95 Luke Dr · Cartersville, GA 30132

$286,000

4 bd · 3.0 ba · 1,885 sqft · SingleFamily public records · 29 Days on market

Built 2003 0.61 ac lot Est $302k · 5% under

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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 +12.7/30.0
• ARV discount +9.8/15.0
• DSCR +3.8/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• 1% rule +3.1/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

LOCATION! This 3 bedrooms, 2 bathrooms plus a bedroom and bathroom in the basement is a split-foyer style home located in a quiet cul-de-sac in Dallas, Georgia! Don't miss this opportunity!

Key facts

• 0.61 acre lot
• 2 garage spots
• Built 2003

Property features AI

Finance

• Other: Roads are paved asphalt on a county road; GPS friendly directions
• HOA & community: Association fees collected annually

Exterior

• Parking: Drive-under main level garage that faces the front; Two garage spaces; Two total parking spaces; Garage with automatic door opener
• Utilities: Public water; Public sewer; Electric service with 110V and 220V (220V in laundry); Cable available; Natural gas available; Phone available; Underground utilities
• Home design: One-and-a-half story home; Resale property; Concrete perimeter foundation
• Construction: Frame construction with vinyl siding; Composition shingle roof
• Exterior features: Rain gutters; Covered deck/patio; Back yard fenced with chain link fencing; Finished walk-out basement with driveway access and interior entry

Interior

• Kitchen: Laminate countertops; Stained cabinets; Pantry; Dishwasher
• Bedrooms: Master bedroom on the main level; Three main-level bedrooms; One lower-level bedroom
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: Three full bathrooms; Two full bathrooms on the main level; One full bathroom on the lower level; Master bathroom with double vanity
• Heating & cooling: Central heating (forced air); Central air conditioning; Electric cooling; Ceiling fans
• Interior features: Bookcases; Crown molding; Disappearing attic stairs; Entrance foyer with two-story height; Tray ceilings; Vaulted ceilings; Walk-in closets; Shutters on windows; One gas-log fireplace in the family room
• Laundry & utility: Laundry in basement with electric dryer hookup; Laundry closet; Basement interior entry

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $286k.

Deal economics

• At list price, monthly cash flow is $-31 ($-375/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (18.5% below list).
• Recommended offer: $233k (18.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.7% 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.
• 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.
• Zoned schools: Burnt Hickory Elementary School (math 69% / reading 54%, grade B, #114 of 1,228 statewide, top 9%, 1,044 students, 18% FRL); Sammy Mcclure Sr. Middle School (math 59% / reading 63%, grade B+, #36 of 470 statewide, top 8%, 1,536 students, 17% FRL); North Paulding High School (math 12% / reading 37%, grade F, #184 of 424 statewide, top 48%, 2,986 students, 21% FRL).
• Market conditions: Rents rising (+1.8%/yr); 652 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,458 units permitted in Paulding County in 2024 (0 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 $9k 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 29 days — a 2% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $233,071 (18.5% 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 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?
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: 0.81% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.47%
• DSCR: 0.98
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $301,600
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
68 Leann Trce	0.14mi	4/2.5	2,114 (+12%)	1mo	$339,000	$160	70
184 Pioneer Trl	0.68mi	4/3.0	2,142 (+14%)	3mo	$352,000	$164	43
68 Williams Rd	0.65mi	3/2.0 (-1)	1,602 (-15%)	4mo	$300,000	$187	32
342 Williams Rd	0.70mi	4/2.0	2,045 (+8%)	24mo	$325,000	$159	29
9571 Cartersville Hwy	0.71mi	3/2.0 (-1)	1,678 (-11%)	18mo	$265,000	$158	25

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 · 1.84% rent growth · sell at horizon

5-year hold

• IRR: -18.3%
• Equity multiple: 0.36×
• Total profit: $-51,055
• Equity at exit: $42,644

10-year hold

• IRR: -13.0%
• Equity multiple: 0.28×
• Total profit: $-57,921
• Equity at exit: $24,728

Cash invested: $80,080 (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 30132

• Home prices YoY: -33.1%
• Rents YoY: 1.8%
• Active inventory: 652
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,331 medium
• Mortgage (P&I): −$1,500
• Tax from tax record: −$254 /mo · $3,043/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $-31

Break-even live

Break-even rent $2,370

Max offer price $280,473

Occupancy floor 96%

Sensitivity live

Price	-10% $131	-5% $50	+0% $-31	+5% $-112	+10% $-193
Rent	-10% $-215	-5% $-123	+0% $-31	+5% $61	+10% $153
Rate	-1.0pp $113	-0.5pp $41	base $-31	+0.5pp $-105	+1.0pp $-181

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: $71,500
• Closing costs: $8,580
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Gregory Ln Dallas, GA	3.0	2.0	1328	$1,729	$1.30	44d	1	0.73mi
28 Mindy Ct Dallas, GA	4.0	2.0	1924	$1,860	$0.97	6d	1	0.87mi
50 Darden Ct Dallas, GA	4.0	3.5	2184	$2,126	$0.97	44d	1	0.98mi
595 School Rd Dallas, GA	3.0	2.0	1700	$2,051	$1.21	44d	1	1.10mi

