134 Mayflower Cir · Cartersville, GA 30120

$189,999

3 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 70 Days on market

Built 1987 6,969 sqft lot $147/sqft · 16% below area Est $227k · 16% under

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Why this score? — see what drove the C 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 +18.4/30.0
• ARV discount +14.8/15.0
• DSCR +5.8/10.0
• 1% rule +4.5/10.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home is great for an investor or first-time homebuyer looking to earn some sweat equity. Spacious home featuring a functional layout with generous living areas and plenty of natural light throughout. The kitchen offers ample cabinet and counter space and flows into the main living area, making it ideal for everyday living and entertaining. The primary suite provides a comfortable retreat, while additional bedrooms offer flexibility for guests, office space, or hobbies. Enjoy a private backyard perfect for relaxing or gatherings. One or more photo(s) was virtually staged.

Key facts

• Private backyard
• Functional layout
• 6,969 sq ft lot

Tags

• FUNCTIONAL LAYOUT
• GENEROUS LIVING AREAS
• PRIVATE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (4.6% below list).
• Recommended offer: $179k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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: schools D+, commute F.
• Cartersville City (suburban): math 38% / reading 42% proficiency, ranked #46 of 174 in GA (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.2%/yr); 521 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 5y ago; this cycle's ask has dropped $52k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $178,599 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.95% ✗
• Cap rate: 7.41%
• Cash-on-cash: 3.98%
• DSCR: 1.18
• GRM: 8.7

CMA / ARV

• ARV (median comp): $226,879
• List price: $189,999
• Delta: -16.26%
• 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
6 Highpoint Ct	0.03mi	3/2.0	1,340 (+3%)	3mo	$180,000	$134	90
109 Mayflower Cir	0.09mi	3/2.0	1,344 (+4%)	1mo	$263,900	$196	89
15 Akron St	0.17mi	3/1.0	1,320 (+2%)	7mo	$185,000	$140	80
39 Litchfield St	0.32mi	3/1.0	1,360 (+5%)	4mo	$264,000	$194	69
19 Allweather St	0.23mi	2/1.0 (-1)	1,199 (-8%)	3mo	$135,000	$113	65
10 Parmenter St	0.26mi	3/2.0	1,216 (-6%)	17mo	$320,000	$263	64
19 Auburn Dr SW	0.49mi	3/1.0	1,275 (-2%)	11mo	$253,000	$198	61
4 Parmenter St	0.20mi	3/2.0	1,450 (+12%)	14mo	$295,000	$203	59
25 Ohio St	0.30mi	3/1.0	1,188 (-8%)	13mo	$120,000	$101	57
19 Wingfoot Trl	0.22mi	3/1.0	1,128 (-13%)	15mo	$209,900	$186	52
54 Auburn Dr SW	0.58mi	3/2.0	1,166 (-10%)	9mo	$300,000	$257	49
112 Duncan Dr SW	0.68mi	3/2.0	1,124 (-13%)	11mo	$285,000	$254	37

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: -13.4%
• Equity multiple: 0.53×
• Total profit: $-24,867
• Equity at exit: $28,329

10-year hold

• IRR: -9.8%
• Equity multiple: 0.48×
• Total profit: $-27,741
• Equity at exit: $16,428

Cash invested: $53,200 (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: 521
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,813 high
• Mortgage (P&I): −$996
• Tax from tax record: −$180 /mo · $2,160/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $177

Break-even live

Break-even rent $1,589

Max offer price $189,999

Occupancy floor 85%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22 Wingfoot Trl Cartersville, GA	2.0	1.0	1152	$1,781	$1.55	7d	1	0.20mi
12 Puritan St Cartersville, GA	3.0	1.0	1200	$1,450	$1.21	43d	1	0.46mi
98 Mercer Ln Cartersville, GA	3.0	2.5	1698	$2,060	$1.21	1d	1	0.73mi
10 Fredda Ln Cartersville, GA	2.0	1.0	950	$1,150	$1.21	22d	1	0.89mi
10 Fredda Ln Unit 10 Cartersville, GA	2.0	1.0	950	$1,150	$1.21	24d	1	0.89mi
12 Middleton Ct Cartersville, GA	3.0	2.5	1630	$1,781	$1.09	1d	1	1.00mi
35 Middleton Ct Cartersville, GA	4.0	2.0	1630	$1,600	$0.98	7d	1	1.05mi
101 Walker St Unit Poppy Cartersville, GA	3.0	3.0	1411	$1,945	$1.38	2d	1	1.29mi
101 Walker St Unit Nutmeg Cartersville, GA	3.0	2.5	1466	$2,193	$1.50	3d	1	1.29mi
42 Everett Cir Cartersville, GA	3.0	2.5	1568	$1,890	$1.21	5d	1	1.37mi
16 Everett Cir Cartersville, GA	3.0	2.5	1719	$1,930	$1.12	4d	1	1.39mi
26 Herring St Cartersville, GA	4.0	2.0	1475	$2,400	$1.63	24d	1	1.40mi
144 N Erwin St Cartersville, GA	2.0	2.0	1224	$1,360	$1.11	7d	1	1.43mi

