28 Village Trce · White, GA 30171

$450,000

5 bd · 2.5 ba · 3,612 sqft · SingleFamily public records · 28 Days on market

Built 2023 0.81 ac lot ↓ 5% since listing

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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 +17.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 1% rule +4.1/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 28 Village Trace, a stunning newer construction home nestled in the sought-after North Village community of Rydal. Situated on a spacious lot with peaceful surroundings, this beautifully designed residence offers the perfect blend of modern comfort and small-town charm. Inside, you'll find generous living spaces, stylish finishes, and room for everyone with 4 bedrooms and over 3,600 square feet of living space. The open-concept layout is ideal for entertaining, while the oversized backyard provides endless possibilities for outdoor living, gardening, or simply enjoying the quiet North Georgia setting. Located just minutes from I-75, this home offers convenient access to Cartersville, Calhoun, and metro Atlanta, making commuting a breeze while still enjoying the privacy and tranquility of Bartow County living. Residents of North Village appreciate the scenic mountain views, larger homesites, and welcoming neighborhood atmosphere. Zoned for Bartow County schools and close to shopping, dining, and recreation, this home is the perfect combination of comfort, convenience, and lifestyle.

Key facts

• 0.81 acre lot
• 2 garage spots
• Built 2023

Property features AI

Exterior

• Parking: 2-car garage; Additional driveway parking (total parking for 6); Garage with door opener and garage faces front; Level driveway; Open parking available
• Utilities: Public water; Septic sewer; Electric service with 110V and 220V; Electricity available; Water available
• Home design: Two-story home; New construction; No shared/common walls
• Construction: Brick and HardiPlank siding; Composition shingle roof; Concrete perimeter foundation and slab; Built in 2026 (new construction)
• Exterior features: Covered patio; Patio; Exterior lighting; Rain gutters

Interior

• Kitchen: Breakfast bar; White cabinets; Eat-in kitchen; Kitchen island; Pantry; Stone countertops; Electric oven and electric range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Oversized master suite with sitting room (upper level); Four bedrooms on the upper level
• Flooring: Carpet; Luxury vinyl
• Bathrooms: Two full bathrooms; One half bathroom; Master bathroom with double vanity, separate tub and shower, and soaking tub
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Coffered ceilings; Tray ceilings; Recessed lighting; Entrance foyer; Walk-in closets; Disappearing attic stairs; Insulated windows with shutters and window treatments; Factory-built fireplace in the great room
• Laundry & utility: Main-level laundry room; Electric dryer hookup

🏗️ New construction. The $450,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $422,604.

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $450k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $384k (14.6% below list).
• Recommended offer: $384k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 3.0% in White — 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 69/100 on livability (#120 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: employment C-, crime D+, amenities 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: Pine Log Elementary (math 47% / reading 42%, grade F, #336 of 1,228 statewide, top 29%, 405 students, 52% FRL); Adairsville Middle School (math 36% / reading 40%, grade F, #159 of 470 statewide, top 34%, 843 students, 49% FRL); Adairsville High School (math 24% / reading 18%, grade F, #225 of 424 statewide, top 54%, 1,170 students, 44% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: 80 active listings in the ZIP; 1,618 units permitted in Bartow County in 2024 (265 in 5+ unit buildings).

Forward outlook

• In year one you build about $45k of equity ($3k loan paydown + $42k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $118k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$73k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($443k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major 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 $384,351 (14.6% 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 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?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.08%
• DSCR: 1.14
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $422,604
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
58 N Village Cir	0.18mi	4/3.0 (-1)	3,390 (-6%)	21mo	$395,000	$117	57
13 Indian Hills Dr	0.46mi	4/2.0 (-1)	3,334 (-8%)	16mo	$360,510	$108	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.0%
• Equity multiple: 3.07×
• Total profit: $245,236
• Equity at exit: $380,715

10-year hold

• IRR: 22.8%
• Equity multiple: 7.00×
• Total profit: $710,279
• Equity at exit: $821,027

Cash invested: $118,329 (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 30171

• Home prices YoY: 6.7%
• Active inventory: 80
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $3,844 medium
• Mortgage (P&I): −$2,216
• Tax from tax record: −$341 /mo · $4,088/yr
• Insurance: −$176
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$807
• Net cashflow: $237

Break-even live

Break-even rent $3,544

Max offer price $422,604

Occupancy floor 89%

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: $105,651
• Closing costs: $12,678
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $450,000 Active 28 DOM
2. 2026-06-17
   days on market $450,000 Active 27 DOM
3. 2026-06-16
   days on market $450,000 Active 26 DOM
4. 2026-06-15
   days on market $450,000 Active 25 DOM
5. 2026-06-13
   pricedays on market $450,000 Active 23 DOM
6. 2026-06-09
   days on market $468,000 Active 19 DOM
7. 2026-06-08
   days on market $468,000 Active 18 DOM
8. 2026-06-07
   days on market $468,000 Active 17 DOM
9. 2026-06-04
   days on market $468,000 Active 14 DOM
10. 2026-06-03
    days on market $468,000 Active 13 DOM
11. 2026-06-02
    days on market $468,000 Active 12 DOM
12. 2026-06-01
    days on market $468,000 Active 11 DOM
13. 2026-05-31
    days on market $468,000 Active 10 DOM
14. 2026-05-21
    listed $468,000 Active

    Show marketing remark (1115 chars)

