DaVinci Plan · Euharlee, GA 30145

$326,990

3 bd · 2.0 ba · 1,730 sqft · SingleFamily · 843 Days on market

Excellent condition ↓ 2% since listing

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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 +8.0/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The DaVinci by Fischer Homes offers a flexible and thoughtfully designed layout perfect for modern living. The home features an owners suite with a walk-in closet and the option for a direct laundry room connection for added convenience. The open kitchen design includes a large island with seating and flows seamlessly into the expansive family room, which can be enhanced with an optional tray ceiling. Customize the layout with options like a study or a living/dining area in place of the third bedroom. Additional features include two bedrooms, optional window and door configurations for the morning room, and a 2-foot morning room expansion. The owners bath offers customization options, including a tub or a 5-foot shower. The DaVinci combines style, flexibility, and comfort to suit your lifestyle.

Key facts

• Large island kitchen
• 2 garage spots
• Listed 842 days

Tags

• LARGE ISLAND KITCHEN
• PRIVATE OWNER'S SUITE
• OPEN GATHERING SPACES

🏗️ New construction. The $326,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $329,666.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $327k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-343 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (14.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (25.1% below list).
• Recommended offer: $245k (25.1% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.5% 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: Euharlee Elementary School (math 44% / reading 45%, grade F, #336 of 1,228 statewide, top 29%, 540 students, 49% 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 49% FRL track the district average.
• Market conditions: 144 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,618 units permitted in Bartow County in 2024 (265 in 5+ unit buildings).
• This rent runs 40% of the median local income ($74k/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

• It's been on market 843 days — a 12% lower offer ($288k) is reasonable based on typical stale-listing flexibility.

Recommended offer $245,026 (25.1% 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 843 days. Have you received any prior offers? Is the seller open to a 25% 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: 0.74% ✗
• Cap rate: 5.05%
• Cash-on-cash: -4.45%
• DSCR: 0.80
• GRM: 11.2

CMA / ARV

• ARV (median comp): $329,666
• List price: $326,990
• Delta: -0.81%
• 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
220 Groveton Ct	0.20mi	3/2.0	1,802 (+4%)	3mo	$378,990	$210	81
215 Groveton Ct	0.22mi	3/2.5	1,772 (+2%)	9mo	$325,000	$183	76
1001 Rainier Dr	0.19mi	3/2.5	1,842 (+6%)	3mo	$325,344	$177	75
124 Cherry Glen Way	0.14mi	3/2.5	1,842 (+6%)	8mo	$334,486	$182	74
140 Cherry Glen Way	0.22mi	3/2.5	1,842 (+6%)	8mo	$345,864	$188	71
10 Jasmine Ln SW	0.52mi	3/2.0	1,741 (+1%)	6mo	$265,000	$152	70
23 Autumn Ridge Dr	0.41mi	4/2.0 (+1)	1,767 (+2%)	10mo	$284,000	$161	63
21 Misty Ridge Dr	0.18mi	4/3.0 (+1)	1,913 (+11%)	8mo	$300,000	$157	58
23 Misty Ridge Dr	0.20mi	4/3.0 (+1)	1,924 (+11%)	9mo	$258,000	$134	56
29 Wisteria Trl SW	0.74mi	4/2.0 (+1)	1,749 (+1%)	4mo	$299,900	$171	55
107 Euharlee Five Forks Rd SW	0.54mi	3/2.5	1,934 (+12%)	9mo	$310,000	$160	46
309 Amberwood Ct	0.72mi	3/2.0	1,904 (+10%)	9mo	$295,000	$155	43

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: -23.8%
• Equity multiple: 0.19×
• Total profit: $-75,200
• Equity at exit: $49,154

10-year hold

• IRR: -18.8%
• Equity multiple: -0.01×
• Total profit: $-93,425
• Equity at exit: $28,503

Cash invested: $92,306 (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: 11 active · 4 under contract
• Months of supply: 6.6 mo (15%/mo absorbed)
• Median asking: $349,990 ($189/sqft)
• Median days on market: 214 d
• This list price: 27% of active listings are priced below it
• ARV vs active asking: +1.0% vs current asking $/sqft

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

ZIP-level market 30145

• Home prices YoY: -18.3%
• Active inventory: 144
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,450 medium
• Mortgage (P&I): −$1,729
• Tax est. 1.5%: −$412 /mo · $4,945/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $-343

Break-even live

Break-even rent $2,884

Max offer price $280,100

Occupancy floor —

Sensitivity live

Price	-10% $-115	-5% $-229	+0% $-343	+5% $-456	+10% $-570
Rent	-10% $-536	-5% $-439	+0% $-343	+5% $-246	+10% $-149
Rate	-1.0pp $-177	-0.5pp $-259	base $-343	+0.5pp $-428	+1.0pp $-515

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: $82,416
• Closing costs: $9,890
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1192 Hardin Bridge Rd Euharlee, GA	4.0	3.0	1840	$1,890	$1.03	4d	1	0.53mi
113 Amberwood Ln Euharlee, GA	3.0	2.0	1423	$3,200	$2.25	93d	1	0.62mi

