Pearson Plan · Cartersville, GA 30120

$387,100

5 bd · 3.0 ba · 2,803 sqft · SingleFamily · 123 Days on market

Good condition

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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).

• ARV discount +7.5/15.0
• Cash flow +6.7/30.0
• Condition / age +4.2/5.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Rent growth +2.4/5.0
• 1% rule +1.7/10.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

The Pearson home plan showcases a beautiful kitchen featuring a large walk-in pantry and spacious island. From the kitchen, you have views of the inviting family room and breakfast nook with access to the deck/patio. A private guest retreat on the main level of this home also makes an ideal home office or study. A convenient full bathroom off the guest retreat completes the main level of this home plan. The second floor provides flexibility for how you live and work, with three spacious secondary bedrooms, lots of closet space, a linen closet, a laundry room, and a full bathroom.

Key facts

• Spacious island
• Flex area
• Media area

Tags

• WALK-IN PANTRY
• SPACIOUS ISLAND
• PRIVATE GUEST RETREAT
• FLEX AREA
• GAME ROOM
• MEDIA AREA

🏗️ New construction. The $387,100 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $424,815.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $387k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-671 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $328k (15.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $287k (25.9% below list).
• Recommended offer: $287k (25.9% 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; 3 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 40% 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 $13k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($341k) 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 $286,711 (25.9% 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 26% 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: 0.67% ✗
• Cap rate: 4.40%
• Cash-on-cash: -6.77%
• DSCR: 0.70
• GRM: 12.3

CMA / ARV

• ARV (median comp): $424,815
• List price: $387,100
• Delta: -8.93%
• 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
606 Elwick Ln SE	0.03mi	5/2.5	2,774 (-1%)	4mo	$377,133	$136	92
607 Elwick Ln SE	0.03mi	5/4.0	2,774 (-1%)	2mo	$417,130	$150	91
24 Carrington Dr	0.60mi	5/3.0	2,807 (+0%)	4mo	$432,500	$154	68
616 Elwick Ln SE	0.08mi	4/2.5 (-1)	2,409 (-14%)	4mo	$359,900	$149	63
44 Seattle Slew Way	0.93mi	5/3.0	2,792 (-0%)	7mo	$410,000	$147	58
31 Grove Park Cir	0.82mi	4/3.0 (-1)	2,809 (+0%)	11mo	$507,500	$181	50
5 Grove Park Cir	0.87mi	4/3.5 (-1)	2,626 (-6%)	2mo	$440,000	$168	46
275 Briar Patch Ln	1.12mi	4/2.5 (-1)	2,997 (+7%)	9mo	$435,500	$145	39
27 Grove Park Cir	0.81mi	4/3.0 (-1)	2,373 (-15%)	3mo	$400,000	$169	32
60 Seattle Slew Way	0.85mi	4/3.0 (-1)	2,262 (-19%)	4mo	$414,000	$183	32
8 Deering Way	0.85mi	4/2.5 (-1)	2,373 (-15%)	3mo	$469,000	$198	30
70 Seattle Slew Way	0.82mi	4/3.0 (-1)	2,262 (-19%)	6mo	$414,000	$183	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: -31.4%
• Equity multiple: -0.01×
• Total profit: $-119,920
• Equity at exit: $63,341

10-year hold

• IRR: -55.6%
• Equity multiple: -0.61×
• Total profit: $-191,732
• Equity at exit: $36,730

Cash invested: $118,948 (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: 17 active · 14 under contract
• Months of supply: 10.2 mo (10%/mo absorbed)
• Median asking: $416,125 ($167/sqft)
• Median days on market: 35 d
• This list price: 35% of active listings are priced below it
• ARV vs active asking: -9.5% 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: 11.3×

Monthly cashflow live

• Estimated rent: $2,867 medium
• Mortgage (P&I): −$2,228
• Tax est. 1.5%: −$531 /mo · $6,372/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$602
• Net cashflow: $-671

Break-even live

Break-even rent $3,716

Max offer price $327,751

Occupancy floor —

Sensitivity live

Price	-10% $-377	-5% $-524	+0% $-671	+5% $-818	+10% $-964
Rent	-10% $-897	-5% $-784	+0% $-671	+5% $-558	+10% $-444
Rate	-1.0pp $-457	-0.5pp $-563	base $-671	+0.5pp $-781	+1.0pp $-893

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: $106,204
• Closing costs: $12,744
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 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

Property features AI

Finance

• Other: Address shown as 601 Elwick Ln, Cartersville, GA 30120Inventory type: Plan
• Financial info: List price provided (details omitted per instructions)
• HOA & community: Located in Langston Reserve community

Exterior

• Parking: 2 parking spaces
• Security: Security details not provided
• Utilities: Natural gasCentral electric for cooling/heating
• Home design: New construction plan named PearsonLiving area approximately 2803
• Construction: Construction details not provided
• Exterior features: Composition roof

Interior

• Kitchen: Plan includes standard kitchen (details not provided)
• Bedrooms: 5 bedrooms
• Flooring: Flooring details not provided
• Bathrooms: 3 full bathrooms
• Heating & cooling: Natural gas forced-air heatingCentral air conditioning
• Interior features: Open plan living area
• Laundry & utility: Laundry/utility details not provided

