The Pierce Plan · Cartersville, GA 30120

$221,990

3 bd · 2.5 ba · 1,627 sqft · SingleFamily · 165 Days on market

Excellent 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 +6.1/30.0
• Condition / age +5.0/5.0
• Livability +3.7/5.0
• Schools +2.5/10.0
• Rent growth +2.4/5.0
• 1% rule +1.4/10.0
• DSCR +0.4/10.0
• 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

🏗️ New construction. The $221,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $322,455.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $222k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-603 ($-7k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (7.3% below list).
• Recommended offer: $195k (12.0% below list) — sets the bar for market timing.

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 soft (-0.2%/yr); 980 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 101d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 88% 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 $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($195k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $195,351 (12.0% 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 165 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.64% ✗
• Cap rate: 4.05%
• Cash-on-cash: -8.01%
• DSCR: 0.64
• GRM: 13.1

CMA / ARV

• ARV (median comp): $322,455
• List price: $221,990
• Delta: -31.16%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
213 Pisgah Xing #7	0.23mi	3/2.5	1,629 (+0%)	3mo	$245,000	$150	86
213 Pisgah Xing #7	0.23mi	3/2.5	1,629 (+0%)	3mo	$245,000	$150	86
173 Oconee Rd #260	0.08mi	3/2.5	1,443 (-11%)	1mo	$235,990	$164	77
233 San Marino Way NW	1.48mi	3/2.0	1,813 (+11%)	0mo	$329,899	$182	44
206 San Marino Way	1.50mi	3/2.0	1,663 (+2%)	20mo	$320,000	$192	43
177 Innis Brook Cir	1.50mi	3/2.0	1,622 (-0%)	32mo	$322,000	$199	42
34 Cowan Dr SW	0.54mi	3/2.0	1,517 (-7%)	29mo	$318,000	$210	42
22 Stiles Fairway NW	1.44mi	3/2.0	1,576 (-3%)	34mo	$340,000	$216	38
123 Colonial Cir NW	1.23mi	4/2.5 (+1)	1,778 (+9%)	22mo	$355,000	$200	26
17 Berkshire Dr	1.35mi	3/2.0	1,984 (+22%)	20mo	$380,000	$192	22
19 Stiles Fairway SW	1.43mi	4/3.0 (+1)	1,925 (+18%)	30mo	$390,000	$203	13

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: -33.7%
• Equity multiple: -0.07×
• Total profit: $-96,647
• Equity at exit: $48,079

10-year hold

• IRR: -64.2%
• Equity multiple: -0.74×
• Total profit: $-156,779
• Equity at exit: $27,880

Cash invested: $90,287 (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 →

Active competition Active MLS

• For sale now: 13 active
• Median asking: $238,990 ($153/sqft)
• Median days on market: 60 d
• This list price: 15% of active listings are priced below it
• ARV vs active asking: +29.1% above 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: 980
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,058 high
• Mortgage (P&I): −$1,691
• Tax est. 1.5%: −$403 /mo · $4,837/yr
• Insurance: −$134
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-603

Break-even live

Break-even rent $2,821

Max offer price $235,220

Occupancy floor —

Sensitivity live

Price	-10% $-380	-5% $-491	+0% $-603	+5% $-714	+10% $-826
Rent	-10% $-765	-5% $-684	+0% $-603	+5% $-522	+10% $-440
Rate	-1.0pp $-440	-0.5pp $-521	base $-603	+0.5pp $-686	+1.0pp $-771

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: $80,614
• Closing costs: $9,674
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
156 Oconee Rd Cartersville, GA	3.0	2.5	1629	$2,100	$1.29	10d	1	0.11mi
128 Innis Brook Cir Cartersville, GA	3.0	2.5	1689	$1,845	$1.09	94d	1	1.42mi
122 Innis Brook Cir Cartersville, GA	4.0	2.5	2002	$1,849	$0.92	165d	1	1.46mi
122 Innis Brook Cir Cartersville, GA	4.0	2.5	2002	$1,849	$0.92	184d	1	1.46mi
120 Innis Brook Cir Cartersville, GA	3.0	2.0	1601	$1,695	$1.06	184d	1	1.47mi
160 Innis Brook Cir Cartersville, GA	4.0	2.5	1980	$1,850	$0.93	31d	1	1.48mi
212 San Marino Way NW Cartersville, GA	3.0	2.0	1636	$1,779	$1.09	78d	1	1.48mi
109 Innis Brook Cir Cartersville, GA	3.0	2.0	1601	$1,719	$1.07	100d	1	1.48mi

