718 Sugar Valley Rd SW · Cartersville, GA 30120

$39,900

3 bd · 2.0 ba · 1,680 sqft · SingleFamily public records · 240 Days on market

Built 2000 0.59 ac lot $24/sqft · 87% below area

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This unique property presents an excellent opportunity for investors or buyers looking to renovate or redevelop. Located in a quiet and established area of Cartersville, the lot offers potential in a desirable setting. Featuring three bedrooms and two baths with 1,680 square feet. Please note the property is being sold AS IS with NO ACCESS.

Key facts

• Desirable setting
• Unique property
• Quiet area

Tags

• UNIQUE PROPERTY
• QUIET AREA
• DESIRABLE SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 48.9% 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.
• 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.
• Market conditions: Rents soft (-0.2%/yr); 521 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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 $276 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 240 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $64k (62%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 240 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
6. 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.
7. 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.
8. 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: 5.32% ✓
• Cap rate: 48.88%
• Cash-on-cash: 152.10%
• DSCR: 7.77
• GRM: 1.6

CMA / ARV

• ARV (median comp): $300,308
• List price: $39,900
• Delta: -86.71%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
44 Willis Rd SW	0.16mi	3/2.0	1,564 (-7%)	8mo	$295,000	$189	75
28 Weems Spur SW	0.66mi	3/2.0	1,432 (-15%)	6mo	$344,000	$240	39
20 Road 1 South SW	0.64mi	3/3.0	1,474 (-12%)	11mo	$300,000	$204	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.94×
• Total profit: $77,528
• Equity at exit: $5,949

10-year hold

• IRR: —
• Equity multiple: 15.30×
• Total profit: $159,708
• Equity at exit: $3,450

Cash invested: $11,172 (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: 1.6×

Monthly cashflow live

• Estimated rent: $2,121 high
• Mortgage (P&I): −$209
• Tax from tax record: −$34 /mo · $405/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $1,416

Break-even live

Break-even rent $329

Max offer price $39,900

Occupancy floor 28%

Sensitivity live

Price	-10% $1,439	-5% $1,427	+0% $1,416	+5% $1,405	+10% $1,393
Rent	-10% $1,248	-5% $1,332	+0% $1,416	+5% $1,500	+10% $1,584
Rate	-1.0pp $1,436	-0.5pp $1,426	base $1,416	+0.5pp $1,406	+1.0pp $1,395

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Rubie Ln SW Cartersville, GA	3.0	2.0	1146	$1,656	$1.45	0d	1	0.97mi
132 Marion Dr Cartersville, GA	3.0	3.0	2230	$2,199	$0.99	45d	1	1.00mi
190 Marion Dr Cartersville, GA	4.0	2.5	2230	$2,200	$0.99	44d	1	1.05mi
194 Marion Dr Cartersville, GA	4.0	2.5	2230	$2,200	$0.99	44d	1	1.07mi
196 Marion Dr Cartersville, GA	4.0	2.5	2230	$2,200	$0.99	44d	1	1.08mi

Listing history 26 events

1. 2026-06-18
   days on market $39,900 Active 240 DOM
2. 2026-06-17
   days on market $39,900 Active 239 DOM
3. 2026-06-16
   days on market $39,900 Active 238 DOM
4. 2026-06-15
   days on market $39,900 Active 237 DOM
5. 2026-06-13
   days on market $39,900 Active 235 DOM
6. 2026-06-09
   days on market $39,900 Active 231 DOM
7. 2026-06-08
   days on market $39,900 Active 230 DOM
8. 2026-06-07
   days on market $39,900 Active 229 DOM
9. 2026-06-04
   statusdays on market $39,900 Active 226 DOM
10. 2026-05-07
    price $39,900 342-char remark

    Show marketing remark (342 chars)

    This unique property presents an excellent opportunity for investors or buyers looking to renovate or redevelop. Located in a quiet and established area of Cartersville, the lot offers potential in a desirable setting. Featuring three bedrooms and two baths with 1,680 square feet. Please note the property is being sold AS IS with NO ACCESS.

