The Norwood II Plan · Cartersville, GA 30120

$257,900

3 bd · 2.5 ba · 1,807 sqft · SingleFamily · 277 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 +6.7/30.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.4/5.0
• 1% rule +1.7/10.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Norwood II is designed for comfort, convenience, and modern living. This two-car garage townhome features a mudroom and coat closet, providing convenient storage. The center island kitchen connects to a cozy breakfast nook and family room, creating a warm and inviting living space. Upstairs, the owner's suite is a private in the back of the home. The laundry room is conveniently located upstairs, making it easy to keep up with household chores. In addition to the owner's suite, there are two bedrooms and a bathroom in the front of the home, providing plenty of space for family or guests. The loft is a versatile space used as a playroom, home office, or additional living space.

Key facts

• Breakfast nook
• Family room
• Mudroom

Tags

• TWO CAR GARAGE
• MUDROOM
• COAT CLOSET
• CENTER ISLAND KITCHEN
• BREAKFAST NOOK
• FAMILY ROOM

🏗️ New construction. The $257,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $320,180.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $258k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-510 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (16.4% below list).
• Recommended offer: $216k (16.4% 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); 689 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 92% 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 277 days — a 12% lower offer ($227k) is reasonable based on typical stale-listing flexibility.

Recommended offer $215,506 (16.4% 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 277 days. Have you received any prior offers? Is the seller open to a 16% 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: 0.67% ✗
• Cap rate: 4.38%
• Cash-on-cash: -6.83%
• DSCR: 0.70
• GRM: 12.4

CMA / ARV

• ARV (median comp): $320,180
• List price: $257,900
• Delta: -19.45%
• 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 (-0%)	0mo	$218,000	$121	93
28 Mountain Trail Ct SW	0.40mi	3/2.5	1,768 (-2%)	3mo	$329,000	$186	75
22 Bay Ct SW	0.15mi	3/2.0	2,000 (+11%)	0mo	$320,000	$160	73
13 Sunset Ter SW	0.35mi	4/2.0 (+1)	1,775 (-2%)	2mo	$249,900	$141	72
45 Vinnings Ln	0.29mi	3/3.0	1,642 (-9%)	3mo	$342,500	$209	67
26 Stiles Ct SW	0.04mi	3/2.0	2,036 (+13%)	14mo	$325,000	$160	64
106 Adams Chapel Rd SW	0.29mi	4/2.5 (+1)	1,921 (+6%)	9mo	$312,000	$162	64
46 Mission Ridge Dr SW	0.29mi	4/2.0 (+1)	1,863 (+3%)	13mo	$275,500	$148	63
15 Stiles Ct SW	0.20mi	3/2.0	2,073 (+15%)	3mo	$353,500	$171	61
33 Vinnings Ln SW	0.19mi	4/3.0 (+1)	2,068 (+14%)	1mo	$315,000	$152	59
12 Black Jack Mountain Cir SW	0.33mi	4/2.0 (+1)	1,606 (-11%)	8mo	$270,000	$168	52
224 Malbone St SW	0.71mi	4/3.0 (+1)	2,039 (+13%)	2mo	$394,000	$193	37

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: -31.5%
• Equity multiple: -0.01×
• Total profit: $-90,661
• Equity at exit: $47,740

10-year hold

• IRR: -56.1%
• Equity multiple: -0.62×
• Total profit: $-145,063
• Equity at exit: $27,683

Cash invested: $89,650 (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: 22 active · 8 under contract
• Months of supply: 7.8 mo (13%/mo absorbed)
• Median asking: $291,900 ($163/sqft)
• Median days on market: 77 d
• This list price: 5% of active listings are priced below it
• ARV vs active asking: +8.7% vs current asking $/sqft

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

ZIP-level market 30120

• Home prices YoY: -18.6%
• Rents YoY: -0.2%
• Active inventory: 689
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,155 high
• Mortgage (P&I): −$1,679
• Tax est. 1.5%: −$400 /mo · $4,803/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $-510

Break-even live

Break-even rent $2,801

Max offer price $246,354

Occupancy floor —

Sensitivity live

Price	-10% $-289	-5% $-400	+0% $-510	+5% $-621	+10% $-731
Rent	-10% $-680	-5% $-595	+0% $-510	+5% $-425	+10% $-340
Rate	-1.0pp $-349	-0.5pp $-429	base $-510	+0.5pp $-593	+1.0pp $-678

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: $80,045
• Closing costs: $9,605
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	51d	1	0.03mi
1016 Stiles Ct SW #9 Cartersville, GA	3.0	2.5	1730	$2,100	$1.21	38d	1	0.20mi
31 Vinnings Ln SW Unit 31 Cartersville, GA	3.0	2.0	1964	$2,160	$1.10	41d	1	0.20mi
105 Chapel Meadow Ln SW Cartersville, GA	4.0	2.5	2565	$2,349	$0.92	43d	1	0.38mi
113 Chapel Meadow Ln SW Cartersville, GA	4.0	2.5	2565	$2,369	$0.92	30d	1	0.42mi
125 Chapel Meadow Ln SW Cartersville, GA	4.0	2.5	2095	$2,119	$1.01	71d	1	0.46mi
140 Chapel Meadow Ln SW Cartersville, GA	4.0	2.5	2095	$2,199	$1.05	93d	1	0.50mi
190 Malbone St SW Cartersville, GA	3.0	2.5	1824	$1,691	$0.93	48d	1	0.82mi
655 Mountaintop Rd SW Cartersville, GA	4.0	2.5	2572	$2,550	$0.99	21d	1	0.90mi
126 Couper Way Cartersville, GA	4.0	2.0	2100	$2,300	$1.10	73d	1	1.03mi
142 Hadley Way Euharlee, GA	4.0	2.5	2565	$2,200	$0.86	30d	1	1.18mi
15 Westminster Dr SW Euharlee, GA	4.0	2.0	1708	$1,915	$1.12	41d	1	1.22mi