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 gasElectricCentral 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 heatingCentral air conditioning
• Interior features: Open living area (plan)Plan name: The Pierce
• Laundry & utility: No laundry details provided

Listing history 50 events

1. 2026-11-08
   days on market $221,990 Active 165 DOM
2. 2026-11-07
   days on market $221,990 Active 164 DOM
3. 2026-11-06
   days on market $221,990 Active 163 DOM
4. 2026-11-05
   days on market $221,990 Active 162 DOM
5. 2026-11-04
   days on market $221,990 Active 161 DOM
6. 2026-11-02
   days on market $221,990 Active 159 DOM
7. 2026-11-01
   days on market $221,990 Active 158 DOM
8. 2026-10-31
   days on market $221,990 Active 157 DOM
9. 2026-10-30
   days on market $221,990 Active 156 DOM
10. 2026-10-29
    days on market $221,990 Active 155 DOM
11. 2026-10-28
    days on market $221,990 Active 154 DOM
12. 2026-10-27
    days on market $221,990 Active 153 DOM
13. 2026-10-26
    days on market $221,990 Active 152 DOM
14. 2026-10-26
    days on market $221,990 Active 151 DOM
15. 2026-10-24
    days on market $221,990 Active 150 DOM
16. 2026-10-23
    days on market $221,990 Active 149 DOM
17. 2026-10-22
    days on market $221,990 Active 148 DOM
18. 2026-10-21
    days on market $221,990 Active 147 DOM
19. 2026-10-20
    days on market $221,990 Active 146 DOM
20. 2026-10-19
    days on market $221,990 Active 145 DOM
21. 2026-10-18
    days on market $221,990 Active 144 DOM
22. 2026-10-17
    days on market $221,990 Active 143 DOM
23. 2026-10-16
    days on market $221,990 Active 142 DOM
24. 2026-10-15
    days on market $221,990 Active 141 DOM
25. 2026-10-14
    days on market $221,990 Active 140 DOM
26. 2026-10-13
    days on market $221,990 Active 139 DOM
27. 2026-10-12
    days on market $221,990 Active 138 DOM
28. 2026-10-11
    days on market $221,990 Active 137 DOM
29. 2026-10-10
    days on market $221,990 Active 136 DOM
30. 2026-10-09
    days on market $221,990 Active 135 DOM
31. 2026-10-08
    days on market $221,990 Active 134 DOM
32. 2026-10-07
    days on market $221,990 Active 133 DOM
33. 2026-10-06
    days on market $221,990 Active 132 DOM
34. 2026-10-05
    days on market $221,990 Active 131 DOM
35. 2026-10-04
    days on market $221,990 Active 130 DOM
36. 2026-10-04
    days on market $221,990 Active 129 DOM
37. 2026-10-02
    days on market $221,990 Active 128 DOM
38. 2026-10-01
    days on market $221,990 Active 127 DOM
39. 2026-09-30
    days on market $221,990 Active 126 DOM
40. 2026-09-29
    days on market $221,990 Active 125 DOM
41. 2026-09-28
    days on market $221,990 Active 124 DOM
42. 2026-09-27
    days on market $221,990 Active 123 DOM
43. 2026-09-26
    days on market $221,990 Active 122 DOM
44. 2026-09-25
    days on market $221,990 Active 121 DOM
45. 2026-09-24
    days on market $221,990 Active 120 DOM
46. 2026-09-23
    days on market $221,990 Active 119 DOM
47. 2026-09-22
    days on market $221,990 Active 118 DOM
48. 2026-09-21
    days on market $221,990 Active 117 DOM
49. 2026-09-20
    days on market $221,990 Active 116 DOM
50. 2026-09-19
    days on market $221,990 Active 115 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 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: $24,692
• − Mortgage interest: −$18,062
• − Property taxes: −$4,837
• − Insurance: −$1,612
• − Repairs & maintenance: −$1,975
• − Management: −$1,975
• − Depreciation: −$9,381
• Taxable loss: −$13,151
• Est. tax savings @ 24.0%: +$3,156
• After-tax cash flow: $-4,078/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 ↑

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): 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%
• 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: 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 gasElectricCentral 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 heatingCentral air conditioning
• Interior features: Open living area (plan)Plan name: The Pierce
• Laundry & utility: No laundry details provided