The Trenton Plan · Cartersville, GA 30121

$217,990

3 bd · 2.0 ba · 1,287 sqft · SingleFamily · 195 Days on market

Fair 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).

• Cash flow +8.1/30.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• 1% rule +2.5/10.0
• Schools +2.5/10.0
• DSCR +2.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Trenton welcomes you with a covered front porch that leads into a foyer with an optional powder room. The open kitchen, with an optional island, flows seamlessly into a generous family room. Upstairs, the owners suite includes a walk-in closet and a private bath with a garden tub. Two secondary bedrooms include a shared bath and easy access to the convenient second-floor laundry room. The Trenton townhome offers a perfect blend of comfort and convenience, making it an ideal choice for modern living.

Key facts

• Covered front porch
• Walk-in closet
• Private bath

Tags

• COVERED FRONT PORCH
• OPEN KITCHEN
• WALK-IN CLOSET
• PRIVATE BATH
• GARDEN TUB
• SECOND-FLOOR LAUNDRY ROOM

🏗️ New construction. The $217,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $231,402.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $218k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-223 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (8.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (20.1% below list).
• Recommended offer: $174k (20.1% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.9% in Cartersville — 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 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: 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: Rents flat; 293 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 65d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($192k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $174,215 (20.1% 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 195 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 0.75% ✗
• Cap rate: 5.14%
• Cash-on-cash: -4.13%
• DSCR: 0.82
• GRM: 11.1

CMA / ARV

• ARV (median comp): $231,402
• List price: $217,990
• Delta: -5.80%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
88 Middlebrook Dr	0.15mi	4/2.0 (+1)	1,316 (+2%)	2mo	$185,000	$141	83
9 Middlebrook Dr	0.05mi	3/2.5	1,428 (+11%)	16mo	$212,500	$149	64
13 Parr Wade Rd SE	0.23mi	3/2.0	1,469 (+14%)	5mo	$320,000	$218	62
103 Dogwood Dr	0.54mi	3/2.0	1,307 (+2%)	15mo	$265,000	$203	60
170 Parr Wade Rd SE	0.55mi	3/2.0	1,204 (-6%)	5mo	$280,000	$233	59
1 Wayside Rd	0.13mi	4/2.0 (+1)	1,471 (+14%)	23mo	$300,000	$204	46
52 Grassdale Rd	0.44mi	2/1.0 (-1)	1,170 (-9%)	14mo	$278,000	$238	44
141 Parr Wade Rd SE	0.46mi	3/2.0	1,100 (-14%)	14mo	$260,000	$236	43
103 Grassdale Rd	0.50mi	2/1.0 (-1)	1,206 (-6%)	22mo	$305,000	$253	39
34 Ohio St	0.73mi	2/1.0 (-1)	1,188 (-8%)	22mo	$189,000	$159	26

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 · 0.88% rent growth · sell at horizon

5-year hold

• IRR: -25.6%
• Equity multiple: 0.15×
• Total profit: $-55,305
• Equity at exit: $34,503

10-year hold

• IRR: -30.4%
• Equity multiple: -0.24×
• Total profit: $-80,641
• Equity at exit: $20,007

Cash invested: $64,793 (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: 14 active · 10 under contract
• Months of supply: 6.5 mo (15%/mo absorbed)
• Median asking: $247,400 ($209/sqft)
• Median days on market: 61 d
• This list price: 14% of active listings are priced below it
• ARV vs active asking: -13.8% vs current asking $/sqft

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

ZIP-level market 30121

• Home prices YoY: -13.2%
• Rents YoY: 0.9%
• Active inventory: 293
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,742 high
• Mortgage (P&I): −$1,213
• Tax est. 1.5%: −$289 /mo · $3,471/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $-223

Break-even live

Break-even rent $2,024

Max offer price $199,153

Occupancy floor —

Sensitivity live

Price	-10% $-63	-5% $-143	+0% $-223	+5% $-303	+10% $-383
Rent	-10% $-360	-5% $-292	+0% $-223	+5% $-154	+10% $-85
Rate	-1.0pp $-106	-0.5pp $-164	base $-223	+0.5pp $-283	+1.0pp $-344

