The Maddux II Plan · Cartersville, GA 30120

$255,990

3 bd · 2.5 ba · 1,725 sqft · SingleFamily · 369 Days on market

Good condition ↓ 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 +6.1/30.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.4/5.0
• 1% rule +1.4/10.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Maddux II townhome offers a thoughtfully planned layout that is not short on style or function. With its open kitchen-dining-living combination and convenient access to the rear yard, you'll find a comfortable living area perfect for spending time indoors or out. The upstairs is highlighted by the owner's suite, which has a bath complete with a walk-in closet and a separate water closet. Two bedrooms, a full hall bath, and a second-floor laundry room make it easy to keep up with household chores.

Key facts

• Rear yard access
• Walk-in closet
• Owner's suite

Tags

• OPEN KITCHEN DINING LIVING
• REAR YARD ACCESS
• OWNER'S SUITE
• WALK-IN CLOSET
• SEPARATE WATER CLOSET
• SECOND-FLOOR LAUNDRY ROOM

🏗️ New construction. The $255,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $319,772.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $256k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-593 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (8.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (20.0% below list).
• Recommended offer: $205k (20.0% below list) — sets the bar for 1% rule.

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: 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); 980 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 369 days — a 12% lower offer ($225k) is reasonable based on typical stale-listing flexibility.

Recommended offer $204,713 (20.0% 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 369 days. Have you received any prior offers? Is the seller open to a 20% 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: 4.07%
• Cash-on-cash: -7.94%
• DSCR: 0.65
• GRM: 13.0

CMA / ARV

• ARV (median comp): $319,772
• List price: $255,990
• Delta: -19.95%
• 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
16 Bay Ct SW	0.09mi	3/2.0	1,800 (+4%)	4mo	$218,000	$121	84
28 Mountain Trail Ct SW	0.40mi	3/2.5	1,768 (+2%)	6mo	$329,000	$186	72
45 Vinnings Ln	0.29mi	3/3.0	1,642 (-5%)	6mo	$342,500	$209	71
25 Stiles Ct SW	0.02mi	4/3.0 (+1)	1,650 (-4%)	18mo	$312,000	$189	70
13 Sunset Ter SW	0.35mi	4/2.0 (+1)	1,775 (+3%)	5mo	$249,900	$141	68
20 Mountainview Ct SW	0.25mi	3/2.0	1,524 (-12%)	9mo	$335,000	$220	60
12 Black Jack Mountain Cir SW	0.33mi	4/2.0 (+1)	1,606 (-7%)	11mo	$270,000	$168	57
11 Woodhaven Ct SW	0.35mi	3/2.0	1,527 (-12%)	11mo	$325,000	$213	54
46 Mission Ridge Dr SW	0.29mi	4/2.0 (+1)	1,863 (+8%)	16mo	$275,500	$148	53
106 Adams Chapel Rd SW	0.29mi	4/2.5 (+1)	1,921 (+11%)	12mo	$312,000	$162	53
20 Ridgeview Ct SW	0.59mi	4/2.0 (+1)	1,736 (+1%)	17mo	$312,500	$180	50
14 Bradford Ct SW	0.68mi	3/2.0	1,508 (-13%)	1mo	$275,000	$182	44

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: -33.6%
• Equity multiple: -0.07×
• Total profit: $-95,531
• Equity at exit: $47,679

10-year hold

• IRR: -63.7%
• Equity multiple: -0.73×
• Total profit: $-154,849
• Equity at exit: $27,648

Cash invested: $89,536 (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: 21 active · 8 under contract
• Months of supply: 15.8 mo (6%/mo absorbed)
• Median asking: $294,900 ($163/sqft)
• Median days on market: 89 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +13.5% 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: 10.4×

Monthly cashflow live

• Estimated rent: $2,047 high
• Mortgage (P&I): −$1,677
• Tax est. 1.5%: −$400 /mo · $4,797/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-593

Break-even live

Break-even rent $2,797

Max offer price $234,016

Occupancy floor —

Sensitivity live

Price	-10% $-372	-5% $-482	+0% $-593	+5% $-703	+10% $-814
Rent	-10% $-754	-5% $-673	+0% $-593	+5% $-512	+10% $-431
Rate	-1.0pp $-432	-0.5pp $-511	base $-593	+0.5pp $-675	+1.0pp $-760

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: $79,943
• Closing costs: $9,593
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 17 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	143d	1	0.03mi
43 Stiles Ct SW Cartersville, GA	4.0	3.0	1500	$1,750	$1.17	1d	1	0.11mi
1016 Stiles Ct SW #9 Cartersville, GA	3.0	2.5	1730	$2,100	$1.21	1d	1	0.20mi
1016 Stiles Ct SW #9 Cartersville, GA	3.0	2.5	1730	$2,100	$1.21	129d	1	0.20mi
31 Vinnings Ln SW Unit 31 Cartersville, GA	3.0	2.0	1964	$2,160	$1.10	133d	1	0.20mi
59 Mission Ridge Dr SW Cartersville, GA	4.0	2.0	1436	$1,810	$1.26	21d	1	0.32mi
108 Chapel Meadow Ln SW Cartersville, GA	4.0	2.5	2095	$2,069	$0.99	22d	1	0.38mi
34 Etowah Ridge Dr SW Cartersville, GA	3.0	2.0	1867	$1,815	$0.97	43d	1	0.41mi
115 Chapel Meadow Ln SW Cartersville, GA	3.0	2.0	1826	$2,109	$1.15	7d	1	0.42mi
122 Chapel Meadow Ln SW Cartersville, GA	4.0	2.5	2095	$2,139	$1.02	23d	1	0.43mi
125 Chapel Meadow Ln SW Cartersville, GA	4.0	2.5	2095	$2,119	$1.01	163d	1	0.46mi
132 Chapel Meadow Ln SW Cartersville, GA	3.0	2.0	1826	$2,029	$1.11	22d	1	0.46mi
36 Hickory Holw SW Cartersville, GA	3.0	2.0	2064	$1,855	$0.90	0d	1	0.48mi
140 Chapel Meadow Ln SW Cartersville, GA	4.0	2.5	2095	$2,199	$1.05	184d	1	0.50mi
190 Malbone St SW Cartersville, GA	3.0	2.5	1824	$1,691	$0.93	140d	1	0.82mi
126 Couper Way Cartersville, GA	4.0	2.0	2100	$2,300	$1.10	165d	1	1.03mi
15 Westminster Dr SW Euharlee, GA	4.0	2.0	1708	$2,020	$1.18	1d	1	1.22mi