11. 2026-05-07
    price $39,900 342-char remark

    Show marketing remark (342 chars)

    This unique property presents an excellent opportunity for investors or buyers looking to renovate or redevelop. Located in a quiet and established area of Cartersville, the lot offers potential in a desirable setting. Featuring three bedrooms and two baths with 1,680 square feet. Please note the property is being sold AS IS with NO ACCESS.

12. 2026-04-06
    price $66,000 342-char remark

    Show marketing remark (342 chars)

    This unique property presents an excellent opportunity for investors or buyers looking to renovate or redevelop. Located in a quiet and established area of Cartersville, the lot offers potential in a desirable setting. Featuring three bedrooms and two baths with 1,680 square feet. Please note the property is being sold AS IS with NO ACCESS.

13. 2026-04-06
    price $66,000 342-char remark

    Show marketing remark (342 chars)

    This unique property presents an excellent opportunity for investors or buyers looking to renovate or redevelop. Located in a quiet and established area of Cartersville, the lot offers potential in a desirable setting. Featuring three bedrooms and two baths with 1,680 square feet. Please note the property is being sold AS IS with NO ACCESS.

14. 2026-03-06
    price $72,300 342-char remark

    Show marketing remark (342 chars)

    This unique property presents an excellent opportunity for investors or buyers looking to renovate or redevelop. Located in a quiet and established area of Cartersville, the lot offers potential in a desirable setting. Featuring three bedrooms and two baths with 1,680 square feet. Please note the property is being sold AS IS with NO ACCESS.

15. 2026-03-06
    price $72,300 342-char remark

    Show marketing remark (342 chars)

    This unique property presents an excellent opportunity for investors or buyers looking to renovate or redevelop. Located in a quiet and established area of Cartersville, the lot offers potential in a desirable setting. Featuring three bedrooms and two baths with 1,680 square feet. Please note the property is being sold AS IS with NO ACCESS.

16. 2026-02-23
    status Active 342-char remark

    Show marketing remark (342 chars)

    This unique property presents an excellent opportunity for investors or buyers looking to renovate or redevelop. Located in a quiet and established area of Cartersville, the lot offers potential in a desirable setting. Featuring three bedrooms and two baths with 1,680 square feet. Please note the property is being sold AS IS with NO ACCESS.

17. 2026-02-17
    historical 342-char remark

    Show marketing remark (342 chars)

    This unique property presents an excellent opportunity for investors or buyers looking to renovate or redevelop. Located in a quiet and established area of Cartersville, the lot offers potential in a desirable setting. Featuring three bedrooms and two baths with 1,680 square feet. Please note the property is being sold AS IS with NO ACCESS.

18. 2026-02-01
    price $78,500 342-char remark

    Show marketing remark (342 chars)

    This unique property presents an excellent opportunity for investors or buyers looking to renovate or redevelop. Located in a quiet and established area of Cartersville, the lot offers potential in a desirable setting. Featuring three bedrooms and two baths with 1,680 square feet. Please note the property is being sold AS IS with NO ACCESS.

19. 2026-02-01
    price $78,500 342-char remark

    Show marketing remark (342 chars)

    This unique property presents an excellent opportunity for investors or buyers looking to renovate or redevelop. Located in a quiet and established area of Cartersville, the lot offers potential in a desirable setting. Featuring three bedrooms and two baths with 1,680 square feet. Please note the property is being sold AS IS with NO ACCESS.

20. 2026-01-10
    price $84,990 342-char remark

    Show marketing remark (342 chars)

    This unique property presents an excellent opportunity for investors or buyers looking to renovate or redevelop. Located in a quiet and established area of Cartersville, the lot offers potential in a desirable setting. Featuring three bedrooms and two baths with 1,680 square feet. Please note the property is being sold AS IS with NO ACCESS.