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: $57,851
• Closing costs: $6,942
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 Middlebrook Dr Cartersville, GA	2.0	2.5	1320	$1,395	$1.06	0d	1	0.04mi
44 Middleton Ct Cartersville, GA	3.0	2.5	1400	$2,300	$1.64	28d	1	0.09mi
12 Middleton Ct Cartersville, GA	3.0	2.5	1630	$1,771	$1.09	88d	1	0.10mi
35 Middleton Ct Cartersville, GA	4.0	2.0	1630	$1,600	$0.98	103d	1	0.11mi
69 Middlebrook Dr Cartersville, GA	3.0	2.5	1581	$1,555	$0.98	0d	1	0.13mi
10 Fredda Ln Unit 10 Cartersville, GA	2.0	1.0	950	$1,150	$1.21	120d	1	0.24mi
10 Fredda Ln Cartersville, GA	2.0	1.0	950	$1,150	$1.21	117d	1	0.24mi
42 Everett Cir Cartersville, GA	3.0	2.5	1568	$1,890	$1.21	100d	1	0.38mi
16 Everett Cir Cartersville, GA	3.0	2.5	1719	$1,685	$0.98	38d	1	0.41mi
98 Mercer Ln Cartersville, GA	3.0	2.5	1698	$2,060	$1.21	93d	1	0.42mi
12 Puritan St Cartersville, GA	3.0	1.0	1200	$1,450	$1.21	139d	1	0.61mi
1123 Jones Mill Rd Cartersville, GA	4.0	2.0	1508	$1,950	$1.29	6d	1	0.71mi
37 Skyview Cir Cartersville, GA	3.0	2.0	1553	$2,250	$1.45	74d	1	0.71mi
22 Wingfoot Trl Cartersville, GA	2.0	1.0	1152	$1,631	$1.42	54d	1	0.94mi
201 Iron Belt Ct Cartersville, GA	2.0	1.5	1008	$1,295	$1.28	33d	1	0.96mi
51 Valley View Dr Unit E35 Cartersville, GA	2.0	3.0	1248	$1,650	$1.32	10d	1	1.00mi
366 Penn Station Way Cartersville, GA	3.0	2.5	1420	$1,499	$1.06	139d	1	1.04mi
916 Jones Mill Rd Cartersville, GA	3.0	2.0	1260	$2,000	$1.59	5d	1	1.04mi
459 Union Station St Cartersville, GA	2.0	2.5	1420	$1,449	$1.02	88d	1	1.05mi
459 Union Station St Cartersville, GA	2.0	2.5	1420	$1,449	$1.02	75d	1	1.05mi
459 Union Station St Cartersville, GA	2.0	2.5	1420	$1,449	$1.02	100d	1	1.05mi
455 Union Station St Cartersville, GA	3.0	2.5	1420	$1,549	$1.09	98d	1	1.06mi
455 Union Station St Cartersville, GA	3.0	2.5	1420	$1,549	$1.09	88d	1	1.06mi
443 Union Station St Cartersville, GA	3.0	2.5	1420	$1,549	$1.09	62d	1	1.08mi
443 Union Station St Cartersville, GA	3.0	2.5	1420	$1,549	$1.09	27d	1	1.08mi
443 Union Station St Cartersville, GA	3.0	2.5	1420	$1,549	$1.09	42d	1	1.08mi
443 Union Station St Cartersville, GA	3.0	2.5	1420	$1,549	$1.09	71d	1	1.08mi
443 Union Station St Cartersville, GA	3.0	2.5	1420	$1,549	$1.09	11d	1	1.08mi
443 Union Station St Cartersville, GA	3.0	2.5	1420	$1,549	$1.09	47d	1	1.08mi
446 Union Station St Cartersville, GA	3.0	2.5	1420	$1,700	$1.20	65d	1	1.08mi
1117 Union Pacific Way Cartersville, GA	3.0	2.5	1421	$1,645	$1.16	98d	1	1.10mi
1117 Union Pacific Way Cartersville, GA	3.0	2.5	1420	$1,495	$1.05	20d	1	1.10mi
425 Union Station St Cartersville, GA	3.0	2.5	1420	$1,499	$1.06	88d	1	1.12mi
425 Union Station St Cartersville, GA	3.0	2.5	1420	$1,499	$1.06	42d	1	1.12mi
425 Union Station St Cartersville, GA	3.0	2.5	1420	$1,499	$1.06	11d	1	1.12mi
425 Union Station St Cartersville, GA	3.0	2.5	1420	$1,499	$1.06	47d	1	1.12mi
425 Union Station St Cartersville, GA	3.0	2.5	1420	$1,499	$1.06	99d	1	1.12mi
425 Union Station St Cartersville, GA	3.0	2.5	1420	$1,499	$1.06	62d	1	1.12mi
425 Union Station St Cartersville, GA	3.0	2.5	1420	$1,499	$1.06	27d	1	1.12mi
425 Union Station St Cartersville, GA	3.0	2.5	1420	$1,499	$1.06	75d	1	1.12mi

