51 Nightwind Trce · Cartersville, GA 30101

$548,500

4 bd · 4.0 ba · 3,554 sqft · SingleFamily public records · 132 Days on market

Built 2003 0.36 ac lot $154/sqft · 12% below area Est $696k · 21% under $75/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).

• ARV discount +15.0/15.0
• Cash flow +6.5/30.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

WOW! FRESH PAINT AND A NEW PRICE plus up to $8500 in seller paid closing cost (with acceptable offer)! Talk about BANG FOR YOUR BUCK!!! MOTIVATED SELLERS!!! Located on a desirable corner lot in Bentwater Subdivision, this spacious 5 bedroom, 5 bath home offers a flexible and well-designed floor plan across three finished levels-paired with important recent updates for peace of mind. The main level features a large open kitchen ideal for everyday living and entertaining, along with a bedroom and full bath, perfect for guests or a home office. The living room is anchored by a wood-burning fireplace, adding warmth and classic character. Upstairs, the primary suite is a true retreat with a tile shower, accompanied by three additional bedrooms and three full baths, offering ample space and privacy. The full finished basement provides endless possibilities for recreation, media space, or multi-generational living. Recent improvements include a new roof, new main HVAC system, and new gutters, adding value and confidence for the next owner. A solid home with thoughtful updates, generous space, and a prime corner lot in one of the area's most sought-after communities-this one delivers on both comfort and location.

Key facts

• Finished basement
• Corner lot
• Open kitchen

Tags

• CORNER LOT
• OPEN KITCHEN
• WOOD BURNING FIREPLACE
• TILE SHOWER
• FINISHED BASEMENT
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $548k.

Deal economics

• At list price, monthly cash flow is $-932 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $384k (30.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $345k (37.1% below list).
• Recommended offer: $345k (37.1% 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: schools D+, commute F.
• Paulding County (suburban): math 39% / reading 42% proficiency, ranked #33 of 174 in GA (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.5%/yr); 523 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 1,458 units permitted in Paulding County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($111k/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 $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.
• Paulding County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($483k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $76k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $349k; list at $548k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $345,140 (37.1% 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 132 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.63% ✗
• Cap rate: 4.25%
• Cash-on-cash: -7.29%
• DSCR: 0.68
• GRM: 13.2

CMA / ARV

• ARV (median comp): $695,795
• List price: $548,500
• Delta: -21.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
179 Waterstone Pt	0.19mi	4/3.0	3,512 (-1%)	6mo	$576,000	$164	80
345 Oakwind Pt	0.33mi	5/4.0 (+1)	3,609 (+2%)	13mo	$695,000	$193	66
169 Adelaide Xing	0.56mi	4/4.0	3,431 (-4%)	4mo	$505,000	$147	65
184 Clubhouse Xing	0.65mi	5/4.0 (+1)	3,620 (+2%)	4mo	$515,000	$142	59
115 Adelaide Xing	0.60mi	5/3.0 (+1)	3,455 (-3%)	1mo	$520,000	$151	58
140 Arthur Hills Dr	0.73mi	5/4.5 (+1)	3,563 (+0%)	4mo	$674,000	$189	56
4352 Cedarcrest Rd	0.37mi	5/3.5 (+1)	3,054 (-14%)	1mo	$789,900	$259	52
135 Vine Creek Pl	0.70mi	4/3.5	3,281 (-8%)	2mo	$520,000	$158	51
118 Fairway Overlook Dr	0.51mi	4/3.0	3,803 (+7%)	13mo	$675,000	$177	50
112 Adelaide Xing	0.57mi	5/4.5 (+1)	3,224 (-9%)	4mo	$385,000	$119	48
232 Clubhouse Xing	0.67mi	5/4.5 (+1)	3,890 (+10%)	2mo	$580,000	$149	44
149 Clubhouse Xing	0.60mi	5/4.0 (+1)	4,046 (+14%)	2mo	$610,000	$151	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 · 3.48% rent growth · sell at horizon

5-year hold

• IRR: -28.5%
• Equity multiple: 0.05×
• Total profit: $-146,623
• Equity at exit: $81,783

10-year hold

• IRR: -26.2%
• Equity multiple: -0.28×
• Total profit: $-197,326
• Equity at exit: $47,424

Cash invested: $153,580 (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 30101