Listing history 50 events

1. 2026-09-23
   days on market $387,100 Active 123 DOM
2. 2026-09-22
   days on market $387,100 Active 122 DOM
3. 2026-09-21
   days on market $387,100 Active 121 DOM
4. 2026-09-20
   days on market $387,100 Active 120 DOM
5. 2026-09-19
   days on market $387,100 Active 119 DOM
6. 2026-09-18
   days on market $387,100 Active 118 DOM
7. 2026-09-17
   pricedays on market $387,100 Active 117 DOM
8. 2026-09-15
   days on market $386,900 Active 115 DOM
9. 2026-09-14
   days on market $386,900 Active 114 DOM
10. 2026-09-13
    days on market $386,900 Active 113 DOM
11. 2026-09-12
    days on market $386,900 Active 112 DOM
12. 2026-09-11
    days on market $386,900 Active 111 DOM
13. 2026-09-05
    days on market $386,900 Active 105 DOM
14. 2026-09-04
    days on market $386,900 Active 104 DOM
15. 2026-08-31
    pricedays on market $386,900 Active 100 DOM
16. 2026-08-29
    days on market $386,650 Active 98 DOM
17. 2026-08-28
    days on market $386,650 Active 97 DOM
18. 2026-08-27
    days on market $386,650 Active 96 DOM
19. 2026-08-25
    days on market $386,650 Active 94 DOM
20. 2026-08-24
    days on market $386,650 Active 93 DOM
21. 2026-08-23
    days on market $386,650 Active 92 DOM
22. 2026-08-22
    days on market $386,650 Active 91 DOM
23. 2026-08-21
    days on market $386,650 Active 90 DOM
24. 2026-08-20
    days on market $386,650 Active 89 DOM
25. 2026-08-19
    days on market $386,650 Active 88 DOM
26. 2026-08-18
    days on market $386,650 Active 87 DOM
27. 2026-08-17
    days on market $386,650 Active 86 DOM
28. 2026-08-16
    days on market $386,650 Active 85 DOM
29. 2026-08-15
    days on market $386,650 Active 84 DOM
30. 2026-08-14
    days on market $386,650 Active 83 DOM
31. 2026-08-13
    days on market $386,650 Active 82 DOM
32. 2026-08-12
    days on market $386,650 Active 81 DOM
33. 2026-08-11
    days on market $386,650 Active 80 DOM
34. 2026-08-10
    days on market $386,650 Active 79 DOM
35. 2026-08-09
    days on market $386,650 Active 78 DOM
36. 2026-08-08
    days on market $386,650 Active 77 DOM
37. 2026-08-06
    days on market $386,650 Active 75 DOM
38. 2026-08-05
    days on market $386,650 Active 74 DOM
39. 2026-08-04
    days on market $386,650 Active 73 DOM
40. 2026-08-03
    days on market $386,650 Active 72 DOM
41. 2026-07-31
    days on market $386,650 Active 69 DOM
42. 2026-07-30
    days on market $386,650 Active 68 DOM
43. 2026-07-30
    days on market $386,650 Active 67 DOM
44. 2026-07-28
    days on market $386,650 Active 66 DOM
45. 2026-07-26
    pricedays on market $386,650 Active 64 DOM
46. 2026-07-24
    days on market $386,400 Active 62 DOM
47. 2026-07-23
    days on market $386,400 Active 61 DOM
48. 2026-07-22
    days on market $386,400 Active 60 DOM
49. 2026-07-21
    days on market $386,400 Active 59 DOM
50. 2026-07-20
    days on market $386,400 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: $34,405
• − Mortgage interest: −$23,796
• − Property taxes: −$6,372
• − Insurance: −$2,124
• − Repairs & maintenance: −$2,752
• − Management: −$2,752
• − Depreciation: −$12,358
• Taxable loss: −$15,750
• Est. tax savings @ 24.0%: +$3,780
• After-tax cash flow: $-4,269/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 · 17 photos

Good 85/100 Cosmetic rehab Est. rehab $14,015–$42,045 screening

This home is in excellent condition with a good condition score of 85. It is move-in ready with a modern kitchen and bathrooms, and a well-maintained exterior. The home has potential for further value increases through minor updates such as painting and landscaping improvements.

Value-add opportunities

• Both Painting interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and add value. ↑
• Both Add smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient. ↑
• Both Install smart thermostat — A smart thermostat can improve energy efficiency and comfort, enhancing both resale and rental value. ↑
• Both Add smart lighting system — A smart lighting system can improve energy efficiency and add a modern touch, enhancing both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

Property features AI

Finance

• Other: Address shown as 601 Elwick Ln, Cartersville, GA 30120Inventory type: Plan
• Financial info: List price provided (details omitted per instructions)
• HOA & community: Located in Langston Reserve community

Exterior

• Parking: 2 parking spaces
• Security: Security details not provided
• Utilities: Natural gasCentral electric for cooling/heating
• Home design: New construction plan named PearsonLiving area approximately 2803
• Construction: Construction details not provided
• Exterior features: Composition roof

Interior

• Kitchen: Plan includes standard kitchen (details not provided)
• Bedrooms: 5 bedrooms
• Flooring: Flooring details not provided
• Bathrooms: 3 full bathrooms
• Heating & cooling: Natural gas forced-air heatingCentral air conditioning
• Interior features: Open plan living area
• Laundry & utility: Laundry/utility details not provided