Listing history 50 events

1. 2026-08-27
   days on market $217,990 Active 195 DOM
2. 2026-08-25
   days on market $217,990 Active 193 DOM
3. 2026-08-24
   days on market $217,990 Active 192 DOM
4. 2026-08-23
   days on market $217,990 Active 191 DOM
5. 2026-08-22
   days on market $217,990 Active 190 DOM
6. 2026-08-21
   days on market $217,990 Active 189 DOM
7. 2026-08-20
   days on market $217,990 Active 188 DOM
8. 2026-08-19
   days on market $217,990 Active 187 DOM
9. 2026-08-18
   days on market $217,990 Active 186 DOM
10. 2026-08-17
    days on market $217,990 Active 185 DOM
11. 2026-08-16
    days on market $217,990 Active 184 DOM
12. 2026-08-15
    days on market $217,990 Active 183 DOM
13. 2026-08-14
    days on market $217,990 Active 182 DOM
14. 2026-08-13
    days on market $217,990 Active 181 DOM
15. 2026-08-12
    days on market $217,990 Active 180 DOM
16. 2026-08-11
    days on market $217,990 Active 179 DOM
17. 2026-08-10
    price $217,990 Active 178 DOM
18. 2026-08-10
    days on market $216,900 Active 178 DOM
19. 2026-08-09
    days on market $216,900 Active 177 DOM
20. 2026-08-08
    days on market $216,900 Active 176 DOM
21. 2026-08-06
    days on market $216,900 Active 174 DOM
22. 2026-08-05
    days on market $216,900 Active 173 DOM
23. 2026-08-04
    days on market $216,900 Active 172 DOM
24. 2026-08-03
    days on market $216,900 Active 171 DOM
25. 2026-07-31
    days on market $216,900 Active 168 DOM
26. 2026-07-30
    days on market $216,900 Active 167 DOM
27. 2026-07-30
    days on market $216,900 Active 166 DOM
28. 2026-07-28
    days on market $216,900 Active 165 DOM
29. 2026-07-26
    days on market $216,900 Active 163 DOM
30. 2026-07-24
    days on market $216,900 Active 161 DOM
31. 2026-07-23
    days on market $216,900 Active 160 DOM
32. 2026-07-22
    days on market $216,900 Active 159 DOM
33. 2026-07-21
    days on market $216,900 Active 158 DOM
34. 2026-07-20
    days on market $216,900 Active 157 DOM
35. 2026-07-18
    days on market $216,900 Active 155 DOM
36. 2026-07-18
    days on market $216,900 Active 154 DOM
37. 2026-07-16
    days on market $216,900 Active 153 DOM
38. 2026-07-15
    days on market $216,900 Active 152 DOM
39. 2026-07-14
    days on market $216,900 Active 151 DOM
40. 2026-07-13
    days on market $216,900 Active 150 DOM
41. 2026-07-13
    days on market $216,900 Active 149 DOM
42. 2026-07-11
    days on market $216,900 Active 148 DOM
43. 2026-07-10
    days on market $216,900 Active 147 DOM
44. 2026-07-09
    days on market $216,900 Active 146 DOM
45. 2026-07-07
    days on market $216,900 Active 144 DOM
46. 2026-07-06
    days on market $216,900 Active 143 DOM
47. 2026-07-06
    days on market $216,900 Active 142 DOM
48. 2026-07-05
    days on market $216,900 Active 141 DOM
49. 2026-07-03
    days on market $216,900 Active 140 DOM
50. 2026-07-02
    days on market $216,900 Active 139 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 7/10 Severe 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,906
• − Mortgage interest: −$12,962
• − Property taxes: −$3,471
• − Insurance: −$1,157
• − Repairs & maintenance: −$1,672
• − Management: −$1,672
• − Depreciation: −$6,732
• Taxable loss: −$6,761
• Est. tax savings @ 24.0%: +$1,623
• After-tax cash flow: $-1,052/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 · 2 photos

Fair 45/100 Cosmetic rehab Est. rehab $6,435–$19,305 screening

The home appears to be in good condition with a good exterior and landscaping. Painting the exterior siding and improving the landscaping can significantly increase its value.

Value-add opportunities

• Both Paint the exterior siding — Painting the exterior siding can enhance the curb appeal and increase the home's value. ↑
• Both Landscaping improvements — Improving the landscaping can enhance the curb appeal and increase the home's value. ↑
• Both Interior painting — Painting interior walls can refresh the home's appearance and increase its value. ↑
• Both HVAC maintenance — Maintaining the HVAC system can improve comfort and energy efficiency, increasing the home's value. ↑
• Both Landscaping improvements — Improving the landscaping can enhance the curb appeal and increase the home's 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 25/100

Zoned Schools

Elementary Kingston Elementary School F GA #926/1,228 Nat'l #34,815/41,679 Middle Cass Middle School F GA #185/470 Nat'l #7,347/14,009 High Cass High School F GA #225/424 Nat'l #13,947/17,239

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): 25,989
• Household income: $78,366
• Rent vs Own: 35.9% rent · 64.1% own
• Severe rent burden: 14% 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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 12% Black 12% Two or more races 8%
• Hispanic origin (detail): Mexican 9% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 1% Romanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 9% Other Indo-European 1% Russian/Polish/Slavic 0%

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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: ▼ -47.71%
• Current HPI: 314.4117
• Rent YoY: ▲ 0.88%
• 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

Price history

1 event — show timeline

• 2026-02-13 Listed $228,900 Zillow