207 Groveton Ct · Euharlee, GA 30145

$349,990

3 bd · 2.5 ba · 2,034 sqft · SingleFamily · 214 Days on market

Built 2025 Good condition 0.25 ac lot $172/sqft · at area comps Est $352k · at est. $50/mo HOA · 2% of rent ↓ 12% since listing

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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 +7.8/15.0
• Cash flow +6.2/30.0
• Condition / age +4.0/5.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Construction - Ready Now! Built by America's Most Trusted Homebuilder. Welcome to the Avera at 207 Groveton Court in Heritage River! This is a spacious home designed for modern living. The open-concept layout brings the kitchen, dining area, and gathering room together, creating a perfect space for entertaining. Step outside to the inviting patio for outdoor relaxation. Upstairs, the primary suite offers a peaceful retreat with a generous walk-in closet and dual vanity bath. Two roomy secondary bedrooms, each with walk-in closets, share a full bath. A laundry room and versatile loft add even more convenience and comfort. Discover the charm of Heritage River, a captivating community in Euharlee, GA. Enjoy a prime location with serene views, fantastic amenities, and close proximity to downtown Cartersville-blending modern comfort with natural beauty to craft a community you'll be proud to call home. Enjoy planned amenities like a butterfly garden, swimming pool, cabana, and pickleball courts-designed to bring neighbors together and make every day more enjoyable. Heritage River is just a short drive from downtown Cartersville, where you'll find local favorites like the Tellus Science Museum, Booth Western Art Museum, Table 20 restaurant, and a charming historic square filled with shopping, live music, and community events. Live near it all-Euharlee offers a small-town feel with easy access to Rome, Adairsville, Calhoun, Acworth, and major employers throughout the region. Additional highlights include: flooring extension on main level.

Key facts

• Walk-in closet
• Inviting patio
• Butterfly garden

Tags

• OPEN-CONCEPT LAYOUT
• INVITING PATIO
• WALK-IN CLOSET
• DUAL VANITY BATH
• VERSATILE LOFT
• BUTTERFLY GARDEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $350k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-638 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (26.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (33.8% below list).
• Recommended offer: $232k (33.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#101 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety 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: Euharlee Elementary School (math 44% / reading 45%, grade F, #336 of 1,228 statewide, top 29%, 540 students, 49% FRL); Woodland Middle School At Euharlee (math 27% / reading 44%, grade F, #185 of 470 statewide, top 40%, 684 students, 52% FRL); Woodland High School (math 11% / reading 36%, grade F, #206 of 424 statewide, top 48%, 1,451 students, 48% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: 144 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 42d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,618 units permitted in Bartow County in 2024 (265 in 5+ unit buildings).
• This rent runs 38% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 214 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $231,689 (33.8% 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 214 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.66% ✗
• Cap rate: 4.10%
• Cash-on-cash: -7.82%
• DSCR: 0.65
• GRM: 12.6

CMA / ARV

• ARV (median comp): $352,077
• List price: $349,990
• Delta: -0.59%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
219 Groveton Ct	0.07mi	3/2.5	2,034 (0%)	0mo	$340,580	$167	96
209 Groveton Ct	0.01mi	3/2.5	2,268 (+12%)	3mo	$349,990	$154	78
201 Groveton Ct	0.04mi	3/2.5	2,268 (+12%)	3mo	$349,990	$154	76
33 Misty Ridge Dr	0.47mi	3/2.5	2,000 (-2%)	1mo	$314,000	$157	75
220 Groveton Ct	0.08mi	3/2.0	1,802 (-11%)	3mo	$378,990	$210	72
1001 Rainier Dr	0.40mi	3/2.5	1,842 (-9%)	3mo	$325,344	$177	63
124 Cherry Glen Way	0.36mi	3/2.5	1,842 (-9%)	8mo	$334,486	$182	61
21 Misty Ridge Dr	0.39mi	4/3.0 (+1)	1,913 (-6%)	8mo	$300,000	$157	58
140 Cherry Glen Way	0.43mi	3/2.5	1,842 (-9%)	8mo	$345,864	$188	58
23 Misty Ridge Dr	0.41mi	4/3.0 (+1)	1,924 (-5%)	9mo	$258,000	$134	58
19 Lowry Way	0.58mi	4/2.5 (+1)	2,308 (+14%)	5mo	$469,000	$203	41
10 Jasmine Ln SW	0.72mi	3/2.0	1,741 (-14%)	6mo	$265,000	$152	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -30.0%
• Equity multiple: 0.01×
• Total profit: $-97,305
• Equity at exit: $52,185

