The Pierce Plan · Kingston, GA 30120

$220,900

3 bd · 2.5 ba · 1,627 sqft · SingleFamily · 25 Days on market

Excellent condition

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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 +13.3/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• DSCR +4.0/10.0
• 1% rule +3.7/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

A covered entry welcomes you home in this popular townhome plan. The Pierce features an expansive family room and a generous kitchen with a walk-in pantry. Upstairs, you'll find a conveniently located laundry room and three bedrooms, including a generous owner's suite with a walk-in closet and soaking tub.

Key facts

• Generous kitchen
• Walk-in closet
• Soaking tub

Tags

• COVERED ENTRY
• EXPANSIVE FAMILY ROOM
• GENEROUS KITCHEN
• WALK-IN PANTRY
• WALK-IN CLOSET
• SOAKING TUB

Property features AI

Finance

• Other: Address: Cartersville, GA (201 Pisgah Xing)
• Financial info: List price available but excluded from features
• HOA & community: No HOA details provided

Exterior

• Parking: 1 parking space
• Security: No security details provided
• Utilities: Natural gas; Electric; Central air
• Home design: Single-family plan (The Pierce)
• Construction: No construction details provided
• Exterior features: Living area approximately 1,627 (plan)

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 3 bedrooms
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Natural gas and electric heating; Central air conditioning
• Interior features: Open living area (plan); Plan name: The Pierce
• Laundry & utility: No laundry details provided

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $221k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-2 ($-21/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (12.6% below list).
• Recommended offer: $193k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.8% in Kingston — 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 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: Rents soft (-0.2%/yr); 533 active listings in the ZIP; 4 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; 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 25 days — a 2% lower offer ($218k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,013 (12.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.03%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.8%
• Equity multiple: 0.33×
• Total profit: $-41,536
• Equity at exit: $32,937

10-year hold

• IRR: -20.8%
• Equity multiple: 0.06×
• Total profit: $-58,057
• Equity at exit: $19,099

Cash invested: $61,852 (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 30120

• Home prices YoY: -18.6%
• Rents YoY: -0.2%
• Active inventory: 533
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,930 medium
• Mortgage (P&I): −$1,158
• Tax est. 1.5%: −$276 /mo · $3,314/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $-2

Break-even live

Break-even rent $1,932

Max offer price $220,641

Occupancy floor 95%

Sensitivity live

Price	-10% $151	-5% $75	+0% $-2	+5% $-78	+10% $-154
Rent	-10% $-154	-5% $-78	+0% $-2	+5% $74	+10% $151
Rate	-1.0pp $109	-0.5pp $54	base $-2	+0.5pp $-59	+1.0pp $-117

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: $55,225
• Closing costs: $6,627
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
122 Innis Brook Cir Cartersville, GA	4.0	2.5	2002	$1,849	$0.92	45d	1	1.46mi
122 Innis Brook Cir Cartersville, GA	4.0	2.5	2002	$1,849	$0.92	26d	1	1.46mi
120 Innis Brook Cir Cartersville, GA	3.0	2.0	1601	$1,695	$1.06	45d	1	1.47mi
109 Innis Brook Cir Cartersville, GA	3.0	2.0	1601	$1,899	$1.19	1d	1	1.48mi

Listing history 14 events

1. 2026-06-21
   days on market $220,900 Active 25 DOM
2. 2026-06-18
   days on market $220,900 Active 22 DOM
3. 2026-06-17
   days on market $220,900 Active 21 DOM
4. 2026-06-16
   days on market $220,900 Active 20 DOM
5. 2026-06-15
   days on market $220,900 Active 19 DOM
6. 2026-06-13
   pricedays on market $220,900 Active 17 DOM
7. 2026-06-09
   days on market $235,900 Active 13 DOM
8. 2026-06-08
   days on market $235,900 Active 12 DOM
9. 2026-06-07
   days on market $235,900 Active 11 DOM
10. 2026-06-04
    days on market $235,900 Active 8 DOM
11. 2026-06-03
    days on market $235,900 Active 7 DOM
12. 2026-06-02
    days on market $235,900 Active 6 DOM
13. 2026-06-01
    days on market $235,900 Active 5 DOM
14. 2026-05-31
    days on market $235,900 Active 4 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 6/10 Major
• 🌡 Heat 5/10 Major 5 d/yr ≥104°F today · 14 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $23,162
• − Mortgage interest: −$12,374
• − Property taxes: −$3,314
• − Insurance: −$1,104
• − Repairs & maintenance: −$1,853
• − Management: −$1,853
• − Depreciation: −$6,426
• Taxable loss: −$3,762
• Est. tax savings @ 24.0%: +$903
• After-tax cash flow: $882/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 100/100 None rehab

This Pierce Plan townhome in Kingston, GA, is in excellent condition with no visible repairs needed. It offers a great opportunity for an investor to move in and enjoy a well-maintained property with high potential for value appreciation.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in high-traffic areas — Improves appearance and reduces maintenance
• Both New kitchen appliances — Modernizes the kitchen and adds value
• Both New bathroom fixtures — Modernizes bathrooms and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in high-traffic areas — Improves appearance and reduces maintenance ↑
• Both New kitchen appliances — Modernizes the kitchen and adds value ↑
• Both New bathroom fixtures — Modernizes bathrooms and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• County: Bartow County · 85,497 people
• 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: 987.0

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 (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%

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

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