Avera Plan · Euharlee, GA 30145

$349,990

3 bd · 2.5 ba · 2,034 sqft · SingleFamily · 442 Days on market

Good condition ↓ 9% since listing

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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
• DSCR +4.6/10.0
• 1% rule +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Avera is a spacious and well-balanced home that brings comfort, style, and functionality together in just over 2,000 square feet. This three-bedroom, two-and-a-half-bath plan features an open-concept layout at the heart of the home, where the kitchen overlooks both the dining area and gathering room, creating a natural space for connection and entertaining. Upstairs, the primary suite offers a relaxing retreat with an oversized walk-in closet and private commode, while two generously sized secondary bedrooms each include their own walk-in closets and share a well-appointed bathroom. With its thoughtful design and everyday ease, the Avera is a place where you can truly feel at home.

Key facts

• 2 garage spots
• Listed 442 days

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $350k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $109 ($1k/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 $320k (8.6% below list).
• Recommended offer: $308k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 4.0% in Euharlee — 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 70/100 on livability (#101 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety 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: 115 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 442 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.

Recommended offer $307,991 (12.0% below list)

Questions for the listing agent

1. It's been on market 442 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: 0.91% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.34%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (median comp): $349,990
• List price: $349,990
• Delta: —
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Groveton Ct	0.03mi	3/2.5	2,268 (+12%)	2mo	$349,990	$154	78
209 Groveton Ct	0.07mi	3/2.5	2,268 (+12%)	1mo	$349,990	$154	77
220 Groveton Ct	0.14mi	3/2.0	1,802 (-11%)	2mo	$378,990	$210	71
215 Groveton Ct	0.10mi	3/2.5	1,772 (-13%)	7mo	$325,000	$183	68
234 Groveton Ct	0.13mi	3/2.5	2,304 (+13%)	8mo	$352,900	$153	66
1001 Rainier Dr	0.42mi	3/2.5	1,842 (-9%)	2mo	$325,344	$177	63
124 Cherry Glen Way	0.37mi	3/2.5	1,842 (-9%)	6mo	$334,486	$182	62
21 Misty Ridge Dr	0.39mi	4/3.0 (+1)	1,913 (-6%)	6mo	$300,000	$157	59
23 Misty Ridge Dr	0.42mi	4/3.0 (+1)	1,924 (-5%)	7mo	$258,000	$134	59
140 Cherry Glen Way	0.45mi	3/2.5	1,842 (-9%)	6mo	$345,864	$188	58
19 Lowry Way	0.62mi	4/2.5 (+1)	2,308 (+14%)	4mo	$469,000	$203	40
10 Jasmine Ln SW	0.75mi	3/2.0	1,741 (-14%)	4mo	$265,000	$152	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.49×
• Total profit: $-49,704
• Equity at exit: $52,185

10-year hold

• IRR: -5.3%
• Equity multiple: 0.65×
• Total profit: $-34,121
• Equity at exit: $30,261

Cash invested: $97,997 (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 30145

• Home prices YoY: -18.3%
• Active inventory: 115
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $3,200 medium
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$437 /mo · $5,250/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $109

Break-even live

Break-even rent $3,062

Max offer price $349,990

Occupancy floor 92%

Sensitivity live

Price	-10% $351	-5% $230	+0% $109	+5% $-12	+10% $-133
Rent	-10% $-144	-5% $-17	+0% $109	+5% $236	+10% $362
Rate	-1.0pp $286	-0.5pp $198	base $109	+0.5pp $19	+1.0pp $-74

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: $87,498
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 Amberwood Ln Euharlee, GA	3.0	2.0	1423	$3,200	$2.25	45d	1	0.77mi

Listing history 22 events

1. 2026-06-21
   days on market $349,990 Active 442 DOM
2. 2026-06-18
   days on market $349,990 Active 439 DOM
3. 2026-06-17
   days on market $349,990 Active 438 DOM
4. 2026-06-16
   days on market $349,990 Active 437 DOM
5. 2026-06-15
   days on market $349,990 Active 436 DOM
6. 2026-06-13
   days on market $349,990 Active 434 DOM
7. 2026-06-09
   days on market $349,990 Active 430 DOM
8. 2026-06-08
   days on market $349,990 Active 429 DOM
9. 2026-06-07
   days on market $349,990 Active 428 DOM
10. 2026-06-04
    days on market $349,990 Active 425 DOM
11. 2026-06-03
    days on market $349,990 Active 424 DOM
12. 2026-06-02
    days on market $349,990 Active 423 DOM
13. 2026-06-01
    days on market $349,990 Active 422 DOM
14. 2026-05-31
    days on market $349,990 Active 421 DOM
15. 2026-05-14
    price $325,990 694-char remark

    Show marketing remark (694 chars)

    The Avera is a spacious and well-balanced home that brings comfort, style, and functionality together in just over 2,000 square feet. This three-bedroom, two-and-a-half-bath plan features an open-concept layout at the heart of the home, where the kitchen overlooks both the dining area and gathering room, creating a natural space for connection and entertaining. Upstairs, the primary suite offers a relaxing retreat with an oversized walk-in closet and private commode, while two generously sized secondary bedrooms each include their own walk-in closets and share a well-appointed bathroom. With its thoughtful design and everyday ease, the Avera is a place where you can truly feel at home.

16. 2026-05-03
    price $369,990 694-char remark

    Show marketing remark (694 chars)

    The Avera is a spacious and well-balanced home that brings comfort, style, and functionality together in just over 2,000 square feet. This three-bedroom, two-and-a-half-bath plan features an open-concept layout at the heart of the home, where the kitchen overlooks both the dining area and gathering room, creating a natural space for connection and entertaining. Upstairs, the primary suite offers a relaxing retreat with an oversized walk-in closet and private commode, while two generously sized secondary bedrooms each include their own walk-in closets and share a well-appointed bathroom. With its thoughtful design and everyday ease, the Avera is a place where you can truly feel at home.