10-year hold

• IRR: -31.2%
• Equity multiple: -0.40×
• Total profit: $-136,818
• Equity at exit: $30,261

Cash invested: $97,997 (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: 20 active · 5 under contract
• Months of supply: 10.9 mo (9%/mo absorbed)
• Median asking: $359,990 ($176/sqft)
• Median days on market: 206 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: -1.4% vs current asking $/sqft

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

ZIP-level market 30145

• Home prices YoY: -18.3%
• Active inventory: 144
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $2,317 medium
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$437 /mo · $5,250/yr
• Insurance: −$146
• HOA: −$50
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $-638

Break-even live

Break-even rent $3,125

Max offer price $257,618

Occupancy floor —

Sensitivity live

Price	-10% $-396	-5% $-517	+0% $-638	+5% $-759	+10% $-880
Rent	-10% $-821	-5% $-730	+0% $-638	+5% $-547	+10% $-455
Rate	-1.0pp $-462	-0.5pp $-549	base $-638	+0.5pp $-729	+1.0pp $-821

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: $87,498
• Closing costs: $10,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1192 Hardin Bridge Rd Euharlee, GA	4.0	3.0	1840	$1,890	$1.03	4d	1	0.69mi
113 Amberwood Ln Euharlee, GA	3.0	2.0	1423	$3,200	$2.25	93d	1	0.79mi
15 Westminster Dr SW Euharlee, GA	4.0	2.0	1708	$1,915	$1.12	41d	1	1.48mi

HOA detail $50/mo · $600/yr

• Likely covers: pool

Listing history 50 events

1. 2026-08-08
   days on market $349,990 Active 214 DOM
2. 2026-08-06
   days on market $349,990 Active 212 DOM
3. 2026-08-05
   days on market $349,990 Active 211 DOM
4. 2026-08-04
   days on market $349,990 Active 210 DOM
5. 2026-08-03
   days on market $349,990 Active 209 DOM
6. 2026-07-31
   days on market $349,990 Active 206 DOM
7. 2026-07-30
   days on market $349,990 Active 205 DOM
8. 2026-07-30
   days on market $349,990 Active 204 DOM
9. 2026-07-28
   days on market $349,990 Active 203 DOM
10. 2026-07-26
    days on market $349,990 Active 201 DOM
11. 2026-07-24
    days on market $349,990 Active 199 DOM
12. 2026-07-23
    days on market $349,990 Active 198 DOM
13. 2026-07-22
    days on market $349,990 Active 197 DOM
14. 2026-07-21
    days on market $349,990 Active 196 DOM
15. 2026-07-20
    days on market $349,990 Active 195 DOM
16. 2026-07-18
    days on market $349,990 Active 193 DOM
17. 2026-07-18
    days on market $349,990 Active 192 DOM
18. 2026-07-16
    days on market $349,990 Active 191 DOM
19. 2026-07-15
    days on market $349,990 Active 190 DOM
20. 2026-07-14
    days on market $349,990 Active 189 DOM
21. 2026-07-13
    days on market $349,990 Active 188 DOM
22. 2026-07-13
    days on market $349,990 Active 187 DOM
23. 2026-07-11
    days on market $349,990 Active 186 DOM
24. 2026-07-10
    days on market $349,990 Active 185 DOM
25. 2026-07-09
    days on market $349,990 Active 184 DOM
26. 2026-07-07
    days on market $349,990 Active 182 DOM
27. 2026-07-06
    days on market $349,990 Active 181 DOM
28. 2026-07-06
    days on market $349,990 Active 180 DOM
29. 2026-07-05
    days on market $349,990 Active 179 DOM
30. 2026-07-03
    days on market $349,990 Active 178 DOM
31. 2026-07-02
    days on market $349,990 Active 177 DOM
32. 2026-07-01
    days on market $349,990 Active 176 DOM
33. 2026-06-30
    days on market $349,990 Active 175 DOM
34. 2026-06-29
    days on market $349,990 Active 174 DOM
35. 2026-06-28
    days on market $349,990 Active 173 DOM
36. 2026-06-27
    days on market $349,990 Active 172 DOM
37. 2026-06-26
    days on market $349,990 Active 171 DOM
38. 2026-06-24
    days on market $349,990 Active 169 DOM
39. 2026-06-22
    days on market $349,990 Active 167 DOM
40. 2026-06-21
    days on market $349,990 Active 166 DOM
41. 2026-06-18
    days on market $349,990 Active 163 DOM
42. 2026-06-17
    days on market $349,990 Active 162 DOM
43. 2026-06-16
    days on market $349,990 Active 161 DOM
44. 2026-06-15
    days on market $349,990 Active 160 DOM
45. 2026-06-13
    days on market $349,990 Active 158 DOM
46. 2026-06-09
    days on market $349,990 Active 154 DOM
47. 2026-06-08
    days on market $349,990 Active 153 DOM
48. 2026-06-07
    days on market $349,990 Active 152 DOM
49. 2026-06-04
    days on market $349,990 Active 149 DOM
50. 2026-06-03
    days on market $349,990 Active 148 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,803
• − Mortgage interest: −$19,605
• − Property taxes: −$5,250
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,224
• − Management: −$2,224
• − HOA: −$600
• − Depreciation: −$10,182
• Taxable loss: −$14,032
• Est. tax savings @ 24.0%: +$3,368
• After-tax cash flow: $-4,293/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 · 12 photos

