The Ellison II Plan · Euharlee, GA 30120

$263,900

3 bd · 2.5 ba · 1,912 sqft · SingleFamily · 229 Days on market

↓ 5% 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 +7.5/15.0
• Cash flow +6.5/30.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• 1% rule +1.6/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Ellison II features a modern, open layout, perfect for comfortable living and entertaining. A generous kitchen with plenty of counter space for meal preparation and an optional island for those who love to entertain opens up to the spacious family room. The second-floor owner's suite boasts a huge bath and walk-in closet. Two well-appointed additional bedrooms and a perfectly placed laundry room finish off the second floor.

Key facts

• 2 parking spots
• Listed 229 days

🏗️ New construction. The $263,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $325,350.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $264k.

Deal economics

• At list price, monthly cash flow is $-549 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (6.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (18.5% below list).
• Recommended offer: $215k (18.5% 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: Rents soft (-0.2%/yr); 533 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 229 days — a 12% lower offer ($232k) is reasonable based on typical stale-listing flexibility.

Recommended offer $215,064 (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. It's been on market 229 days. Have you received any prior offers? Is the seller open to a 19% 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: 0.66% ✗
• Cap rate: 4.27%
• Cash-on-cash: -7.24%
• DSCR: 0.68
• GRM: 12.6

CMA / ARV

• ARV (median comp): $325,350
• List price: $263,900
• Delta: -18.89%
• 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
26 Stiles Ct SW	0.04mi	3/2.0	2,036 (+6%)	12mo	$325,000	$160	75
106 Adams Chapel Rd SW	0.29mi	4/2.5 (+1)	1,921 (+0%)	8mo	$312,000	$162	74
15 Stiles Ct SW	0.20mi	3/2.0	2,073 (+8%)	2mo	$353,500	$171	73
28 Mountain Trail Ct SW	0.40mi	3/2.5	1,768 (-8%)	2mo	$329,000	$186	67
46 Mission Ridge Dr SW	0.29mi	4/2.0 (+1)	1,863 (-3%)	12mo	$275,500	$148	66
45 Vinnings Ln	0.29mi	3/3.0	1,642 (-14%)	2mo	$342,500	$209	60
25 Stiles Ct SW	0.02mi	4/3.0 (+1)	1,650 (-14%)	14mo	$312,000	$189	58
30 Etowah Ln SW	0.22mi	4/2.0 (+1)	2,109 (+10%)	11mo	$336,000	$159	56
84 Mccormick Rd SW	0.45mi	3/2.0	2,050 (+7%)	14mo	$315,000	$154	54
44 Vinnings Ln SW	0.26mi	4/3.0 (+1)	2,164 (+13%)	11mo	$338,500	$156	49
41 Etowah Ridge Dr SW	0.47mi	4/3.0 (+1)	2,050 (+7%)	23mo	$329,900	$161	40
20 Ridgeview Ct SW	0.59mi	4/2.0 (+1)	1,736 (-9%)	13mo	$312,500	$180	39

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: -32.2%
• Equity multiple: -0.03×
• Total profit: $-93,983
• Equity at exit: $48,511

10-year hold

• IRR: -58.8%
• Equity multiple: -0.66×
• Total profit: $-151,123
• Equity at exit: $28,130

Cash invested: $91,098 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,151 high
• Mortgage (P&I): −$1,706
• Tax est. 1.5%: −$407 /mo · $4,880/yr
• Insurance: −$136
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-549

Break-even live

Break-even rent $2,846

Max offer price $245,849

Occupancy floor —

Sensitivity live

Price	-10% $-325	-5% $-437	+0% $-549	+5% $-662	+10% $-774
Rent	-10% $-719	-5% $-634	+0% $-549	+5% $-464	+10% $-380
Rate	-1.0pp $-386	-0.5pp $-467	base $-549	+0.5pp $-634	+1.0pp $-719

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: $81,337
• Closing costs: $9,760
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28 Stiles Ct SW Cartersville, GA	4.0	3.0	1848	$2,111	$1.14	4d	1	0.03mi
31 Vinnings Ln SW Unit 31 Cartersville, GA	3.0	2.0	1964	$2,185	$1.11	14d	1	0.20mi
105 Chapel Meadow Ln SW Cartersville, GA	4.0	2.5	2565	$2,359	$0.92	5d	1	0.38mi
125 Chapel Meadow Ln SW Cartersville, GA	4.0	2.5	2095	$2,119	$1.01	24d	1	0.46mi
140 Chapel Meadow Ln SW Cartersville, GA	4.0	2.5	2095	$2,199	$1.05	45d	1	0.50mi
190 Malbone St SW Cartersville, GA	3.0	2.5	1824	$1,691	$0.93	1d	1	0.82mi
126 Couper Way Cartersville, GA	4.0	2.0	2100	$2,300	$1.10	26d	1	1.03mi
15 Westminster Dr SW Euharlee, GA	4.0	2.0	1708	$1,940	$1.14	7d	1	1.22mi

Listing history 16 events

1. 2026-06-21
   days on market $263,900 Active 229 DOM
2. 2026-06-18
   days on market $263,900 Active 226 DOM
3. 2026-06-17
   days on market $263,900 Active 225 DOM
4. 2026-06-16
   days on market $263,900 Active 224 DOM
5. 2026-06-15
   days on market $263,900 Active 223 DOM
6. 2026-06-13
   pricedays on market $263,900 Active 221 DOM
7. 2026-06-09
   days on market $278,900 Active 217 DOM
8. 2026-06-08
   days on market $278,900 Active 216 DOM
9. 2026-06-07
   days on market $278,900 Active 215 DOM
10. 2026-06-04
    days on market $278,900 Active 212 DOM
11. 2026-06-03
    days on market $278,900 Active 211 DOM
12. 2026-06-02
    days on market $278,900 Active 210 DOM
13. 2026-06-01
    days on market $278,900 Active 209 DOM
14. 2026-05-31
    days on market $278,900 Active 208 DOM
15. 2026-04-21
    price $276,900 431-char remark

    Show marketing remark (431 chars)

    The Ellison II features a modern, open layout, perfect for comfortable living and entertaining. A generous kitchen with plenty of counter space for meal preparation and an optional island for those who love to entertain opens up to the spacious family room. The second-floor owner's suite boasts a huge bath and walk-in closet. Two well-appointed additional bedrooms and a perfectly placed laundry room finish off the second floor.

16. 2025-11-04
    listed $291,900 Active 431-char remark

    Show marketing remark (431 chars)

    The Ellison II features a modern, open layout, perfect for comfortable living and entertaining. A generous kitchen with plenty of counter space for meal preparation and an optional island for those who love to entertain opens up to the spacious family room. The second-floor owner's suite boasts a huge bath and walk-in closet. Two well-appointed additional bedrooms and a perfectly placed laundry room finish off the second floor.

ⓘ 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: $25,808
• − Mortgage interest: −$18,225
• − Property taxes: −$4,880
• − Insurance: −$1,627
• − Repairs & maintenance: −$2,065
• − Management: −$2,065
• − Depreciation: −$9,465
• Taxable loss: −$12,518
• Est. tax savings @ 24.0%: +$3,004
• After-tax cash flow: $-3,589/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: 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 — 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

• 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

Price history

-5.1% since first listed

2 events — show timeline

• 2026-04-21 Price Changed $276,900 Zillow
• 2025-11-04 Listed $291,900 Zillow