Listing history 50 events

1. 2026-08-08
   days on market $257,900 Active 277 DOM
2. 2026-08-06
   days on market $257,900 Active 275 DOM
3. 2026-08-05
   days on market $257,900 Active 274 DOM
4. 2026-08-04
   days on market $257,900 Active 273 DOM
5. 2026-08-03
   days on market $257,900 Active 272 DOM
6. 2026-07-31
   days on market $257,900 Active 269 DOM
7. 2026-07-30
   days on market $257,900 Active 268 DOM
8. 2026-07-30
   days on market $257,900 Active 267 DOM
9. 2026-07-28
   days on market $257,900 Active 266 DOM
10. 2026-07-26
    days on market $257,900 Active 264 DOM
11. 2026-07-24
    days on market $257,900 Active 262 DOM
12. 2026-07-23
    days on market $257,900 Active 261 DOM
13. 2026-07-22
    days on market $257,900 Active 260 DOM
14. 2026-07-21
    days on market $257,900 Active 259 DOM
15. 2026-07-20
    days on market $257,900 Active 258 DOM
16. 2026-07-18
    days on market $257,900 Active 256 DOM
17. 2026-07-18
    remarks 695-char remark
18. 2026-07-18
    days on market $257,900 Active 255 DOM
19. 2026-07-16
    days on market $257,900 Active 254 DOM
20. 2026-07-15
    days on market $257,900 Active 253 DOM
21. 2026-07-14
    days on market $257,900 Active 252 DOM
22. 2026-07-13
    days on market $257,900 Active 251 DOM
23. 2026-07-13
    days on market $257,900 Active 250 DOM
24. 2026-07-11
    days on market $257,900 Active 249 DOM
25. 2026-07-10
    days on market $257,900 Active 248 DOM
26. 2026-07-09
    days on market $257,900 Active 247 DOM
27. 2026-07-07
    days on market $257,900 Active 245 DOM
28. 2026-07-06
    days on market $257,900 Active 244 DOM
29. 2026-07-06
    days on market $257,900 Active 243 DOM
30. 2026-07-05
    days on market $257,900 Active 242 DOM
31. 2026-07-03
    days on market $257,900 Active 241 DOM
32. 2026-07-02
    days on market $257,900 Active 240 DOM
33. 2026-07-01
    days on market $257,900 Active 239 DOM
34. 2026-06-30
    days on market $257,900 Active 238 DOM
35. 2026-06-29
    days on market $257,900 Active 237 DOM
36. 2026-06-28
    days on market $257,900 Active 236 DOM
37. 2026-06-27
    days on market $257,900 Active 235 DOM
38. 2026-06-26
    days on market $257,900 Active 234 DOM
39. 2026-06-24
    days on market $257,900 Active 232 DOM
40. 2026-06-22
    days on market $257,900 Active 230 DOM
41. 2026-06-21
    days on market $257,900 Active 229 DOM
42. 2026-06-18
    days on market $257,900 Active 226 DOM
43. 2026-06-17
    days on market $257,900 Active 225 DOM
44. 2026-06-16
    days on market $257,900 Active 224 DOM
45. 2026-06-15
    days on market $257,900 Active 223 DOM
46. 2026-06-13
    pricedays on market $257,900 Active 221 DOM
47. 2026-06-09
    days on market $272,900 Active 217 DOM
48. 2026-06-08
    days on market $272,900 Active 216 DOM
49. 2026-06-07
    days on market $272,900 Active 215 DOM
50. 2026-06-04
    days on market $272,900 Active 212 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: $25,861
• − Mortgage interest: −$17,935
• − Property taxes: −$4,803
• − Insurance: −$1,601
• − Repairs & maintenance: −$2,069
• − Management: −$2,069
• − Depreciation: −$9,314
• Taxable loss: −$11,930
• Est. tax savings @ 24.0%: +$2,863
• After-tax cash flow: $-3,259/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 · 1 photo

Good 80/100 None rehab

This Norwood II townhome is in excellent condition with no visible repairs needed. It offers a good return on investment with updates that can significantly increase its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale Upgrading kitchen appliances — Modernizes the kitchen and appeals to potential buyers ↑
• Resale Upgrading bathrooms with modern fixtures — Modernizes bathrooms and appeals to potential buyers ↑

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%
• Common ancestry: Slovak 3% Italian 2% Serbian 1%
• Foreign-born: 5% · Canada, Vietnam, Jamaica
• 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

-5.2% since first listed

2 events — show timeline

• 2026-04-21 Price Changed $270,900 Zillow
• 2025-11-04 Listed $285,900 Zillow