• Rents YoY: 3.5%
• Active inventory: 523
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $3,451 medium
• Mortgage (P&I): −$2,876
• Tax from tax record: −$479 /mo · $5,750/yr
• Insurance: −$229
• HOA: −$75
• Vacancy / Maint / Mgmt: −$725
• Net cashflow: $-932

Break-even live

Break-even rent $4,632

Max offer price $383,778

Occupancy floor —

Sensitivity live

Price	-10% $-622	-5% $-777	+0% $-932	+5% $-1,088	+10% $-1,243
Rent	-10% $-1,205	-5% $-1,069	+0% $-932	+5% $-796	+10% $-660
Rate	-1.0pp $-656	-0.5pp $-793	base $-932	+0.5pp $-1,075	+1.0pp $-1,219

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: $137,125
• Closing costs: $16,455
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
406 Riverclub Rd Acworth, GA	5.0	5.0	3522	$3,750	$1.06	22d	1	0.73mi
24 Creekwater Dr Acworth, GA	4.0–5.0	2.5–3.0	2556	$2,983	$1.17	2d	9	0.95mi

HOA detail

• Monthly dues: $75 · $900/yr
• Likely covers: water

Listing history 29 events

1. 2026-06-18
   days on market $548,500 Active 132 DOM
2. 2026-06-17
   days on market $548,500 Active 131 DOM
3. 2026-06-16
   days on market $548,500 Active 130 DOM
4. 2026-06-15
   days on market $548,500 Active 129 DOM
5. 2026-06-13
   days on market $548,500 Active 127 DOM
6. 2026-06-13
   pricedays on market $548,500 Active 126 DOM
7. 2026-06-09
   days on market $550,000 Active 123 DOM
8. 2026-06-08
   days on market $550,000 Active 122 DOM
9. 2026-06-07
   days on market $550,000 Active 121 DOM
10. 2026-06-04
    pricedays on market $550,000 Active 118 DOM
11. 2026-06-03
    days on market $558,500 Active 117 DOM
12. 2026-06-02
    days on market $558,500 Active 116 DOM
13. 2026-06-01
    days on market $558,500 Active 115 DOM
14. 2026-05-31
    days on market $558,500 Active 114 DOM
15. 2026-05-19
    price $558,500 1236-char remark

    Show marketing remark (1372 chars)

    NEW PRICE plus $8500 in seller paid CLOSING COST (with acceptable offer) and fresh interior paint—so much home for the money and an opportunity in Bentwater. Located on a desirable corner lot, this spacious 5 bedroom, 5 bath home offers a well-designed floor plan across three finished levels, providing flexibility for everyday living, entertaining, and multi-generational needs. The main level features a large open kitchen with an abundance of cabinet storage, generous counter space, and a walk-in pantry—ideal for both daily use and hosting. A bedroom and full bath on the main level offer the perfect setup for guests or a home office. The living room is anchored by a wood-burning fireplace, adding warmth and character. Upstairs, the primary suite serves as a comfortable retreat with a tile shower, along with three additional bedrooms and baths that provide space and privacy for everyone. The fully finished basement expands your living options with room for recreation, media, or extended living arrangements. Recent improvements include a new roof, new main HVAC system, and new gutters, offering added value and peace of mind. With fresh paint, substantial square footage, and a functional layout throughout, this home delivers the space and updates buyers are looking for—all within one of the area’s most sought-after communities.

16. 2026-05-19
    price $558,500 1372-char remark

    Show marketing remark (1372 chars)

    NEW PRICE plus $8500 in seller paid CLOSING COST (with acceptable offer) and fresh interior paint—so much home for the money and an opportunity in Bentwater. Located on a desirable corner lot, this spacious 5 bedroom, 5 bath home offers a well-designed floor plan across three finished levels, providing flexibility for everyday living, entertaining, and multi-generational needs. The main level features a large open kitchen with an abundance of cabinet storage, generous counter space, and a walk-in pantry—ideal for both daily use and hosting. A bedroom and full bath on the main level offer the perfect setup for guests or a home office. The living room is anchored by a wood-burning fireplace, adding warmth and character. Upstairs, the primary suite serves as a comfortable retreat with a tile shower, along with three additional bedrooms and baths that provide space and privacy for everyone. The fully finished basement expands your living options with room for recreation, media, or extended living arrangements. Recent improvements include a new roof, new main HVAC system, and new gutters, offering added value and peace of mind. With fresh paint, substantial square footage, and a functional layout throughout, this home delivers the space and updates buyers are looking for—all within one of the area’s most sought-after communities.