Listing history 50 events

1. 2026-11-08
   days on market $255,990 Active 369 DOM
2. 2026-11-07
   days on market $255,990 Active 368 DOM
3. 2026-11-06
   days on market $255,990 Active 367 DOM
4. 2026-11-05
   days on market $255,990 Active 366 DOM
5. 2026-11-04
   days on market $255,990 Active 365 DOM
6. 2026-11-02
   days on market $255,990 Active 363 DOM
7. 2026-11-01
   days on market $255,990 Active 362 DOM
8. 2026-10-31
   days on market $255,990 Active 361 DOM
9. 2026-10-30
   days on market $255,990 Active 360 DOM
10. 2026-10-29
    days on market $255,990 Active 359 DOM
11. 2026-10-28
    days on market $255,990 Active 358 DOM
12. 2026-10-27
    days on market $255,990 Active 357 DOM
13. 2026-10-26
    days on market $255,990 Active 356 DOM
14. 2026-10-26
    days on market $255,990 Active 355 DOM
15. 2026-10-24
    days on market $255,990 Active 354 DOM
16. 2026-10-23
    days on market $255,990 Active 353 DOM
17. 2026-10-22
    days on market $255,990 Active 352 DOM
18. 2026-10-21
    days on market $255,990 Active 351 DOM
19. 2026-10-20
    days on market $255,990 Active 350 DOM
20. 2026-10-19
    days on market $255,990 Active 349 DOM
21. 2026-10-18
    days on market $255,990 Active 348 DOM
22. 2026-10-17
    days on market $255,990 Active 347 DOM
23. 2026-10-16
    days on market $255,990 Active 346 DOM
24. 2026-10-15
    days on market $255,990 Active 345 DOM
25. 2026-10-14
    days on market $255,990 Active 344 DOM
26. 2026-10-13
    days on market $255,990 Active 343 DOM
27. 2026-10-12
    days on market $255,990 Active 342 DOM
28. 2026-10-11
    days on market $255,990 Active 341 DOM
29. 2026-10-10
    days on market $255,990 Active 340 DOM
30. 2026-10-09
    days on market $255,990 Active 339 DOM
31. 2026-10-08
    days on market $255,990 Active 338 DOM
32. 2026-10-07
    days on market $255,990 Active 337 DOM
33. 2026-10-06
    days on market $255,990 Active 336 DOM
34. 2026-10-05
    days on market $255,990 Active 335 DOM
35. 2026-10-04
    days on market $255,990 Active 334 DOM
36. 2026-10-04
    days on market $255,990 Active 333 DOM
37. 2026-10-02
    days on market $255,990 Active 332 DOM
38. 2026-10-01
    days on market $255,990 Active 331 DOM
39. 2026-09-30
    days on market $255,990 Active 330 DOM
40. 2026-09-29
    days on market $255,990 Active 329 DOM
41. 2026-09-28
    days on market $255,990 Active 328 DOM
42. 2026-09-27
    days on market $255,990 Active 327 DOM
43. 2026-09-26
    days on market $255,990 Active 326 DOM
44. 2026-09-25
    days on market $255,990 Active 325 DOM
45. 2026-09-24
    days on market $255,990 Active 324 DOM
46. 2026-09-23
    days on market $255,990 Active 323 DOM
47. 2026-09-22
    days on market $255,990 Active 322 DOM
48. 2026-09-21
    days on market $255,990 Active 321 DOM
49. 2026-09-20
    days on market $255,990 Active 320 DOM
50. 2026-09-19
    days on market $255,990 Active 319 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: $24,566
• − Mortgage interest: −$17,912
• − Property taxes: −$4,797
• − Insurance: −$1,599
• − Repairs & maintenance: −$1,965
• − Management: −$1,965
• − Depreciation: −$9,302
• Taxable loss: −$12,975
• Est. tax savings @ 24.0%: +$3,114
• After-tax cash flow: $-3,998/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 Maddux II townhome is in excellent condition with a good condition score of 80. It offers a thoughtfully planned layout with modern finishes and ample natural light. The home is move-in ready and has the potential for further value increases through minor updates.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both New flooring in bathrooms — Replacing old flooring with modern materials can increase both resale and rental value. ↑
• Both Upgrading kitchen appliances — Modernizing the kitchen can attract more buyers/tenants and increase value. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers/tenants. ↑
• Both Upgrading lighting fixtures — Modern lighting can enhance the home's ambiance and increase its appeal to buyers/tenants. ↑
• Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and attract eco-conscious buyers/tenants. ↑

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 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

Price history

-5.4% since first listed

2 events — show timeline

• 2026-04-21 Price Changed $264,900 Zillow
• 2025-11-04 Listed $279,900 Zillow