18 Glenmore Dr · Euharlee, GA 30145

$279,000

3 bd · 2.5 ba · 1,824 sqft · SingleFamily public records · 6 Days on market

Built 1997 1.43 ac lot $153/sqft · at area comps Est $289k · at est.

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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 +26.0/30.0
• ARV discount +9.1/15.0
• DSCR +8.7/10.0
• 1% rule +6.5/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious and beautifully appointed, this 4-bedroom, 3-bath home offers the perfect blend of comfort, functionality, and room to grow - all situated on 1.43 acres. Inside, you'll find a warm and inviting living area featuring a cozy fireplace, ideal for relaxing evenings at home. The kitchen is designed to impress with stainless steel appliances, granite countertops, and plenty of workspace for cooking and entertaining. The large primary suite provides a peaceful retreat with a luxurious soaker tub, separate shower, and ample space to unwind. An additional finished bonus room offers endless possibilities for a home office, media room, playroom, or guest space. Outside, enjoy the freedom and flexibility of acreage living with a detached garage/shop perfect for hobbies, storage, or extra workspace. With generous indoor and outdoor living spaces, this property combines modern conveniences with country-style charm - a must-see opportunity!

Key facts

• 1.43 acre lot
• 2 garage spots
• Built 1997

Property features AI

Exterior

• Parking: Two garage spaces; Drive-under main level garage; Driveway; Open parking available
• Utilities: Public water; Septic tank sewer; Cable available; Electricity available; Phone available; Water available
• Home design: Multi/split levels; Resale condition; Slab foundation; Composition roof
• Construction: Built with vinyl siding; Composition roof; Slab foundation
• Exterior features: Vinyl siding; Rain gutters; Back yard fencing; Deck; Garage(s) as additional structure

Interior

• Kitchen: White cabinets; Eat-in kitchen; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Three main-level bedrooms; One lower-level bedroom; Bedroom features listed as 'Other'
• Flooring: Carpet; Laminate
• Bathrooms: Three full bathrooms; Two main-level bathrooms; One lower-level full bathroom; Master bath with separate tub and shower and a soaking tub
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Cathedral ceilings; Entrance foyer; Walk-in closets; One fireplace in the family room; Driveway access basement with exterior entry; Bonus room
• Laundry & utility: Laundry located in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $691 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $279k).
• Cap rate 9.3% vs local median 4.1% 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: schools D+, amenities F, 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.
• 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 $8k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 11y 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.

Risks & watch-outs

• Climate carrying-cost: 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 $279,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.15% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.61%
• DSCR: 1.47
• GRM: 7.3

CMA / ARV

• ARV (median comp): $289,099
• List price: $279,000
• Delta: -3.49%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Glenmore Dr	0.00mi	4/3.0 (+1)	1,824 (0%)	0mo	$285,000	$156	93
27 Gatepost Ln	0.18mi	4/3.0 (+1)	1,862 (+2%)	14mo	$299,900	$161	70
615 Amberwood Pl	0.20mi	4/3.0 (+1)	1,962 (+8%)	3mo	$330,000	$168	68
611 Amberwood Pl	0.22mi	4/2.5 (+1)	2,016 (+10%)	4mo	$300,000	$149	64
309 Amberwood Ct	0.47mi	3/2.0	1,904 (+4%)	7mo	$295,000	$155	63
618 Amberwood Pl	0.22mi	4/3.0 (+1)	2,016 (+10%)	16mo	$299,000	$148	52
51 Ferguson Dr	0.54mi	3/2.0	1,682 (-8%)	15mo	$309,900	$184	48
113 Amberwood Ln	0.63mi	4/3.0 (+1)	2,052 (+12%)	3mo	$324,000	$158	41
21 Misty Hollow Ct	0.68mi	3/2.0	2,070 (+14%)	10mo	$284,500	$137	36
1180 Hardin Bridge Rd	0.70mi	4/2.5 (+1)	1,952 (+7%)	19mo	$270,000	$138	35
103 Cottage Way	0.75mi	4/2.5 (+1)	2,072 (+14%)	13mo	$386,500	$187	27

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: -0.4%
• Equity multiple: 0.98×
• Total profit: $-1,217
• Equity at exit: $41,600

10-year hold

• IRR: 9.3%
• Equity multiple: 1.71×
• Total profit: $55,567
• Equity at exit: $24,123

Cash invested: $78,120 (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: 7.3×

Monthly cashflow live

• Estimated rent: $3,200 medium
• Mortgage (P&I): −$1,463
• Tax from tax record: −$258 /mo · $3,094/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $691

Break-even live

Break-even rent $2,326

Max offer price $279,000

Occupancy floor 73%

Sensitivity live

Price	-10% $849	-5% $770	+0% $691	+5% $612	+10% $533
Rent	-10% $438	-5% $564	+0% $691	+5% $817	+10% $944
Rate	-1.0pp $831	-0.5pp $762	base $691	+0.5pp $619	+1.0pp $545