Good 80/100 None rehab

This new construction home is move-in ready with a spacious open-concept layout and modern finishes. It offers a good condition score and is ready for immediate occupancy.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both Adding smart home features — Improves convenience and adds modern appeal, attracting more buyers and renters. ↑
• Both Upgrading the kitchen appliances — Modern appliances enhance functionality and appeal, attracting more buyers and renters. ↑
• Both Adding a smart thermostat — Improves energy efficiency and adds modern appeal, attracting more buyers and renters. ↑

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Euharlee Elementary School F GA #336/1,228 Nat'l #16,061/41,679 Middle Woodland Middle School At Euharlee F GA #185/470 Nat'l #7,347/14,009 High Woodland High School F GA #206/424 Nat'l #13,485/17,239

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 70/100

Livability — Euharlee

• Score: 70/100
• State rank: #101
• US rank: #7999

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment A Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Euharlee, GA
• County: Bartow · 107,887 people
• Metro: Atlanta-Sandy Springs-Roswell, GA
• Population (ZIP): 9,065
• Household income: $73,995
• Rent vs Own: 10.0% rent · 90.0% own
• Severe rent burden: 1% 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 (88%)
• Race & ethnicity: White 88% Black 5% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Serbian 2% Scotch-Irish 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 3%

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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: ▼ -63.20%
• Current HPI: 282.8922
• Rent YoY: —
• Metro: —
• 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

-12.1% since first listed

14 events — show timeline

• 2026-05-13 Price Changed $325,990 GAMLS
• 2026-05-13 Price Changed $325,990 FMLS
• 2026-05-02 Price Changed $369,990 GAMLS
• 2026-05-02 Price Changed $369,990 FMLS
• 2026-03-11 Price Changed $339,990 GAMLS
• 2026-03-11 Price Changed $339,990 FMLS
• 2026-01-06 Listed $329,990 FMLS
• 2026-01-06 Listed $329,990 GAMLS
• 2025-11-29 Price Changed $329,990 Zillow
• 2025-08-21 Price Changed $346,890 Zillow
• 2025-08-14 Price Changed $351,990 Zillow
• 2025-07-10 Price Changed $370,890 Zillow
• 2025-06-19 Price Changed $359,990 Zillow
• 2025-04-05 Listed $370,890 Zillow