21. 2025-12-17
    price $844,900 342-char remark

    Show marketing remark (342 chars)

    This unique property presents an excellent opportunity for investors or buyers looking to renovate or redevelop. Located in a quiet and established area of Cartersville, the lot offers potential in a desirable setting. Featuring three bedrooms and two baths with 1,680 square feet. Please note the property is being sold AS IS with NO ACCESS.

22. 2025-12-17
    price $84,900 342-char remark

    Show marketing remark (342 chars)

    This unique property presents an excellent opportunity for investors or buyers looking to renovate or redevelop. Located in a quiet and established area of Cartersville, the lot offers potential in a desirable setting. Featuring three bedrooms and two baths with 1,680 square feet. Please note the property is being sold AS IS with NO ACCESS.

23. 2025-11-17
    price $94,000 342-char remark

    Show marketing remark (342 chars)

    This unique property presents an excellent opportunity for investors or buyers looking to renovate or redevelop. Located in a quiet and established area of Cartersville, the lot offers potential in a desirable setting. Featuring three bedrooms and two baths with 1,680 square feet. Please note the property is being sold AS IS with NO ACCESS.

24. 2025-11-17
    price $94,000 342-char remark

    Show marketing remark (342 chars)

    This unique property presents an excellent opportunity for investors or buyers looking to renovate or redevelop. Located in a quiet and established area of Cartersville, the lot offers potential in a desirable setting. Featuring three bedrooms and two baths with 1,680 square feet. Please note the property is being sold AS IS with NO ACCESS.

25. 2025-10-08
    listed $104,000 New 342-char remark

    Show marketing remark (342 chars)

    This unique property presents an excellent opportunity for investors or buyers looking to renovate or redevelop. Located in a quiet and established area of Cartersville, the lot offers potential in a desirable setting. Featuring three bedrooms and two baths with 1,680 square feet. Please note the property is being sold AS IS with NO ACCESS.

26. 2025-10-08
    listed $104,000 Active 342-char remark

    Show marketing remark (342 chars)

    This unique property presents an excellent opportunity for investors or buyers looking to renovate or redevelop. Located in a quiet and established area of Cartersville, the lot offers potential in a desirable setting. Featuring three bedrooms and two baths with 1,680 square feet. Please note the property is being sold AS IS with NO ACCESS.

ⓘ 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: $405 · $34/mo
• Projected year-2 tax: $405 · $34/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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,452
• − Mortgage interest: −$2,235
• − Property taxes: −$405
• − Insurance: −$200
• − Repairs & maintenance: −$2,036
• − Management: −$2,036
• − Depreciation: −$1,161
• Taxable income: $17,380
• Est. tax owed @ 24.0%: −$4,171
• After-tax cash flow: $12,821/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 — 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 · 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

-61.6% since first listed

17 events — show timeline

• 2026-05-07 Price Changed $39,900 GAMLS
• 2026-05-07 Price Changed $39,900 FMLS
• 2026-04-06 Price Changed $66,000 GAMLS
• 2026-04-06 Price Changed $66,000 FMLS
• 2026-03-06 Price Changed $72,300 FMLS
• 2026-03-06 Price Changed $72,300 GAMLS
• 2026-02-23 Relisted — FMLS
• 2026-02-17 Listing Removed — FMLS
• 2026-02-01 Price Changed $78,500 FMLS
• 2026-02-01 Price Changed $78,500 GAMLS
• 2026-01-10 Price Changed $84,990 FMLS
• 2025-12-17 Price Changed $844,900 FMLS
• 2025-12-17 Price Changed $84,900 GAMLS
• 2025-11-17 Price Changed $94,000 GAMLS
• 2025-11-17 Price Changed $94,000 FMLS
• 2025-10-08 Listed $104,000 FMLS
• 2025-10-08 Listed $104,000 GAMLS

Property tax history

+1.1%/yr

Latest (2025): $405 · -29.7% YoY. Source: county tax records.