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: $69,750
• Closing costs: $8,370
• 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	44d	1	0.65mi

Listing history 23 events

1. 2026-05-13
   status Pending Offer Approval 948-char remark

   Show marketing remark (948 chars)

   Spacious and beautifully appointed, this 4-bedroom, 3-bath home offers the perfect blend of comfort, functionality, and room to grow - all situated on 1.43 acres. Inside, you'll find a warm and inviting living area featuring a cozy fireplace, ideal for relaxing evenings at home. The kitchen is designed to impress with stainless steel appliances, granite countertops, and plenty of workspace for cooking and entertaining. The large primary suite provides a peaceful retreat with a luxurious soaker tub, separate shower, and ample space to unwind. An additional finished bonus room offers endless possibilities for a home office, media room, playroom, or guest space. Outside, enjoy the freedom and flexibility of acreage living with a detached garage/shop perfect for hobbies, storage, or extra workspace. With generous indoor and outdoor living spaces, this property combines modern conveniences with country-style charm - a must-see opportunity!

2. 2026-05-13
   status Pending 966-char remark

   Show marketing remark (948 chars)

   Spacious and beautifully appointed, this 4-bedroom, 3-bath home offers the perfect blend of comfort, functionality, and room to grow - all situated on 1.43 acres. Inside, you'll find a warm and inviting living area featuring a cozy fireplace, ideal for relaxing evenings at home. The kitchen is designed to impress with stainless steel appliances, granite countertops, and plenty of workspace for cooking and entertaining. The large primary suite provides a peaceful retreat with a luxurious soaker tub, separate shower, and ample space to unwind. An additional finished bonus room offers endless possibilities for a home office, media room, playroom, or guest space. Outside, enjoy the freedom and flexibility of acreage living with a detached garage/shop perfect for hobbies, storage, or extra workspace. With generous indoor and outdoor living spaces, this property combines modern conveniences with country-style charm - a must-see opportunity!

3. 2026-05-07
   listed $279,000 New 948-char remark

   Show marketing remark (948 chars)

   Spacious and beautifully appointed, this 4-bedroom, 3-bath home offers the perfect blend of comfort, functionality, and room to grow - all situated on 1.43 acres. Inside, you'll find a warm and inviting living area featuring a cozy fireplace, ideal for relaxing evenings at home. The kitchen is designed to impress with stainless steel appliances, granite countertops, and plenty of workspace for cooking and entertaining. The large primary suite provides a peaceful retreat with a luxurious soaker tub, separate shower, and ample space to unwind. An additional finished bonus room offers endless possibilities for a home office, media room, playroom, or guest space. Outside, enjoy the freedom and flexibility of acreage living with a detached garage/shop perfect for hobbies, storage, or extra workspace. With generous indoor and outdoor living spaces, this property combines modern conveniences with country-style charm - a must-see opportunity!

4. 2026-05-07
   listed $279,000 Active 966-char remark

   Show marketing remark (948 chars)

   Spacious and beautifully appointed, this 4-bedroom, 3-bath home offers the perfect blend of comfort, functionality, and room to grow - all situated on 1.43 acres. Inside, you'll find a warm and inviting living area featuring a cozy fireplace, ideal for relaxing evenings at home. The kitchen is designed to impress with stainless steel appliances, granite countertops, and plenty of workspace for cooking and entertaining. The large primary suite provides a peaceful retreat with a luxurious soaker tub, separate shower, and ample space to unwind. An additional finished bonus room offers endless possibilities for a home office, media room, playroom, or guest space. Outside, enjoy the freedom and flexibility of acreage living with a detached garage/shop perfect for hobbies, storage, or extra workspace. With generous indoor and outdoor living spaces, this property combines modern conveniences with country-style charm - a must-see opportunity!

5. 2019-05-23
   status Back on Market

   Show marketing remark (162 chars)

   4 BEDROOM 3 BAH ,FINISHED BASEMENT,SEPARATE GARAGE WITH POWER WITH SEPARATE DRIVEAY,RECENTLY RENOVATED NEW CONTERTOPS SOON ,NEW PAINT ,NEW FLOORS LARGE FENCED LOT

6. 2019-05-16
   historical

   Show marketing remark (162 chars)

   4 BEDROOM 3 BAH ,FINISHED BASEMENT,SEPARATE GARAGE WITH POWER WITH SEPARATE DRIVEAY,RECENTLY RENOVATED NEW CONTERTOPS SOON ,NEW PAINT ,NEW FLOORS LARGE FENCED LOT

7. 2019-05-16
   status Back on Market

   Show marketing remark (162 chars)