17. 2026-05-08
    price $559,900 1236-char remark

    Show marketing remark (1372 chars)

    NEW PRICE plus $8500 in seller paid CLOSING COST (with acceptable offer) and fresh interior paint—so much home for the money and an opportunity in Bentwater. Located on a desirable corner lot, this spacious 5 bedroom, 5 bath home offers a well-designed floor plan across three finished levels, providing flexibility for everyday living, entertaining, and multi-generational needs. The main level features a large open kitchen with an abundance of cabinet storage, generous counter space, and a walk-in pantry—ideal for both daily use and hosting. A bedroom and full bath on the main level offer the perfect setup for guests or a home office. The living room is anchored by a wood-burning fireplace, adding warmth and character. Upstairs, the primary suite serves as a comfortable retreat with a tile shower, along with three additional bedrooms and baths that provide space and privacy for everyone. The fully finished basement expands your living options with room for recreation, media, or extended living arrangements. Recent improvements include a new roof, new main HVAC system, and new gutters, offering added value and peace of mind. With fresh paint, substantial square footage, and a functional layout throughout, this home delivers the space and updates buyers are looking for—all within one of the area’s most sought-after communities.

18. 2026-05-08
    price $559,900 1372-char remark

    Show marketing remark (1372 chars)

    NEW PRICE plus $8500 in seller paid CLOSING COST (with acceptable offer) and fresh interior paint—so much home for the money and an opportunity in Bentwater. Located on a desirable corner lot, this spacious 5 bedroom, 5 bath home offers a well-designed floor plan across three finished levels, providing flexibility for everyday living, entertaining, and multi-generational needs. The main level features a large open kitchen with an abundance of cabinet storage, generous counter space, and a walk-in pantry—ideal for both daily use and hosting. A bedroom and full bath on the main level offer the perfect setup for guests or a home office. The living room is anchored by a wood-burning fireplace, adding warmth and character. Upstairs, the primary suite serves as a comfortable retreat with a tile shower, along with three additional bedrooms and baths that provide space and privacy for everyone. The fully finished basement expands your living options with room for recreation, media, or extended living arrangements. Recent improvements include a new roof, new main HVAC system, and new gutters, offering added value and peace of mind. With fresh paint, substantial square footage, and a functional layout throughout, this home delivers the space and updates buyers are looking for—all within one of the area’s most sought-after communities.

19. 2026-04-27
    price $569,900 1372-char remark

    Show marketing remark (1236 chars)

    WOW! FRESH PAINT AND A NEW PRICE plus up to $8500 in seller paid closing cost (with acceptable offer)! Talk about BANG FOR YOUR BUCK!!! MOTIVATED SELLERS!!! Located on a desirable corner lot in Bentwater Subdivision, this spacious 5 bedroom, 5 bath home offers a flexible and well-designed floor plan across three finished levels-paired with important recent updates for peace of mind. The main level features a large open kitchen ideal for everyday living and entertaining, along with a bedroom and full bath, perfect for guests or a home office. The living room is anchored by a wood-burning fireplace, adding warmth and classic character. Upstairs, the primary suite is a true retreat with a tile shower, accompanied by three additional bedrooms and three full baths, offering ample space and privacy. The full finished basement provides endless possibilities for recreation, media space, or multi-generational living. Recent improvements include a new roof, new main HVAC system, and new gutters, adding value and confidence for the next owner. A solid home with thoughtful updates, generous space, and a prime corner lot in one of the area's most sought-after communities-this one delivers on both comfort and location.

20. 2026-04-27
    price $569,900 1236-char remark

    Show marketing remark (1236 chars)

    WOW! FRESH PAINT AND A NEW PRICE plus up to $8500 in seller paid closing cost (with acceptable offer)! Talk about BANG FOR YOUR BUCK!!! MOTIVATED SELLERS!!! Located on a desirable corner lot in Bentwater Subdivision, this spacious 5 bedroom, 5 bath home offers a flexible and well-designed floor plan across three finished levels-paired with important recent updates for peace of mind. The main level features a large open kitchen ideal for everyday living and entertaining, along with a bedroom and full bath, perfect for guests or a home office. The living room is anchored by a wood-burning fireplace, adding warmth and classic character. Upstairs, the primary suite is a true retreat with a tile shower, accompanied by three additional bedrooms and three full baths, offering ample space and privacy. The full finished basement provides endless possibilities for recreation, media space, or multi-generational living. Recent improvements include a new roof, new main HVAC system, and new gutters, adding value and confidence for the next owner. A solid home with thoughtful updates, generous space, and a prime corner lot in one of the area's most sought-after communities-this one delivers on both comfort and location.

