85 Honeysuckle Dr SW · Cartersville, GA 30120

$135,000

3 bd · 2.0 ba · 1,368 sqft · SingleFamily public records · 18 Days on market

Built 1985 0.55 ac lot $99/sqft · 57% below area

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Why this score? — see what drove the C+ 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 +27.9/30.0
• DSCR +9.8/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• 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

Discover peaceful living in this 3-bedroom, 2-bathroom home on a spacious 0.55-acre lot. Enjoy a functional, open floor plan featuring an inviting family room with a cozy fireplace and a convenient split-bedroom layout. Entertain effortlessly on the expansive covered back deck or relax in the private screened-in patio overlooking wooded views. Includes a dedicated carport and ample parking. Perfectly balancing quiet privacy with close proximity to local amenities.

Key facts

• Open floor plan
• Ample parking
• Screened-in patio

Tags

• OPEN FLOOR PLAN
• COVERED BACK DECK
• SCREENED-IN PATIO
• WOODED VIEWS
• DEDICATED CARPORT
• AMPLE PARKING

Property features AI

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water; Septic tank sewer; Electric service available; Water service available
• Home design: Double wide mobile home; Single-story (one level); Resale property
• Construction: Wood siding exterior; Composition roof; Slab foundation; Built with standard residential construction materials
• Exterior features: Front porch; Other exterior features; Paved road access

Interior

• Kitchen: Solid surface counters; Dishwasher; Electric oven; Electric range; Refrigerator
• Bedrooms: Three main-level bedrooms; Primary suite on the main level
• Flooring: Other flooring
• Bathrooms: Two full bathrooms; Main-level bathrooms: 2; Primary bathroom with tub/shower combo
• Heating & cooling: Central heating (natural gas); Central air conditioning (gas)
• Interior features: One factory-built fireplace; No shared/common walls; Other interior features
• Laundry & utility: Laundry area (other features)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.0% 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.
• 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: Mission Road Elementary School (math 45% / reading 32%, grade F, #463 of 1,228 statewide, top 38%, 440 students, 58% FRL).
• Market conditions: Rents soft (-0.2%/yr); 533 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts 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 $37k; list at $135k implies a 265% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,975 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.26% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.15%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

• ARV (median comp): $315,801
• List price: $135,000
• Delta: -57.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Blackberry Rdg SW	0.04mi	3/2.0	1,300 (-5%)	1mo	$325,000	$250	89
38 Dewberry Ln SW	0.16mi	3/2.0	1,344 (-2%)	15mo	$140,000	$104	77
57 Oakbrook Dr SW	0.25mi	3/2.0	1,370 (+0%)	23mo	$275,000	$201	69
189 Marion Dr	0.08mi	3/2.0	1,501 (+10%)	13mo	$324,900	$216	69
146 Marion Dr	0.20mi	3/2.0	1,501 (+10%)	12mo	$338,000	$225	64
28 Weems Spur SW	0.57mi	3/2.0	1,432 (+5%)	6mo	$344,000	$240	61
423 Sugar Valley Rd SW	0.35mi	2/1.0 (-1)	1,323 (-3%)	14mo	$253,600	$192	58
156 Marion Dr	0.18mi	3/2.0	1,501 (+10%)	23mo	$335,170	$223	56
159 Marion Dr	0.15mi	3/2.0	1,202 (-12%)	22mo	$309,900	$258	55
40 SW Weems Spur	0.70mi	3/2.0	1,350 (-1%)	17mo	$262,500	$194	51
96 Mercer Ln	0.54mi	3/2.0	1,450 (+6%)	23mo	$335,000	$231	45

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: -3.4%
• Equity multiple: 0.88×
• Total profit: $-4,662
• Equity at exit: $20,129

10-year hold

• IRR: 2.3%
• Equity multiple: 1.14×
• Total profit: $5,413
• Equity at exit: $11,672

Cash invested: $37,800 (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: 533
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,705 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $348

Break-even live

Break-even rent $1,265

Max offer price $135,000

Occupancy floor 75%

Sensitivity live

Price	-10% $441	-5% $394	+0% $348	+5% $301	+10% $254
Rent	-10% $213	-5% $280	+0% $348	+5% $415	+10% $482
Rate	-1.0pp $416	-0.5pp $382	base $348	+0.5pp $313	+1.0pp $277

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
98 Mercer Ln Cartersville, GA	3.0	2.5	1698	$2,060	$1.21	0d	1	0.55mi
12 Middleton Ct Cartersville, GA	3.0	2.5	1630	$1,781	$1.09	0d	1	0.73mi
35 Middleton Ct Cartersville, GA	4.0	2.0	1630	$1,600	$0.98	9d	1	0.73mi
12 Puritan St Cartersville, GA	3.0	1.0	1200	$1,450	$1.21	45d	1	0.95mi
10 Fredda Ln Cartersville, GA	2.0	1.0	950	$1,150	$1.21	23d	1	0.95mi
10 Fredda Ln Unit 10 Cartersville, GA	2.0	1.0	950	$1,150	$1.21	25d	1	0.95mi
22 Wingfoot Trl Cartersville, GA	2.0	1.0	1152	$1,781	$1.55	9d	1	1.13mi
42 Everett Cir Cartersville, GA	3.0	2.5	1568	$1,890	$1.21	6d	1	1.16mi
16 Everett Cir Cartersville, GA	3.0	2.5	1719	$1,930	$1.12	5d	1	1.20mi
201 Iron Belt Ct Cartersville, GA	2.0	1.5	1008	$1,250	$1.24	0d	1	1.30mi
11-17 Jordan Rd SE Unit 15 Cartersville, GA	2.0	2.5	1204	$1,250	$1.04	9d	1	1.44mi
15 Jordan Rd SE Cartersville, GA	2.0	2.5	1239	$1,295	$1.05	23d	1	1.44mi
15 Jordan Rd SE Cartersville, GA	2.0	2.5	1239	$1,250	$1.01	9d	1	1.44mi