   4 BEDROOM 3 BAH ,FINISHED BASEMENT,SEPARATE GARAGE WITH POWER WITH SEPARATE DRIVEAY,RECENTLY RENOVATED NEW CONTERTOPS SOON ,NEW PAINT ,NEW FLOORS LARGE FENCED LOT

8. 2019-05-02
   soldstatus $172,900
9. 2019-05-01
   historical

   Show marketing remark (162 chars)

   4 BEDROOM 3 BAH ,FINISHED BASEMENT,SEPARATE GARAGE WITH POWER WITH SEPARATE DRIVEAY,RECENTLY RENOVATED NEW CONTERTOPS SOON ,NEW PAINT ,NEW FLOORS LARGE FENCED LOT

10. 2019-04-30
    soldstatus $172,900 Closed

    Show marketing remark (162 chars)

    4 BEDROOM 3 BAH ,FINISHED BASEMENT,SEPARATE GARAGE WITH POWER WITH SEPARATE DRIVEAY,RECENTLY RENOVATED NEW CONTERTOPS SOON ,NEW PAINT ,NEW FLOORS LARGE FENCED LOT

11. 2019-04-30
    historical

    Show marketing remark (162 chars)

    4 BEDROOM 3 BAH ,FINISHED BASEMENT,SEPARATE GARAGE WITH POWER WITH SEPARATE DRIVEAY,RECENTLY RENOVATED NEW CONTERTOPS SOON ,NEW PAINT ,NEW FLOORS LARGE FENCED LOT

12. 2019-04-30
    soldstatus $172,900 Sold

    Show marketing remark (162 chars)

    4 BEDROOM 3 BAH ,FINISHED BASEMENT,SEPARATE GARAGE WITH POWER WITH SEPARATE DRIVEAY,RECENTLY RENOVATED NEW CONTERTOPS SOON ,NEW PAINT ,NEW FLOORS LARGE FENCED LOT

13. 2019-03-09
    listed $172,900 New

    Show marketing remark (162 chars)

    4 BEDROOM 3 BAH ,FINISHED BASEMENT,SEPARATE GARAGE WITH POWER WITH SEPARATE DRIVEAY,RECENTLY RENOVATED NEW CONTERTOPS SOON ,NEW PAINT ,NEW FLOORS LARGE FENCED LOT

14. 2019-03-07
    listed $172,900 Active
15. 2016-02-16
    historical
16. 2015-09-14
    price $165,000
17. 2015-09-14
    price $124,900
18. 2015-08-29
    price $129,900
19. 2015-08-22
    price $134,900
20. 2015-07-27
    price $138,900
21. 2015-07-17
    listed $143,500 New
22. 2002-07-31
    soldstatus $124,900
23. 1997-03-01
    soldstatus $87,100

ⓘ 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: $3,094 · $258/mo
• Projected year-2 tax: $3,094 · $258/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,400
• − Mortgage interest: −$15,628
• − Property taxes: −$3,094
• − Insurance: −$1,395
• − Repairs & maintenance: −$3,072
• − Management: −$3,072
• − Depreciation: −$8,116
• Taxable income: $4,023
• Est. tax owed @ 24.0%: −$965
• After-tax cash flow: $7,325/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 — 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

• 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

+227.2% since first listed

24 events — show timeline

• 2026-06-10 Sold (MLS) $285,000 GAMLS
• 2026-05-13 Pending — GAMLS
• 2026-05-13 Pending — FMLS
• 2026-05-07 Listed $279,000 FMLS
• 2026-05-07 Listed $279,000 GAMLS
• 2019-05-23 Relisted — GAMLS
• 2019-05-16 Listing Removed — GAMLS
• 2019-05-16 Relisted — GAMLS
• 2019-05-02 Sold (Public Records) $172,900 Public Records
• 2019-05-01 Listing Removed — GAMLS
• 2019-04-30 Sold (MLS) $172,900 GAMLS
• 2019-04-30 Listing Removed — FMLS
• 2019-04-30 Sold (MLS) $172,900 FMLS
• 2019-03-09 Listed $172,900 GAMLS
• 2019-03-07 Listed $172,900 FMLS
• 2016-02-16 Listing Removed — GAMLS
• 2015-09-14 Price Changed $124,900 GAMLS
• 2015-09-14 Price Changed $165,000 GAMLS
• 2015-08-29 Price Changed $129,900 GAMLS
• 2015-08-22 Price Changed $134,900 GAMLS
• 2015-07-27 Price Changed $138,900 GAMLS
• 2015-07-17 Listed $143,500 GAMLS
• 2002-07-31 Sold (Public Records) $124,900 Public Records
• 1997-03-01 Sold (Public Records) $87,100 Public Records

Property tax history

+4.5%/yr

Latest (2025): $3,094 · -0.1% YoY. Source: county tax records.