17 Herring St · Cartersville, GA 30120

$245,500

2 bd · 1.0 ba · 1,044 sqft · SingleFamily public records · 38 Days on market

Built 1956 7,405 sqft lot $235/sqft · at area comps Est $309k · 21% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.1/30.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully updated 3 bedroom, 2 bathroom home conveniently located near Downtown Cartersville! Completely renovated in 2019-2020, this inviting property offers a bright and modern interior with durable LVP flooring throughout, fresh neutral finishes, and spacious living areas filled with natural light. The renovated kitchen features white shaker-style cabinets, granite countertops, stainless steel appliances, and a functional open layout perfect for everyday living. The home also includes generously sized bedrooms, updated bathrooms, and a large flex space ideal for a sunroom, second living area, office, or playroom. Additional major updates completed during the renovation include new plumbing, electrical wiring, HVAC system, windows, roof, gutters, and fresh interior/ exterior paint. Outside, enjoy a peaceful yard shaded by mature trees, a welcoming front porch, and a one-car garage for added convenience. A great opportunity to own a move-in ready home close to shopping, dining, and everything Cartersville has to offer! Schedule your appointment today!

Key facts

• New plumbing
• Renovated kitchen
• Updated home

Tags

• UPDATED HOME
• RENOVATED KITCHEN
• NEW PLUMBING
• NEW ELECTRICAL WIRING
• NEW HVAC SYSTEM
• NEW WINDOWS

Property features AI

Exterior

• Parking: Detached/attached garage with 1 garage space; Driveway parking; Open parking available
• Utilities: Public water; Public sewer; 220 volts electric service; Cable available; Electricity available; Natural gas available; Water available
• Home design: Single-story (one level); Resale property
• Construction: Cement siding; Composition roof; Block foundation
• Exterior features: Front porch; Rain gutters; Shed(s)

Interior

• Kitchen: White cabinets; Stone counters; Dishwasher; Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: Three bedrooms on the main level; Primary suite on the main level
• Flooring: Luxury vinyl
• Bathrooms: Two full bathrooms; Primary bathroom with shower (no tub)
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Crown molding; Recessed lighting; Double pane windows; No common walls; Bonus room; Open concept dining area
• Laundry & utility: Main level laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $246k.

Deal economics

• At list price, monthly cash flow is $-56 ($-670/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (25.5% below list).
• Recommended offer: $183k (25.5% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: commute F.
• Cartersville City (suburban): math 38% / reading 42% proficiency, ranked #46 of 174 in GA (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cartersville Primary School (1,109 students, 55% FRL); Cartersville Middle School (math 47% / reading 50%, grade C-, #75 of 470 statewide, top 17%, 1,036 students, 49% FRL); Cartersville High School (math 14% / reading 29%, grade F, #218 of 424 statewide, top 53%, 1,398 students, 45% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: Rents soft (-0.2%/yr); 521 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 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 $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $36k; list at $246k implies a 582% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,792 (25.5% 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 38 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.74% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.97%
• DSCR: 0.96
• GRM: 11.2

CMA / ARV

• ARV (median comp): $309,014
• List price: $245,500
• Delta: -20.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Larkwood Cir	0.54mi	2/1.0	1,108 (+6%)	2mo	$335,000	$302	64
41 Pine St	0.43mi	3/2.0 (+1)	1,029 (-1%)	21mo	$260,000	$253	51
115 W Church St	0.51mi	3/1.0 (+1)	1,143 (+10%)	10mo	$312,000	$273	47
201 Etowah Dr	0.47mi	2/2.0	1,158 (+11%)	20mo	$319,000	$275	40

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: -21.0%
• Equity multiple: 0.29×
• Total profit: $-48,786
• Equity at exit: $36,605

10-year hold

• IRR: -22.0%
• Equity multiple: 0.01×
• Total profit: $-68,139
• Equity at exit: $21,226

Cash invested: $68,740 (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: 11.2×

Monthly cashflow live

• Estimated rent: $1,828 high
• Mortgage (P&I): −$1,287
• Tax from tax record: −$110 /mo · $1,322/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $-56

Break-even live

Break-even rent $1,899

Max offer price $235,643

Occupancy floor 98%

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: $61,375
• Closing costs: $7,365
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Walker St Unit Nutmeg Cartersville, GA	3.0	2.5	1466	$2,193	$1.50	3d	1	0.13mi
101 Walker St Unit Poppy Cartersville, GA	3.0	3.0	1411	$1,945	$1.38	2d	1	0.13mi
130 N Erwin St Apt D7 Cartersville, GA	2.0	1.0	780	$1,249	$1.60	24d	1	0.62mi
144 N Erwin St Cartersville, GA	2.0	2.0	1224	$1,360	$1.11	7d	1	0.66mi
100 Bethel Pl Cartersville, GA	1.0–3.0	1.0–2.5	1093	$1,689	$1.55	1d	39	0.70mi
51 Ridge Row Dr Unit 207 Cartersville, GA	2.0	2.0	950	$1,400	$1.47	43d	1	0.84mi
366 Old Mill Rd Cartersville, GA	2.0	2.0	1106	$1,182	$1.07	24d	1	0.97mi
22 Wells St Cartersville, GA	3.0	2.0	1144	$2,800	$2.45	43d	1	1.03mi
22 Wingfoot Trl Cartersville, GA	2.0	1.0	1152	$1,781	$1.55	7d	1	1.37mi