21. 2026-04-24
    price $574,900 1236-char remark

    Show marketing remark (1236 chars)

    WOW! FRESH PAINT AND A NEW PRICE plus up to $8500 in seller paid closing cost (with acceptable offer)! Talk about BANG FOR YOUR BUCK!!! MOTIVATED SELLERS!!! Located on a desirable corner lot in Bentwater Subdivision, this spacious 5 bedroom, 5 bath home offers a flexible and well-designed floor plan across three finished levels-paired with important recent updates for peace of mind. The main level features a large open kitchen ideal for everyday living and entertaining, along with a bedroom and full bath, perfect for guests or a home office. The living room is anchored by a wood-burning fireplace, adding warmth and classic character. Upstairs, the primary suite is a true retreat with a tile shower, accompanied by three additional bedrooms and three full baths, offering ample space and privacy. The full finished basement provides endless possibilities for recreation, media space, or multi-generational living. Recent improvements include a new roof, new main HVAC system, and new gutters, adding value and confidence for the next owner. A solid home with thoughtful updates, generous space, and a prime corner lot in one of the area's most sought-after communities-this one delivers on both comfort and location.

22. 2026-04-22
    price $574,900 1372-char remark

    Show marketing remark (1372 chars)

    NEW PRICE plus $8500 in seller paid CLOSING COST (with acceptable offer) and fresh interior paint—so much home for the money and an opportunity in Bentwater. Located on a desirable corner lot, this spacious 5 bedroom, 5 bath home offers a well-designed floor plan across three finished levels, providing flexibility for everyday living, entertaining, and multi-generational needs. The main level features a large open kitchen with an abundance of cabinet storage, generous counter space, and a walk-in pantry—ideal for both daily use and hosting. A bedroom and full bath on the main level offer the perfect setup for guests or a home office. The living room is anchored by a wood-burning fireplace, adding warmth and character. Upstairs, the primary suite serves as a comfortable retreat with a tile shower, along with three additional bedrooms and baths that provide space and privacy for everyone. The fully finished basement expands your living options with room for recreation, media, or extended living arrangements. Recent improvements include a new roof, new main HVAC system, and new gutters, offering added value and peace of mind. With fresh paint, substantial square footage, and a functional layout throughout, this home delivers the space and updates buyers are looking for—all within one of the area’s most sought-after communities.

23. 2026-04-03
    price $575,000 1236-char remark

    Show marketing remark (1372 chars)

    NEW PRICE plus $8500 in seller paid CLOSING COST (with acceptable offer) and fresh interior paint—so much home for the money and an opportunity in Bentwater. Located on a desirable corner lot, this spacious 5 bedroom, 5 bath home offers a well-designed floor plan across three finished levels, providing flexibility for everyday living, entertaining, and multi-generational needs. The main level features a large open kitchen with an abundance of cabinet storage, generous counter space, and a walk-in pantry—ideal for both daily use and hosting. A bedroom and full bath on the main level offer the perfect setup for guests or a home office. The living room is anchored by a wood-burning fireplace, adding warmth and character. Upstairs, the primary suite serves as a comfortable retreat with a tile shower, along with three additional bedrooms and baths that provide space and privacy for everyone. The fully finished basement expands your living options with room for recreation, media, or extended living arrangements. Recent improvements include a new roof, new main HVAC system, and new gutters, offering added value and peace of mind. With fresh paint, substantial square footage, and a functional layout throughout, this home delivers the space and updates buyers are looking for—all within one of the area’s most sought-after communities.

