The Lawson Plan · Kingston, GA 30145

$259,900

3 bd · 2.5 ba · 1,650 sqft · SingleFamily · 533 Days on market

Excellent condition ↓ 5% since listing

---

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).

• Cash flow +8.1/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +3.2/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Lawson opens to a nice foyer and leads to a connected living-dining-kitchen layout that spans the entire width of the home. An open living and dining area connects the kitchen and the rear yard for effortless entertaining. A split staircase leads upstairs, where you'll find three generous bedrooms, a laundry room, and spacious closets. The owner's suite also enjoys views of the rear yard and is separated from two other bedrooms.

Key facts

• Split staircase
• Foyer
• Rear yard

Tags

• FOYER
• LIVING DINING KITCHEN LAYOUT
• REAR YARD
• SPLIT STAIRCASE
• LAUNDRY ROOM
• SPACIOUS CLOSETS

🏗️ New construction. The $259,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $296,040.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $260k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-288 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (14.4% below list).
• Recommended offer: $223k (14.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#294 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: amenities F, commute F, employment 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: Kingston Elementary School (math 15% / reading 21%, grade F, #926 of 1,228 statewide, top 76%, 526 students, 68% FRL); Cass Middle School (math 35% / reading 36%, grade F, #185 of 470 statewide, top 40%, 879 students, 58% FRL); Cass High School (math 17% / reading 25%, grade F, #225 of 424 statewide, top 54%, 1,551 students, 51% FRL).
• Market conditions: 144 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 70d 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 36% 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 $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 533 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.

Recommended offer $222,546 (14.4% 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 533 days. Have you received any prior offers? Is the seller open to a 14% 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 F-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: 0.75% ✗
• Cap rate: 5.13%
• Cash-on-cash: -4.17%
• DSCR: 0.81
• GRM: 11.1

CMA / ARV

• ARV (median comp): $296,040
• List price: $259,900
• Delta: -12.21%
• 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
842 Kensington St	0.09mi	3/2.5	1,650 (0%)	2mo	$304,800	$185	94
821 Kensington	0.12mi	3/2.5	1,650 (0%)	1mo	$294,900	$179	93
826 Kensington St	0.16mi	3/2.5	1,650 (0%)	4mo	$304,900	$185	89
815 Kensington St	0.09mi	3/2.0	1,770 (+7%)	1mo	$313,040	$177	81
840 Kensington St	0.10mi	3/2.5	1,813 (+10%)	3mo	$285,900	$158	77
846 Kensington St	0.10mi	4/2.5 (+1)	1,813 (+10%)	2mo	$334,339	$184	72
850 Kensington St	0.06mi	4/2.5 (+1)	1,813 (+10%)	4mo	$322,950	$178	72
562 Pemberton St	0.17mi	4/2.0 (+1)	1,544 (-6%)	4mo	$287,000	$186	71
612 Tudor St	0.36mi	4/2.0 (+1)	1,544 (-6%)	0mo	$295,000	$191	65
89 Oxford Ln	0.47mi	4/3.0 (+1)	1,696 (+3%)	2mo	$295,000	$174	64
519 Pemberton St	0.40mi	4/2.0 (+1)	1,544 (-6%)	2mo	$286,000	$185	62
109 Oxford Ln	0.33mi	4/3.0 (+1)	1,808 (+10%)	3mo	$290,000	$160	59

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: -23.3%
• Equity multiple: 0.20×
• Total profit: $-66,264
• Equity at exit: $44,140

10-year hold

• IRR: -18.0%
• Equity multiple: 0.02×
• Total profit: $-81,163
• Equity at exit: $25,596

Cash invested: $82,891 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 13 active · 11 under contract
• Months of supply: 5.6 mo (18%/mo absorbed)
• Median asking: $283,000 ($170/sqft)
• Median days on market: 151 d
• This list price: 8% of active listings are priced below it
• ARV vs active asking: +5.7% 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: 9.7×

Monthly cashflow live

• Estimated rent: $2,225 high
• Mortgage (P&I): −$1,552
• Tax est. 1.5%: −$370 /mo · $4,441/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $-288

Break-even live

Break-even rent $2,590

Max offer price $254,403

Occupancy floor —

Sensitivity live

Price	-10% $-83	-5% $-185	+0% $-288	+5% $-390	+10% $-492
Rent	-10% $-464	-5% $-376	+0% $-288	+5% $-200	+10% $-112
Rate	-1.0pp $-139	-0.5pp $-212	base $-288	+0.5pp $-364	+1.0pp $-442

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: $74,010
• Closing costs: $8,881
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
133 Oxford Ln Kingston, GA	4.0	3.0	1774	$2,500	$1.41	17d	1	0.18mi
556 Pemberton St Euharlee, GA	4.0	2.0	1607	$2,250	$1.40	93d	1	0.19mi
128 Oxford Ln Kingston, GA	3.0	2.5	1620	$2,000	$1.23	21d	1	0.19mi
522 Pemberton St Euharlee, GA	4.0	3.0	1779	$2,200	$1.24	93d	1	0.37mi
518 Pemberton St Euharlee, GA	4.0	3.0	1808	$2,500	$1.38	70d	1	0.40mi
538 Pemberton St Kingston, GA	4.0	3.0	1808	$2,300	$1.27	93d	1	0.43mi
210 Coventry Ct Kingston, GA	4.0	2.5	2014	$1,889	$0.94	30d	1	0.71mi
10 Plymouth Ct Kingston, GA	3.0	2.5	1606	$1,795	$1.12	93d	1	0.77mi
8 Plymouth Ct Kingston, GA	4.0	2.5	2009	$2,036	$1.01	16d	1	0.78mi