Listing history 31 events

1. 2026-06-21
   days on market $135,000 Active 18 DOM
2. 2026-06-18
   days on market $135,000 Active 15 DOM
3. 2026-06-17
   days on market $135,000 Active 14 DOM
4. 2026-06-16
   days on market $135,000 Active 13 DOM
5. 2026-06-15
   days on market $135,000 Active 12 DOM
6. 2026-06-13
   statusdays on market $135,000 Active 10 DOM
7. 2026-05-16
   status Under Contract 468-char remark

   Show marketing remark (468 chars)

   Discover peaceful living in this 3-bedroom, 2-bathroom home on a spacious 0.55-acre lot. Enjoy a functional, open floor plan featuring an inviting family room with a cozy fireplace and a convenient split-bedroom layout. Entertain effortlessly on the expansive covered back deck or relax in the private screened-in patio overlooking wooded views. Includes a dedicated carport and ample parking. Perfectly balancing quiet privacy with close proximity to local amenities.

8. 2026-05-16
   status Pending 468-char remark

   Show marketing remark (468 chars)

   Discover peaceful living in this 3-bedroom, 2-bathroom home on a spacious 0.55-acre lot. Enjoy a functional, open floor plan featuring an inviting family room with a cozy fireplace and a convenient split-bedroom layout. Entertain effortlessly on the expansive covered back deck or relax in the private screened-in patio overlooking wooded views. Includes a dedicated carport and ample parking. Perfectly balancing quiet privacy with close proximity to local amenities.

9. 2026-05-08
   listed $135,000 New 468-char remark

   Show marketing remark (468 chars)

   Discover peaceful living in this 3-bedroom, 2-bathroom home on a spacious 0.55-acre lot. Enjoy a functional, open floor plan featuring an inviting family room with a cozy fireplace and a convenient split-bedroom layout. Entertain effortlessly on the expansive covered back deck or relax in the private screened-in patio overlooking wooded views. Includes a dedicated carport and ample parking. Perfectly balancing quiet privacy with close proximity to local amenities.

10. 2026-05-08
    listed $135,000 Active 468-char remark

    Show marketing remark (468 chars)

    Discover peaceful living in this 3-bedroom, 2-bathroom home on a spacious 0.55-acre lot. Enjoy a functional, open floor plan featuring an inviting family room with a cozy fireplace and a convenient split-bedroom layout. Entertain effortlessly on the expansive covered back deck or relax in the private screened-in patio overlooking wooded views. Includes a dedicated carport and ample parking. Perfectly balancing quiet privacy with close proximity to local amenities.

11. 2026-04-30
    historical
12. 2026-04-27
    status Back On Market
13. 2026-04-17
    status Under Contract
14. 2026-03-31
    listed $165,000 New
15. 2026-02-20
    historical
16. 2026-02-20
    historical
17. 2025-12-06
    historical
18. 2025-10-29
    historical
19. 2025-10-27
    listed $175,000 New
20. 2025-10-27
    listed $175,000 Active
21. 2025-10-17
    price $175,000
22. 2025-10-17
    price $175,000
23. 2025-10-12
    price $185,000
24. 2025-10-12
    price $185,000
25. 2025-10-03
    status Back On Market
26. 2025-10-03
    status Active
27. 2025-09-09
    status Under Contract
28. 2025-09-09
    status Pending
29. 2025-08-06
    listed $190,000 New
30. 2025-08-06
    listed $190,000 Active
31. 1992-09-01
    soldstatus $37,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $20,462
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$1,472
• − Repairs & maintenance: −$1,637
• − Management: −$1,637
• − Depreciation: −$3,927
• Taxable income: $2,201
• Est. tax owed @ 24.0%: −$528
• After-tax cash flow: $3,644/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

+264.9% since first listed

27 events — show timeline

• 2026-06-11 Relisted — FMLS
• 2026-06-11 Relisted — GAMLS
• 2026-05-16 Pending — GAMLS
• 2026-05-16 Pending — FMLS
• 2026-05-08 Listed $135,000 FMLS
• 2026-05-08 Listed $135,000 GAMLS
• 2026-04-30 Listing Removed — GAMLS
• 2026-04-27 Relisted — GAMLS
• 2026-04-17 Pending — GAMLS
• 2026-03-31 Listed $165,000 GAMLS
• 2026-02-20 Listing Removed — GAMLS
• 2026-02-20 Listing Removed — FMLS
• 2025-12-06 Listing Removed — GAMLS
• 2025-10-29 Listing Removed — FMLS
• 2025-10-27 Listed $175,000 GAMLS
• 2025-10-27 Listed $175,000 FMLS
• 2025-10-17 Price Changed $175,000 GAMLS
• 2025-10-17 Price Changed $175,000 FMLS
• 2025-10-12 Price Changed $185,000 GAMLS
• 2025-10-12 Price Changed $185,000 FMLS
• 2025-10-03 Relisted — GAMLS
• 2025-10-03 Relisted — FMLS
• 2025-09-09 Pending — GAMLS
• 2025-09-09 Pending — FMLS
• 2025-08-06 Listed $190,000 FMLS
• 2025-08-06 Listed $190,000 GAMLS
• 1992-09-01 Sold (Public Records) $37,000 Public Records

Property tax history

+10.9%/yr

Latest (2025): $141 · -19.5% YoY. Source: county tax records.