Listing history 50 events

1. 2026-06-18
   days on market $189,999 Active 70 DOM
2. 2026-06-17
   price $189,999 Active 69 DOM
3. 2026-06-17
   days on market $199,000 Active 69 DOM
4. 2026-06-16
   days on market $199,000 Active 68 DOM
5. 2026-06-15
   days on market $199,000 Active 67 DOM
6. 2026-06-13
   days on market $199,000 Active 65 DOM
7. 2026-06-09
   days on market $199,000 Active 61 DOM
8. 2026-06-08
   days on market $199,000 Active 60 DOM
9. 2026-06-07
   days on market $199,000 Active 59 DOM
10. 2026-06-04
    days on market $199,000 Active 56 DOM
11. 2026-06-03
    days on market $199,000 Active 55 DOM
12. 2026-06-02
    days on market $199,000 Active 54 DOM
13. 2026-06-01
    days on market $199,000 Active 53 DOM
14. 2026-05-31
    days on market $199,000 Active 52 DOM
15. 2026-05-16
    price $199,000 577-char remark

    Show marketing remark (577 chars)

    Home is great for an investor or first-time homebuyer looking to earn some sweat equity. Spacious home featuring a functional layout with generous living areas and plenty of natural light throughout. The kitchen offers ample cabinet and counter space and flows into the main living area, making it ideal for everyday living and entertaining. The primary suite provides a comfortable retreat, while additional bedrooms offer flexibility for guests, office space, or hobbies. Enjoy a private backyard perfect for relaxing or gatherings. One or more photo(s) was virtually staged.

16. 2026-05-16
    price $199,000 577-char remark

    Show marketing remark (577 chars)

    Home is great for an investor or first-time homebuyer looking to earn some sweat equity. Spacious home featuring a functional layout with generous living areas and plenty of natural light throughout. The kitchen offers ample cabinet and counter space and flows into the main living area, making it ideal for everyday living and entertaining. The primary suite provides a comfortable retreat, while additional bedrooms offer flexibility for guests, office space, or hobbies. Enjoy a private backyard perfect for relaxing or gatherings. One or more photo(s) was virtually staged.

17. 2026-05-04
    price $224,950 577-char remark

    Show marketing remark (577 chars)

    Home is great for an investor or first-time homebuyer looking to earn some sweat equity. Spacious home featuring a functional layout with generous living areas and plenty of natural light throughout. The kitchen offers ample cabinet and counter space and flows into the main living area, making it ideal for everyday living and entertaining. The primary suite provides a comfortable retreat, while additional bedrooms offer flexibility for guests, office space, or hobbies. Enjoy a private backyard perfect for relaxing or gatherings. One or more photo(s) was virtually staged.

18. 2026-05-04
    price $224,950 577-char remark

    Show marketing remark (577 chars)

    Home is great for an investor or first-time homebuyer looking to earn some sweat equity. Spacious home featuring a functional layout with generous living areas and plenty of natural light throughout. The kitchen offers ample cabinet and counter space and flows into the main living area, making it ideal for everyday living and entertaining. The primary suite provides a comfortable retreat, while additional bedrooms offer flexibility for guests, office space, or hobbies. Enjoy a private backyard perfect for relaxing or gatherings. One or more photo(s) was virtually staged.

19. 2026-04-09
    listed $242,250 New 577-char remark

    Show marketing remark (577 chars)

    Home is great for an investor or first-time homebuyer looking to earn some sweat equity. Spacious home featuring a functional layout with generous living areas and plenty of natural light throughout. The kitchen offers ample cabinet and counter space and flows into the main living area, making it ideal for everyday living and entertaining. The primary suite provides a comfortable retreat, while additional bedrooms offer flexibility for guests, office space, or hobbies. Enjoy a private backyard perfect for relaxing or gatherings. One or more photo(s) was virtually staged.

20. 2026-04-09
    listed $242,250 Active 577-char remark

    Show marketing remark (577 chars)

    Home is great for an investor or first-time homebuyer looking to earn some sweat equity. Spacious home featuring a functional layout with generous living areas and plenty of natural light throughout. The kitchen offers ample cabinet and counter space and flows into the main living area, making it ideal for everyday living and entertaining. The primary suite provides a comfortable retreat, while additional bedrooms offer flexibility for guests, office space, or hobbies. Enjoy a private backyard perfect for relaxing or gatherings. One or more photo(s) was virtually staged.