Listing history 43 events

1. 2026-06-18
   days on market $286,000 Active 29 DOM
2. 2026-06-17
   days on market $286,000 Active 28 DOM
3. 2026-06-16
   days on market $286,000 Active 27 DOM
4. 2026-06-15
   days on market $286,000 Active 26 DOM
5. 2026-06-13
   days on market $286,000 Active 24 DOM
6. 2026-06-13
   days on market $286,000 Active 23 DOM
7. 2026-06-09
   days on market $286,000 Active 20 DOM
8. 2026-06-08
   days on market $286,000 Active 19 DOM
9. 2026-06-07
   days on market $286,000 Active 18 DOM
10. 2026-06-04
    days on market $286,000 Active 15 DOM
11. 2026-06-03
    days on market $286,000 Active 14 DOM
12. 2026-06-02
    days on market $286,000 Active 13 DOM
13. 2026-06-02
    status $286,000 Active 12 DOM
14. 2026-06-01
    days on market $286,000 Active Under Contract 12 DOM
15. 2026-05-31
    days on market $286,000 Active Under Contract 11 DOM
16. 2026-05-21
    status Active
17. 2026-05-18
    listed $286,000 Active
18. 2026-04-08
    historical
19. 2026-04-08
    historical
20. 2026-03-08
    price $316,000
21. 2026-03-08
    price $316,000
22. 2026-03-03
    price $321,000
23. 2026-03-03
    price $321,000
24. 2026-02-04
    price $331,000
25. 2026-02-04
    price $331,000
26. 2026-01-23
    price $341,000
27. 2026-01-23
    price $341,000
28. 2026-01-15
    listed $349,000 New
29. 2026-01-15
    listed $349,000 Active
30. 2023-02-14
    soldstatus $300,000
31. 2023-02-07
    soldstatus $300,000 Sold
32. 2023-02-07
    soldstatus $300,000 Closed
33. 2023-01-13
    status Pending
34. 2023-01-13
    status Under Contract
35. 2023-01-12
    price $307,000
36. 2023-01-12
    price $307,000
37. 2022-11-03
    price $316,000
38. 2022-11-03
    price $316,000
39. 2022-10-24
    listed $320,000 New
40. 2022-10-24
    listed $320,000 Active
41. 2022-10-12
    soldstatus $269,300
42. 2019-04-23
    soldstatus $166,000
43. 2002-09-18
    soldstatus $32,000

ⓘ 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: $3,043 · $254/mo
• Projected year-2 tax: $3,043 · $254/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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,969
• − Mortgage interest: −$16,020
• − Property taxes: −$3,043
• − Insurance: −$1,430
• − Repairs & maintenance: −$2,237
• − Management: −$2,237
• − Depreciation: −$8,320
• Taxable loss: −$5,320
• Est. tax savings @ 24.0%: +$1,277
• After-tax cash flow: $901/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: Paulding County · 134,013 people
• City population: 106,793
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 53,348
• Household income: $109,914
• Rent vs Own: 20.2% rent · 79.8% own
• Severe rent burden: 593.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 19% Hispanic / Latino 9% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 1% Tagalog/Filipino 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: ▼ -92.85%
• Current HPI: 187.6553
• Rent YoY: ▲ 1.84%
• 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

+793.8% since first listed

28 events — show timeline

• 2026-05-21 Relisted — FMLS
• 2026-05-18 Listed $286,000 FMLS
• 2026-04-08 Listing Removed — FMLS
• 2026-04-08 Listing Removed — GAMLS
• 2026-03-08 Price Changed $316,000 FMLS
• 2026-03-08 Price Changed $316,000 GAMLS
• 2026-03-03 Price Changed $321,000 FMLS
• 2026-03-03 Price Changed $321,000 GAMLS
• 2026-02-04 Price Changed $331,000 FMLS
• 2026-02-04 Price Changed $331,000 GAMLS
• 2026-01-23 Price Changed $341,000 FMLS
• 2026-01-23 Price Changed $341,000 GAMLS
• 2026-01-15 Listed $349,000 FMLS
• 2026-01-15 Listed $349,000 GAMLS
• 2023-02-14 Sold (Public Records) $300,000 Public Records
• 2023-02-07 Sold (MLS) $300,000 FMLS
• 2023-02-07 Sold (MLS) $300,000 GAMLS
• 2023-01-13 Pending — FMLS
• 2023-01-13 Pending — GAMLS
• 2023-01-12 Price Changed $307,000 GAMLS
• 2023-01-12 Price Changed $307,000 FMLS
• 2022-11-03 Price Changed $316,000 GAMLS
• 2022-11-03 Price Changed $316,000 FMLS
• 2022-10-24 Listed $320,000 FMLS
• 2022-10-24 Listed $320,000 GAMLS
• 2022-10-12 Sold (Public Records) $269,300 Public Records
• 2019-04-23 Sold (Public Records) $166,000 Public Records
• 2002-09-18 Sold (Public Records) $32,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $3,043 · +5.8% YoY. Source: county tax records.