Listing history 27 events

1. 2026-06-18
   days on market $245,500 Active 38 DOM
2. 2026-06-17
   days on market $245,500 Active 37 DOM
3. 2026-06-16
   days on market $245,500 Active 36 DOM
4. 2026-06-15
   days on market $245,500 Active 35 DOM
5. 2026-06-13
   days on market $245,500 Active 33 DOM
6. 2026-06-09
   days on market $245,500 Active 29 DOM
7. 2026-06-08
   days on market $245,500 Active 28 DOM
8. 2026-06-07
   statusdays on market $245,500 Active 27 DOM
9. 2026-06-04
   days on market $245,500 Active Under Contract 24 DOM
10. 2026-06-03
    days on market $245,500 Active Under Contract 23 DOM
11. 2026-06-02
    statusdays on market $245,500 Active Under Contract 22 DOM

    Show marketing remark (1072 chars)

    Beautifully updated 3 bedroom, 2 bathroom home conveniently located near Downtown Cartersville! Completely renovated in 2019-2020, this inviting property offers a bright and modern interior with durable LVP flooring throughout, fresh neutral finishes, and spacious living areas filled with natural light. The renovated kitchen features white shaker-style cabinets, granite countertops, stainless steel appliances, and a functional open layout perfect for everyday living. The home also includes generously sized bedrooms, updated bathrooms, and a large flex space ideal for a sunroom, second living area, office, or playroom. Additional major updates completed during the renovation include new plumbing, electrical wiring, HVAC system, windows, roof, gutters, and fresh interior/ exterior paint. Outside, enjoy a peaceful yard shaded by mature trees, a welcoming front porch, and a one-car garage for added convenience. A great opportunity to own a move-in ready home close to shopping, dining, and everything Cartersville has to offer! Schedule your appointment today!

12. 2026-06-01
    days on market $245,500 Active 21 DOM
13. 2026-05-31
    days on market $245,500 Active 20 DOM
14. 2026-05-12
    listed $245,500 New 1072-char remark

    Show marketing remark (1072 chars)

    Beautifully updated 3 bedroom, 2 bathroom home conveniently located near Downtown Cartersville! Completely renovated in 2019-2020, this inviting property offers a bright and modern interior with durable LVP flooring throughout, fresh neutral finishes, and spacious living areas filled with natural light. The renovated kitchen features white shaker-style cabinets, granite countertops, stainless steel appliances, and a functional open layout perfect for everyday living. The home also includes generously sized bedrooms, updated bathrooms, and a large flex space ideal for a sunroom, second living area, office, or playroom. Additional major updates completed during the renovation include new plumbing, electrical wiring, HVAC system, windows, roof, gutters, and fresh interior/ exterior paint. Outside, enjoy a peaceful yard shaded by mature trees, a welcoming front porch, and a one-car garage for added convenience. A great opportunity to own a move-in ready home close to shopping, dining, and everything Cartersville has to offer! Schedule your appointment today!

15. 2026-05-11
    listed $245,500 Active 1081-char remark
16. 2022-11-30
    historical
17. 2022-11-04
    price $250,000
18. 2022-10-23
    price $255,000
19. 2022-09-27
    price $260,000
20. 2022-08-08
    listed $265,000 New
21. 2018-12-26
    soldstatus $36,000 Sold
22. 2018-12-26
    soldstatus $36,000 Sold
23. 2018-11-09
    status Pending
24. 2018-11-09
    status Under Contract
25. 2018-10-22
    listed $43,900 Active
26. 2018-10-22
    listed $43,900 New
27. 1978-01-01
    soldstatus $12,500

ⓘ 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: $1,322 · $110/mo
• Projected year-2 tax: $2,259 · $188/mo
• Expected delta: +$937/yr (+$78/mo · 70.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,935
• − Mortgage interest: −$13,752
• − Property taxes: −$1,322
• − Insurance: −$1,228
• − Repairs & maintenance: −$1,755
• − Management: −$1,755
• − Depreciation: −$7,142
• Taxable loss: −$5,017
• Est. tax savings @ 24.0%: +$1,204
• After-tax cash flow: $535/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: Cartersville City
• NCES district ID: 1300900
• Math proficiency: 38% ▼ -12.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $46,195
• Composite: 34.12/100
• National rank: #5289
• State rank: #46 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

• Census place: Cartersville, GA
• 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

+1864.0% since first listed

18 events — show timeline

• 2026-06-05 Relisted — GAMLS
• 2026-06-05 Relisted — FMLS
• 2026-06-02 Contingent — GAMLS
• 2026-06-02 Contingent — FMLS
• 2026-05-12 Listed $245,500 GAMLS
• 2026-05-11 Listed $245,500 FMLS
• 2022-11-30 Listing Removed — GAMLS
• 2022-11-04 Price Changed $250,000 GAMLS
• 2022-10-23 Price Changed $255,000 GAMLS
• 2022-09-27 Price Changed $260,000 GAMLS
• 2022-08-08 Listed $265,000 GAMLS
• 2018-12-26 Sold (MLS) $36,000 GAMLS
• 2018-12-26 Sold (MLS) $36,000 FMLS
• 2018-11-09 Pending — FMLS
• 2018-11-09 Pending — GAMLS
• 2018-10-22 Listed $43,900 GAMLS
• 2018-10-22 Listed $43,900 FMLS
• 1978-01-01 Sold (Public Records) $12,500 Public Records

Property tax history

+11.7%/yr

Latest (2025): $1,322 · +4.9% YoY. Source: county tax records.