21. 2024-08-04
    historical $1,695
22. 2024-07-30
    price $1,695
23. 2024-07-09
    listed $1,745
24. 2023-09-12
    historical $1,695
25. 2023-09-08
    historical $1,695
26. 2023-09-02
    price $1,695
27. 2023-08-30
    price $1,695
28. 2021-07-12
    soldstatus $179,900
29. 2021-06-04
    soldstatus $179,900 Closed
30. 2021-06-04
    soldstatus $179,900 Sold
31. 2021-05-14
    status Pending
32. 2021-05-14
    status Under Contract
33. 2021-05-11
    price $179,900
34. 2021-05-10
    price $179,900
35. 2021-05-10
    status Back on Market
36. 2021-05-10
    status Active
37. 2021-05-03
    status Under Contract
38. 2021-05-03
    status Pending
39. 2021-04-30
    price $183,000
40. 2021-04-29
    price $183,000
41. 2021-04-08
    status Back on Market
42. 2021-04-08
    status Active
43. 2021-04-05
    status Under Contract
44. 2021-04-05
    status Pending
45. 2021-03-18
    status Back on Market
46. 2021-03-18
    status Active
47. 2021-03-09
    status Under Contract
48. 2021-03-09
    status Pending
49. 2021-03-08
    status Back on Market
50. 2021-03-08
    status Active

ⓘ 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: $2,160 · $180/mo
• Projected year-2 tax: $2,160 · $180/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $21,752
• − Mortgage interest: −$10,643
• − Property taxes: −$2,160
• − Insurance: −$950
• − Repairs & maintenance: −$1,740
• − Management: −$1,740
• − Depreciation: −$5,527
• Taxable loss: −$1,008
• Est. tax savings @ 24.0%: +$242
• After-tax cash flow: $2,360/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: Cartersville City
• NCES district ID: 1300900
• Math proficiency: 38% ▼ -12.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $46,195
• Composite: 34.12/100
• National rank: #5289
• State rank: #46 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

• Census place: Cartersville, GA
• County: Bartow County · 85,497 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: 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

Price history

+226.8% since first listed

41 events — show timeline

• 2026-05-16 Price Changed $199,000 FMLS
• 2026-05-16 Price Changed $199,000 GAMLS
• 2026-05-04 Price Changed $224,950 GAMLS
• 2026-05-04 Price Changed $224,950 FMLS
• 2026-04-09 Listed $242,250 FMLS
• 2026-04-09 Listed $242,250 GAMLS
• 2024-08-04 Rental Removed $1,695 RENT.
• 2024-07-30 Price Changed $1,695 RENT.
• 2024-07-09 Listed for Rent $1,745 RENT.
• 2023-09-12 Rental Removed $1,695 APPFOLIO
• 2023-09-08 Rental Removed $1,695 RENT.
• 2023-09-02 Price Changed $1,695 APPFOLIO
• 2023-08-30 Price Changed $1,695 RENT.
• 2021-07-12 Sold (Public Records) $179,900 Public Records
• 2021-06-04 Sold (MLS) $179,900 GAMLS
• 2021-06-04 Sold (MLS) $179,900 FMLS
• 2021-05-14 Pending — FMLS
• 2021-05-14 Pending — GAMLS
• 2021-05-11 Price Changed $179,900 GAMLS
• 2021-05-10 Price Changed $179,900 FMLS
• 2021-05-10 Relisted — GAMLS
• 2021-05-10 Relisted — FMLS
• 2021-05-03 Pending — GAMLS
• 2021-05-03 Pending — FMLS
• 2021-04-30 Price Changed $183,000 GAMLS
• 2021-04-29 Price Changed $183,000 FMLS
• 2021-04-08 Relisted — GAMLS
• 2021-04-08 Relisted — FMLS
• 2021-04-05 Pending — GAMLS
• 2021-04-05 Pending — FMLS
• 2021-03-18 Relisted — GAMLS
• 2021-03-18 Relisted — FMLS
• 2021-03-09 Pending — GAMLS
• 2021-03-09 Pending — FMLS
• 2021-03-08 Relisted — GAMLS
• 2021-03-08 Relisted — FMLS
• 2021-02-11 Pending — GAMLS
• 2021-02-11 Pending — FMLS
• 2021-02-04 Listed $186,000 GAMLS
• 2021-02-04 Listed $186,000 FMLS
• 1987-06-01 Sold (Public Records) $60,900 Public Records

Property tax history

+3.3%/yr

Latest (2025): $2,160 · -2.0% YoY. Source: county tax records.