24. 2026-04-03
    price $575,000 1372-char remark

    Show marketing remark (1372 chars)

    NEW PRICE plus $8500 in seller paid CLOSING COST (with acceptable offer) and fresh interior paint—so much home for the money and an opportunity in Bentwater. Located on a desirable corner lot, this spacious 5 bedroom, 5 bath home offers a well-designed floor plan across three finished levels, providing flexibility for everyday living, entertaining, and multi-generational needs. The main level features a large open kitchen with an abundance of cabinet storage, generous counter space, and a walk-in pantry—ideal for both daily use and hosting. A bedroom and full bath on the main level offer the perfect setup for guests or a home office. The living room is anchored by a wood-burning fireplace, adding warmth and character. Upstairs, the primary suite serves as a comfortable retreat with a tile shower, along with three additional bedrooms and baths that provide space and privacy for everyone. The fully finished basement expands your living options with room for recreation, media, or extended living arrangements. Recent improvements include a new roof, new main HVAC system, and new gutters, offering added value and peace of mind. With fresh paint, substantial square footage, and a functional layout throughout, this home delivers the space and updates buyers are looking for—all within one of the area’s most sought-after communities.

25. 2026-03-09
    price $600,000 1236-char remark

    Show marketing remark (1372 chars)

    NEW PRICE plus $8500 in seller paid CLOSING COST (with acceptable offer) and fresh interior paint—so much home for the money and an opportunity in Bentwater. Located on a desirable corner lot, this spacious 5 bedroom, 5 bath home offers a well-designed floor plan across three finished levels, providing flexibility for everyday living, entertaining, and multi-generational needs. The main level features a large open kitchen with an abundance of cabinet storage, generous counter space, and a walk-in pantry—ideal for both daily use and hosting. A bedroom and full bath on the main level offer the perfect setup for guests or a home office. The living room is anchored by a wood-burning fireplace, adding warmth and character. Upstairs, the primary suite serves as a comfortable retreat with a tile shower, along with three additional bedrooms and baths that provide space and privacy for everyone. The fully finished basement expands your living options with room for recreation, media, or extended living arrangements. Recent improvements include a new roof, new main HVAC system, and new gutters, offering added value and peace of mind. With fresh paint, substantial square footage, and a functional layout throughout, this home delivers the space and updates buyers are looking for—all within one of the area’s most sought-after communities.

26. 2026-03-09
    price $600,000 1372-char remark

    Show marketing remark (1372 chars)

    NEW PRICE plus $8500 in seller paid CLOSING COST (with acceptable offer) and fresh interior paint—so much home for the money and an opportunity in Bentwater. Located on a desirable corner lot, this spacious 5 bedroom, 5 bath home offers a well-designed floor plan across three finished levels, providing flexibility for everyday living, entertaining, and multi-generational needs. The main level features a large open kitchen with an abundance of cabinet storage, generous counter space, and a walk-in pantry—ideal for both daily use and hosting. A bedroom and full bath on the main level offer the perfect setup for guests or a home office. The living room is anchored by a wood-burning fireplace, adding warmth and character. Upstairs, the primary suite serves as a comfortable retreat with a tile shower, along with three additional bedrooms and baths that provide space and privacy for everyone. The fully finished basement expands your living options with room for recreation, media, or extended living arrangements. Recent improvements include a new roof, new main HVAC system, and new gutters, offering added value and peace of mind. With fresh paint, substantial square footage, and a functional layout throughout, this home delivers the space and updates buyers are looking for—all within one of the area’s most sought-after communities.

27. 2026-02-06
    listed $625,000 New 1236-char remark

    Show marketing remark (1372 chars)

    NEW PRICE plus $8500 in seller paid CLOSING COST (with acceptable offer) and fresh interior paint—so much home for the money and an opportunity in Bentwater. Located on a desirable corner lot, this spacious 5 bedroom, 5 bath home offers a well-designed floor plan across three finished levels, providing flexibility for everyday living, entertaining, and multi-generational needs. The main level features a large open kitchen with an abundance of cabinet storage, generous counter space, and a walk-in pantry—ideal for both daily use and hosting. A bedroom and full bath on the main level offer the perfect setup for guests or a home office. The living room is anchored by a wood-burning fireplace, adding warmth and character. Upstairs, the primary suite serves as a comfortable retreat with a tile shower, along with three additional bedrooms and baths that provide space and privacy for everyone. The fully finished basement expands your living options with room for recreation, media, or extended living arrangements. Recent improvements include a new roof, new main HVAC system, and new gutters, offering added value and peace of mind. With fresh paint, substantial square footage, and a functional layout throughout, this home delivers the space and updates buyers are looking for—all within one of the area’s most sought-after communities.

