct #125	0.50mi	3/2.5 (-1)	1,600 (+4%)	2mo	$279,900	$175	61
842 Kensington St	0.45mi	3/2.5 (-1)	1,650 (+7%)	1mo	$304,800	$185	60
3 Windsor Ct	0.51mi	3/2.5 (-1)	1,556 (+1%)	11mo	$285,000	$183	58
4 Oxford Ln	0.49mi	3/2.0 (-1)	1,453 (-6%)	16mo	$295,000	$203	49
548 Pemberton St	0.20mi	4/3.0	1,774 (+15%)	16mo	$329,990	$186	48

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.5%
• Equity multiple: 0.41×
• Total profit: $-46,946
• Equity at exit: $42,644

10-year hold

• IRR: -8.3%
• Equity multiple: 0.48×
• Total profit: $-41,722
• Equity at exit: $24,728

Cash invested: $80,080 (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 30145

• Home prices YoY: -18.3%
• Active inventory: 115
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,367 high
• Mortgage (P&I): −$1,500
• Tax from tax record: −$222 /mo · $2,666/yr
• Insurance: −$119
• HOA: −$38
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $-9

Break-even live

Break-even rent $2,379

Max offer price $284,397

Occupancy floor 95%

Sensitivity live

Price	-10% $153	-5% $72	+0% $-9	+5% $-90	+10% $-171
Rent	-10% $-196	-5% $-103	+0% $-9	+5% $84	+10% $178
Rate	-1.0pp $135	-0.5pp $64	base $-9	+0.5pp $-83	+1.0pp $-159

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: $71,500
• Closing costs: $8,580
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
522 Pemberton St Euharlee, GA	4.0	3.0	1779	$2,200	$1.24	45d	1	0.04mi
518 Pemberton St Euharlee, GA	4.0	3.0	1808	$2,500	$1.38	22d	1	0.05mi
538 Pemberton St Kingston, GA	4.0	3.0	1808	$2,300	$1.27	45d	1	0.08mi
626 Tudor St Euharlee, GA	5.0	3.0	2232	$2,695	$1.21	14d	1	0.10mi
126 Oxford Ln Kingston, GA	5.0	3.0	2232	$2,695	$1.21	22d	1	0.16mi
556 Pemberton St Euharlee, GA	4.0	2.0	1607	$2,250	$1.40	45d	1	0.21mi
210 Coventry Ct Kingston, GA	4.0	2.5	2014	$1,969	$0.98	4d	1	0.35mi
10 Plymouth Ct Kingston, GA	3.0	2.5	1606	$1,795	$1.12	45d	1	0.41mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 11 events

1. 2026-06-08
   statusdays on market $286,000 Pending 23 DOM

   Show marketing remark (580 chars)

   Coming Soon! This 4 bedroom, 2 bathroom home offers an open layout with the kitchen flowing into the living and dining areas - perfect for everyday living and entertaining. The primary suite features a walk-in closet, double vanity, and separate shower. Enjoy the covered back patio, ideal for relaxing outdoors. JOIN us for an Estate Sale this Saturday and Sunday starting at 9 AM! Tour the home while browsing for unique treasures. More photos will be added after the estate sale. Conveniently located with easy access to Highway 411 - just 20 minutes from Rome or Cartersville!

2. 2026-06-07
   days on market $286,000 Active 22 DOM
3. 2026-06-04
   days on market $286,000 Active 19 DOM
4. 2026-06-03
   days on market $286,000 Active 18 DOM
5. 2026-06-02
   days on market $286,000 Active 17 DOM
6. 2026-06-01
   days on market $286,000 Active 16 DOM
7. 2026-05-31
   days on market $286,000 Active 15 DOM
8. 2026-05-16
   listed $286,000 Active 592-char remark

   Show marketing remark (580 chars)

   Coming Soon! This 4 bedroom, 2 bathroom home offers an open layout with the kitchen flowing into the living and dining areas - perfect for everyday living and entertaining. The primary suite features a walk-in closet, double vanity, and separate shower. Enjoy the covered back patio, ideal for relaxing outdoors. JOIN us for an Estate Sale this Saturday and Sunday starting at 9 AM! Tour the home while browsing for unique treasures. More photos will be added after the estate sale. Conveniently located with easy access to Highway 411 - just 20 minutes from Rome or Cartersville!

9. 2026-05-16
   listed $286,000 New 580-char remark

   Show marketing remark (580 chars)

   Coming Soon! This 4 bedroom, 2 bathroom home offers an open layout with the kitchen flowing into the living and dining areas - perfect for everyday living and entertaining. The primary suite features a walk-in closet, double vanity, and separate shower. Enjoy the covered back patio, ideal for relaxing outdoors. JOIN us for an Estate Sale this Saturday and Sunday starting at 9 AM! Tour the home while browsing for unique treasures. More photos will be added after the estate sale. Conveniently located with easy access to Highway 411 - just 20 minutes from Rome or Cartersville!

10. 2026-05-12
    historical $286,000 580-char remark

    Show marketing remark (580 chars)

    Coming Soon! This 4 bedroom, 2 bathroom home offers an open layout with the kitchen flowing into the living and dining areas - perfect for everyday living and entertaining. The primary suite features a walk-in closet, double vanity, and separate shower. Enjoy the covered back patio, ideal for relaxing outdoors. JOIN us for an Estate Sale this Saturday and Sunday starting at 9 AM! Tour the home while browsing for unique treasures. More photos will be added after the estate sale. Conveniently located with easy access to Highway 411 - just 20 minutes from Rome or Cartersville!

11. 2026-05-12
    historical $286,000 592-char remark

    Show marketing remark (580 chars)

    Coming Soon! This 4 bedroom, 2 bathroom home offers an open layout with the kitchen flowing into the living and dining areas - perfect for everyday living and entertaining. The primary suite features a walk-in closet, double vanity, and separate shower. Enjoy the covered back patio, ideal for relaxing outdoors. JOIN us for an Estate Sale this Saturday and Sunday starting at 9 AM! Tour the home while browsing for unique treasures. More photos will be added after the estate sale. Conveniently located with easy access to Highway 411 - just 20 minutes from Rome or Cartersville!

ⓘ 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: $2,666 · $222/mo
• Projected year-2 tax: $2,666 · $222/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,407
• − Mortgage interest: −$16,020
• − Property taxes: −$2,666
• − Insurance: −$1,430
• − Repairs & maintenance: −$2,273
• − Management: −$2,273
• − HOA: −$456
• − Depreciation: −$8,320
• Taxable loss: −$5,031
• Est. tax savings @ 24.0%: +$1,207
• After-tax cash flow: $1,099/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 — Kingston

• Score: 63/100
• State rank: #294
• US rank: #16075

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kingston, GA
• Population (ZIP): 9,065

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 (88%)
• Race & ethnicity: White 88% Black 5% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Serbian 2% Scotch-Irish 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 3%

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: ▼ -63.20%
• Current HPI: 282.8922
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

6 events — show timeline

• 2026-06-08 Pending — GAMLS
• 2026-06-08 Pending — FMLS
• 2026-05-16 Listed $286,000 FMLS
• 2026-05-16 Listed $286,000 GAMLS
• 2026-05-12 Coming Soon $286,000 GAMLS
• 2026-05-12 Coming Soon $286,000 FMLS

Property tax history

+136.9%/yr

Latest (2025): $2,666 · +136.9% YoY. Source: county tax records.