Listing history 50 events

1. 2026-08-08
   days on market $326,990 Active 843 DOM
2. 2026-08-06
   days on market $326,990 Active 841 DOM
3. 2026-08-05
   days on market $326,990 Active 840 DOM
4. 2026-08-04
   days on market $326,990 Active 839 DOM
5. 2026-08-03
   pricedays on market $326,990 Active 838 DOM
6. 2026-07-31
   days on market $321,990 Active 835 DOM
7. 2026-07-30
   days on market $321,990 Active 834 DOM
8. 2026-07-30
   days on market $321,990 Active 833 DOM
9. 2026-07-28
   days on market $321,990 Active 832 DOM
10. 2026-07-26
    days on market $321,990 Active 830 DOM
11. 2026-07-24
    days on market $321,990 Active 828 DOM
12. 2026-07-23
    days on market $321,990 Active 827 DOM
13. 2026-07-22
    days on market $321,990 Active 826 DOM
14. 2026-07-21
    days on market $321,990 Active 825 DOM
15. 2026-07-20
    days on market $321,990 Active 824 DOM
16. 2026-07-18
    days on market $321,990 Active 822 DOM
17. 2026-07-18
    days on market $321,990 Active 821 DOM
18. 2026-07-16
    days on market $321,990 Active 820 DOM
19. 2026-07-15
    days on market $321,990 Active 819 DOM
20. 2026-07-14
    days on market $321,990 Active 818 DOM
21. 2026-07-13
    days on market $321,990 Active 817 DOM
22. 2026-07-13
    days on market $321,990 Active 816 DOM
23. 2026-07-11
    days on market $321,990 Active 815 DOM
24. 2026-07-10
    days on market $321,990 Active 814 DOM
25. 2026-07-09
    days on market $321,990 Active 813 DOM
26. 2026-07-07
    days on market $321,990 Active 811 DOM
27. 2026-07-06
    days on market $321,990 Active 810 DOM
28. 2026-07-06
    days on market $321,990 Active 809 DOM
29. 2026-07-05
    days on market $321,990 Active 808 DOM
30. 2026-07-03
    days on market $321,990 Active 807 DOM
31. 2026-07-02
    pricedays on market $321,990 Active 806 DOM
32. 2026-07-01
    days on market $320,990 Active 805 DOM
33. 2026-06-30
    days on market $320,990 Active 804 DOM
34. 2026-06-29
    days on market $320,990 Active 803 DOM
35. 2026-06-28
    days on market $320,990 Active 802 DOM
36. 2026-06-27
    days on market $320,990 Active 801 DOM
37. 2026-06-26
    days on market $320,990 Active 800 DOM
38. 2026-06-24
    days on market $320,990 Active 798 DOM
39. 2026-06-22
    days on market $320,990 Active 796 DOM
40. 2026-06-21
    days on market $320,990 Active 795 DOM
41. 2026-06-18
    days on market $320,990 Active 792 DOM
42. 2026-06-17
    days on market $320,990 Active 791 DOM
43. 2026-06-16
    days on market $320,990 Active 790 DOM
44. 2026-06-15
    days on market $320,990 Active 789 DOM
45. 2026-06-13
    days on market $320,990 Active 787 DOM
46. 2026-06-09
    days on market $320,990 Active 783 DOM
47. 2026-06-08
    days on market $320,990 Active 782 DOM
48. 2026-06-07
    days on market $320,990 Active 781 DOM
49. 2026-06-04
    days on market $320,990 Active 778 DOM
50. 2026-06-03
    pricedays on market $320,990 Active 777 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $29,403
• − Mortgage interest: −$18,466
• − Property taxes: −$4,945
• − Insurance: −$1,648
• − Repairs & maintenance: −$2,352
• − Management: −$2,352
• − Depreciation: −$9,590
• Taxable loss: −$9,951
• Est. tax savings @ 24.0%: +$2,388
• After-tax cash flow: $-1,722/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 · 6 photos

Excellent 95/100 None rehab

The home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and would benefit from some exterior painting and landscaping improvements to further enhance its value.

Value-add opportunities

• Both Painting the exterior siding — A fresh coat of paint can enhance the curb appeal and increase the home's value. ↑
• Both Landscaping improvements — Well-maintained landscaping can improve the home's curb appeal and attract potential buyers. ↑
• Both Interior touch-ups — Fresh paint and minor touch-ups can refresh the interior and make it more appealing to potential buyers and renters. ↑

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Euharlee Elementary School F GA #336/1,228 Nat'l #16,061/41,679 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 70/100

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 · 107,887 people
• Metro: Atlanta-Sandy Springs-Roswell, GA
• Population (ZIP): 9,065
• Household income: $73,995
• Rent vs Own: 10.0% rent · 90.0% own
• Severe rent burden: 1% 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 (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%

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

Price history

-1.8% since first listed

22 events — show timeline

• 2026-05-02 Price Changed $319,990 Zillow
• 2026-04-02 Price Changed $317,990 Zillow
• 2026-03-02 Price Changed $315,990 Zillow
• 2026-02-21 Price Changed $314,990 Zillow
• 2026-02-03 Price Changed $313,990 Zillow
• 2026-01-18 Price Changed $311,990 Zillow
• 2026-01-02 Price Changed $310,990 Zillow
• 2025-11-03 Price Changed $307,990 Zillow
• 2025-10-02 Price Changed $327,990 Zillow
• 2025-08-03 Price Changed $326,990 Zillow
• 2025-06-04 Price Changed $325,990 Zillow
• 2025-03-04 Price Changed $324,990 Zillow
• 2025-03-01 Price Changed $334,990 Zillow
• 2025-02-18 Price Changed $333,990 Zillow
• 2025-02-01 Price Changed $332,990 Zillow
• 2024-10-01 Price Changed $331,990 Zillow
• 2024-09-01 Price Changed $331,490 Zillow
• 2024-08-01 Price Changed $329,490 Zillow
• 2024-07-03 Price Changed $328,490 Zillow
• 2024-06-08 Price Changed $327,490 Zillow
• 2024-05-15 Price Changed $326,990 Zillow
• 2024-04-17 Listed $325,990 Zillow