Listing history 50 events

1. 2026-08-08
   days on market $259,900 Active 533 DOM
2. 2026-08-06
   days on market $259,900 Active 531 DOM
3. 2026-08-05
   days on market $259,900 Active 530 DOM
4. 2026-08-04
   days on market $259,900 Active 529 DOM
5. 2026-08-03
   days on market $259,900 Active 528 DOM
6. 2026-07-31
   days on market $259,900 Active 525 DOM
7. 2026-07-30
   days on market $259,900 Active 524 DOM
8. 2026-07-30
   days on market $259,900 Active 523 DOM
9. 2026-07-28
   days on market $259,900 Active 522 DOM
10. 2026-07-26
    days on market $259,900 Active 520 DOM
11. 2026-07-24
    days on market $259,900 Active 518 DOM
12. 2026-07-23
    days on market $259,900 Active 517 DOM
13. 2026-07-22
    days on market $259,900 Active 516 DOM
14. 2026-07-21
    days on market $259,900 Active 515 DOM
15. 2026-07-20
    days on market $259,900 Active 514 DOM
16. 2026-07-18
    days on market $259,900 Active 512 DOM
17. 2026-07-18
    days on market $259,900 Active 511 DOM
18. 2026-07-16
    days on market $259,900 Active 510 DOM
19. 2026-07-15
    days on market $259,900 Active 509 DOM
20. 2026-07-14
    days on market $259,900 Active 508 DOM
21. 2026-07-13
    days on market $259,900 Active 507 DOM
22. 2026-07-13
    days on market $259,900 Active 506 DOM
23. 2026-07-11
    days on market $259,900 Active 505 DOM
24. 2026-07-10
    days on market $259,900 Active 504 DOM
25. 2026-07-09
    days on market $259,900 Active 503 DOM
26. 2026-07-07
    days on market $259,900 Active 501 DOM
27. 2026-07-06
    days on market $259,900 Active 500 DOM
28. 2026-07-06
    days on market $259,900 Active 499 DOM
29. 2026-07-05
    days on market $259,900 Active 498 DOM
30. 2026-07-03
    days on market $259,900 Active 497 DOM
31. 2026-07-02
    days on market $259,900 Active 496 DOM
32. 2026-07-01
    days on market $259,900 Active 495 DOM
33. 2026-06-30
    days on market $259,900 Active 494 DOM
34. 2026-06-29
    days on market $259,900 Active 493 DOM
35. 2026-06-28
    days on market $259,900 Active 492 DOM
36. 2026-06-27
    days on market $259,900 Active 491 DOM
37. 2026-06-26
    days on market $259,900 Active 490 DOM
38. 2026-06-24
    days on market $259,900 Active 488 DOM
39. 2026-06-22
    days on market $259,900 Active 486 DOM
40. 2026-06-21
    days on market $259,900 Active 485 DOM
41. 2026-06-18
    days on market $259,900 Active 482 DOM
42. 2026-06-17
    days on market $259,900 Active 481 DOM
43. 2026-06-16
    days on market $259,900 Active 480 DOM
44. 2026-06-15
    days on market $259,900 Active 479 DOM
45. 2026-06-13
    pricedays on market $259,900 Active 477 DOM
46. 2026-06-09
    days on market $277,900 Active 473 DOM
47. 2026-06-08
    days on market $277,900 Active 472 DOM
48. 2026-06-07
    days on market $277,900 Active 471 DOM
49. 2026-06-04
    days on market $277,900 Active 468 DOM
50. 2026-06-03
    days on market $277,900 Active 467 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: $26,706
• − Mortgage interest: −$16,583
• − Property taxes: −$4,441
• − Insurance: −$1,480
• − Repairs & maintenance: −$2,136
• − Management: −$2,136
• − Depreciation: −$8,612
• Taxable loss: −$8,683
• Est. tax savings @ 24.0%: +$2,084
• After-tax cash flow: $-1,369/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

Excellent 95/100 None rehab

This single-family home is in excellent condition with modern amenities and a well-maintained exterior. It is move-in ready and would benefit from landscaping and painting to further enhance its curb appeal and value.

Value-add opportunities

• Both Landscaping — enhances curb appeal and adds value ↑
• Both Painting — refreshes interior and exterior ↑
• Both Lighting — improves ambiance and safety ↑

F Composite school gradezoned avg 25/100

Zoned Schools

Elementary Kingston Elementary School F GA #926/1,228 Nat'l #34,815/41,679 Middle Cass Middle School F GA #185/470 Nat'l #7,347/14,009 High Cass High School F GA #225/424 Nat'l #13,947/17,239

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

C Composite livability gradescore 63/100

Livability — Kingston

• Score: 63/100
• State rank: #294
• US rank: #16075

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kingston, 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

---

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 (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%

---

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

---

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

• 2026-03-20 Price Changed $277,900 Zillow
• 2025-02-22 Listed $292,900 Zillow