    Welcome to 28 Village Trace, a stunning newer construction home nestled in the sought-after North Village community of Rydal. Situated on a spacious lot with peaceful surroundings, this beautifully designed residence offers the perfect blend of modern comfort and small-town charm. Inside, you'll find generous living spaces, stylish finishes, and room for everyone with 4 bedrooms and over 3,600 square feet of living space. The open-concept layout is ideal for entertaining, while the oversized backyard provides endless possibilities for outdoor living, gardening, or simply enjoying the quiet North Georgia setting. Located just minutes from I-75, this home offers convenient access to Cartersville, Calhoun, and metro Atlanta, making commuting a breeze while still enjoying the privacy and tranquility of Bartow County living. Residents of North Village appreciate the scenic mountain views, larger homesites, and welcoming neighborhood atmosphere. Zoned for Bartow County schools and close to shopping, dining, and recreation, this home is the perfect combination of comfort, convenience, and lifestyle.

15. 2026-05-21
    listed $468,000 New 1115-char remark

    Show marketing remark (1115 chars)

    Welcome to 28 Village Trace, a stunning newer construction home nestled in the sought-after North Village community of Rydal. Situated on a spacious lot with peaceful surroundings, this beautifully designed residence offers the perfect blend of modern comfort and small-town charm. Inside, you'll find generous living spaces, stylish finishes, and room for everyone with 4 bedrooms and over 3,600 square feet of living space. The open-concept layout is ideal for entertaining, while the oversized backyard provides endless possibilities for outdoor living, gardening, or simply enjoying the quiet North Georgia setting. Located just minutes from I-75, this home offers convenient access to Cartersville, Calhoun, and metro Atlanta, making commuting a breeze while still enjoying the privacy and tranquility of Bartow County living. Residents of North Village appreciate the scenic mountain views, larger homesites, and welcoming neighborhood atmosphere. Zoned for Bartow County schools and close to shopping, dining, and recreation, this home is the perfect combination of comfort, convenience, and lifestyle.

16. 2026-05-21
    historical $468,000 1115-char remark

    Show marketing remark (1115 chars)

    Welcome to 28 Village Trace, a stunning newer construction home nestled in the sought-after North Village community of Rydal. Situated on a spacious lot with peaceful surroundings, this beautifully designed residence offers the perfect blend of modern comfort and small-town charm. Inside, you'll find generous living spaces, stylish finishes, and room for everyone with 4 bedrooms and over 3,600 square feet of living space. The open-concept layout is ideal for entertaining, while the oversized backyard provides endless possibilities for outdoor living, gardening, or simply enjoying the quiet North Georgia setting. Located just minutes from I-75, this home offers convenient access to Cartersville, Calhoun, and metro Atlanta, making commuting a breeze while still enjoying the privacy and tranquility of Bartow County living. Residents of North Village appreciate the scenic mountain views, larger homesites, and welcoming neighborhood atmosphere. Zoned for Bartow County schools and close to shopping, dining, and recreation, this home is the perfect combination of comfort, convenience, and lifestyle.

17. 2026-05-21
    historical $468,000

    Show marketing remark (1115 chars)

    Welcome to 28 Village Trace, a stunning newer construction home nestled in the sought-after North Village community of Rydal. Situated on a spacious lot with peaceful surroundings, this beautifully designed residence offers the perfect blend of modern comfort and small-town charm. Inside, you'll find generous living spaces, stylish finishes, and room for everyone with 4 bedrooms and over 3,600 square feet of living space. The open-concept layout is ideal for entertaining, while the oversized backyard provides endless possibilities for outdoor living, gardening, or simply enjoying the quiet North Georgia setting. Located just minutes from I-75, this home offers convenient access to Cartersville, Calhoun, and metro Atlanta, making commuting a breeze while still enjoying the privacy and tranquility of Bartow County living. Residents of North Village appreciate the scenic mountain views, larger homesites, and welcoming neighborhood atmosphere. Zoned for Bartow County schools and close to shopping, dining, and recreation, this home is the perfect combination of comfort, convenience, and lifestyle.

18. 2022-03-08
    soldstatus $494,361

ⓘ 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: $4,088 · $341/mo
• Projected year-2 tax: $4,140 · $345/mo
• Expected delta: +$52/yr (+$4/mo · 1.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,122
• − Mortgage interest: −$23,672
• − Property taxes: −$4,088
• − Insurance: −$2,911
• − Repairs & maintenance: −$3,690
• − Management: −$3,690
• − Depreciation: −$12,294
• Taxable loss: −$4,223
• Est. tax savings @ 24.0%: +$1,013
• After-tax cash flow: $3,857/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 — White

• Score: 69/100
• State rank: #120
• US rank: #8652

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,937

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 (95%)
• Race & ethnicity: White 95% Black 3% Two or more races 2%
• Common ancestry: Romanian 4% Serbian 2% Lithuanian 1%
• Languages at home: 98% English-only · Spanish 2% Russian/Polish/Slavic 1%

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: ▲ 25.54%
• Current HPI: 406.79
• 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

-5.3% since first listed

5 events — show timeline

• 2026-05-21 Listed $468,000 FMLS
• 2026-05-21 Listed $468,000 GAMLS
• 2026-05-21 Coming Soon $468,000 GAMLS
• 2026-05-21 Coming Soon $468,000 FMLS
• 2022-03-08 Sold (Public Records) $494,361 Public Records

Property tax history

+15.6%/yr

Latest (2025): $4,088 · +4.9% YoY. Source: county tax records.