28. 2026-02-06
    listed $625,000 Active 1372-char remark

    Show marketing remark (1372 chars)

    NEW PRICE plus $8500 in seller paid CLOSING COST (with acceptable offer) and fresh interior paint—so much home for the money and an opportunity in Bentwater. Located on a desirable corner lot, this spacious 5 bedroom, 5 bath home offers a well-designed floor plan across three finished levels, providing flexibility for everyday living, entertaining, and multi-generational needs. The main level features a large open kitchen with an abundance of cabinet storage, generous counter space, and a walk-in pantry—ideal for both daily use and hosting. A bedroom and full bath on the main level offer the perfect setup for guests or a home office. The living room is anchored by a wood-burning fireplace, adding warmth and character. Upstairs, the primary suite serves as a comfortable retreat with a tile shower, along with three additional bedrooms and baths that provide space and privacy for everyone. The fully finished basement expands your living options with room for recreation, media, or extended living arrangements. Recent improvements include a new roof, new main HVAC system, and new gutters, offering added value and peace of mind. With fresh paint, substantial square footage, and a functional layout throughout, this home delivers the space and updates buyers are looking for—all within one of the area’s most sought-after communities.

29. 2003-06-30
    soldstatus $349,000

ⓘ 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: $5,750 · $479/mo
• Projected year-2 tax: $5,750 · $479/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $41,417
• − Mortgage interest: −$30,725
• − Property taxes: −$5,750
• − Insurance: −$2,742
• − Repairs & maintenance: −$3,313
• − Management: −$3,313
• − HOA: −$900
• − Depreciation: −$15,956
• Taxable loss: −$21,283
• Est. tax savings @ 24.0%: +$5,108
• After-tax cash flow: $-6,082/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: Paulding County
• NCES district ID: 1304020
• Math proficiency: 39% ▼ -6.00%
• Reading proficiency: 42% ▼ -7.00%
• Median HH income: $61,447
• Composite: 36.0/100
• National rank: #4784
• State rank: #33 of 174 in GA

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: Cobb County · 777,758 people
• City population: 70,885
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 62,593
• Household income: $110,774
• Rent vs Own: 20.6% rent · 79.4% own
• Severe rent burden: 851.0

Population outlook (Paulding County) Hauer SSP2

• Today (2025): 175,714 people
• By 2030: 186,082 · +5.9%
• By 2040: 204,414 · +16.3%
• By 2050: 217,040 · +23.5%
• By 2075: 236,980 · +34.9%
• By 2100: 238,314 · +35.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Black 18% Hispanic / Latino 11% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 2% Romanian 2%
• Foreign-born: 10% · Canada, Jamaica, Vietnam
• Languages at home: 85% English-only · Spanish 8% Arabic 1% Other Indo-European 1%

Political lean MEDSL · Paulding

• 2024 margin: Strong R (+24.1) · D 37.6% · R 61.7%
• 2008→2024 swing: +14.4pp toward D · 2008: -38.5pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+29.1 2016: R+41.2 2012: R+43.6 2008: R+38.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -132.08%
• Current HPI: 237.1884
• Rent YoY: ▲ 3.48%
• 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

+60.0% since first listed

15 events — show timeline

• 2026-05-19 Price Changed $558,500 GAMLS
• 2026-05-19 Price Changed $558,500 FMLS
• 2026-05-08 Price Changed $559,900 GAMLS
• 2026-05-08 Price Changed $559,900 FMLS
• 2026-04-27 Price Changed $569,900 FMLS
• 2026-04-27 Price Changed $569,900 GAMLS
• 2026-04-24 Price Changed $574,900 GAMLS
• 2026-04-22 Price Changed $574,900 FMLS
• 2026-04-03 Price Changed $575,000 GAMLS
• 2026-04-03 Price Changed $575,000 FMLS
• 2026-03-09 Price Changed $600,000 GAMLS
• 2026-03-09 Price Changed $600,000 FMLS
• 2026-02-06 Listed $625,000 FMLS
• 2026-02-06 Listed $625,000 GAMLS
• 2003-06-30 Sold (Public Records) $349,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $5,750 · +3.3% YoY. Source: county tax records.