17. 2026-03-12
    price $339,990 694-char remark

    Show marketing remark (694 chars)

    The Avera is a spacious and well-balanced home that brings comfort, style, and functionality together in just over 2,000 square feet. This three-bedroom, two-and-a-half-bath plan features an open-concept layout at the heart of the home, where the kitchen overlooks both the dining area and gathering room, creating a natural space for connection and entertaining. Upstairs, the primary suite offers a relaxing retreat with an oversized walk-in closet and private commode, while two generously sized secondary bedrooms each include their own walk-in closets and share a well-appointed bathroom. With its thoughtful design and everyday ease, the Avera is a place where you can truly feel at home.

18. 2025-11-29
    price $329,990 694-char remark

    Show marketing remark (694 chars)

    The Avera is a spacious and well-balanced home that brings comfort, style, and functionality together in just over 2,000 square feet. This three-bedroom, two-and-a-half-bath plan features an open-concept layout at the heart of the home, where the kitchen overlooks both the dining area and gathering room, creating a natural space for connection and entertaining. Upstairs, the primary suite offers a relaxing retreat with an oversized walk-in closet and private commode, while two generously sized secondary bedrooms each include their own walk-in closets and share a well-appointed bathroom. With its thoughtful design and everyday ease, the Avera is a place where you can truly feel at home.

19. 2025-08-21
    price $346,890 694-char remark

    Show marketing remark (694 chars)

    The Avera is a spacious and well-balanced home that brings comfort, style, and functionality together in just over 2,000 square feet. This three-bedroom, two-and-a-half-bath plan features an open-concept layout at the heart of the home, where the kitchen overlooks both the dining area and gathering room, creating a natural space for connection and entertaining. Upstairs, the primary suite offers a relaxing retreat with an oversized walk-in closet and private commode, while two generously sized secondary bedrooms each include their own walk-in closets and share a well-appointed bathroom. With its thoughtful design and everyday ease, the Avera is a place where you can truly feel at home.

20. 2025-08-14
    price $351,990 694-char remark

    Show marketing remark (694 chars)

    The Avera is a spacious and well-balanced home that brings comfort, style, and functionality together in just over 2,000 square feet. This three-bedroom, two-and-a-half-bath plan features an open-concept layout at the heart of the home, where the kitchen overlooks both the dining area and gathering room, creating a natural space for connection and entertaining. Upstairs, the primary suite offers a relaxing retreat with an oversized walk-in closet and private commode, while two generously sized secondary bedrooms each include their own walk-in closets and share a well-appointed bathroom. With its thoughtful design and everyday ease, the Avera is a place where you can truly feel at home.

21. 2025-07-04
    price $360,990 694-char remark

    Show marketing remark (694 chars)

    The Avera is a spacious and well-balanced home that brings comfort, style, and functionality together in just over 2,000 square feet. This three-bedroom, two-and-a-half-bath plan features an open-concept layout at the heart of the home, where the kitchen overlooks both the dining area and gathering room, creating a natural space for connection and entertaining. Upstairs, the primary suite offers a relaxing retreat with an oversized walk-in closet and private commode, while two generously sized secondary bedrooms each include their own walk-in closets and share a well-appointed bathroom. With its thoughtful design and everyday ease, the Avera is a place where you can truly feel at home.

22. 2025-04-05
    listed $359,950 Active 694-char remark

    Show marketing remark (694 chars)

    The Avera is a spacious and well-balanced home that brings comfort, style, and functionality together in just over 2,000 square feet. This three-bedroom, two-and-a-half-bath plan features an open-concept layout at the heart of the home, where the kitchen overlooks both the dining area and gathering room, creating a natural space for connection and entertaining. Upstairs, the primary suite offers a relaxing retreat with an oversized walk-in closet and private commode, while two generously sized secondary bedrooms each include their own walk-in closets and share a well-appointed bathroom. With its thoughtful design and everyday ease, the Avera is a place where you can truly feel at home.

ⓘ 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: $38,400
• − Mortgage interest: −$19,605
• − Property taxes: −$5,250
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,072
• − Management: −$3,072
• − Depreciation: −$10,182
• Taxable loss: −$4,530
• Est. tax savings @ 24.0%: +$1,087
• After-tax cash flow: $2,399/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 Cosmetic rehab

This single-family home is in good condition with a good condition score of 80. It is move-in ready with minimal cosmetic improvements needed to enhance 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
• Both New roof (if needed) — Ensures long-term durability and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New roof (if needed) — Ensures long-term durability and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Euharlee

• Score: 70/100
• State rank: #101
• US rank: #7999

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Euharlee, GA
• Population (ZIP): 9,065

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 (88%)
• Race & ethnicity: White 88% Black 5% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Serbian 2% Scotch-Irish 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 3%

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: ▼ -63.20%
• Current HPI: 282.8922
• 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

-9.4% since first listed

8 events — show timeline

• 2026-05-14 Price Changed $325,990 Zillow
• 2026-05-03 Price Changed $369,990 Zillow
• 2026-03-12 Price Changed $339,990 Zillow
• 2025-11-29 Price Changed $329,990 Zillow
• 2025-08-21 Price Changed $346,890 Zillow
• 2025-08-14 Price Changed $351,990 Zillow
• 2025-07-04 Price Changed $360,990 Zillow
• 2025-04-05 Listed $359,950 Zillow