1217 Mission Rd SW · Euharlee, GA 30120

$185,000

3 bd · 1.0 ba · 1,218 sqft · SingleFamily public records · 8 Days on market

Built 1955 5.41 ac lot Est $292k · 37% under

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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 +21.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +4.7/10.0
• Livability +3.5/5.0
• 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

Welcome Home to 1217 Mission Road SW! Discover the perfect opportunity to create something truly special on this 5.41 +/- acre property nestled in a highly desirable area of Cartersville. Offering a beautiful blend of privacy, space, and convenience, this property provides the ideal setting for your future plans. The existing home on the property is not habitable and will need to be demolished, making way for a fresh start and endless possibilities. Whether you envision building your custom dream home, establishing a private estate, creating a family compound, or investing in land for future development, this property offers the flexibility to bring your vision to life. Enjoy the peaceful surroundings of acreage living while remaining just minutes from shopping, dining, schools, parks, and easy access to major highways. Mature trees and open space provide a picturesque backdrop for your future home and outdoor lifestyle. Properties of this size and location are becoming increasingly difficult to find in Cartersville. Don't miss this rare opportunity to own over five acres in a growing area with unlimited potential. Bring your builder, your plans, and your imagination-1217 Mission Road SW is ready for its next chapter!

Key facts

• Open space
• 5.41 acre property
• Mature trees

Tags

• 5.41 ACRE PROPERTY
• MATURE TREES
• OPEN SPACE

Property features AI

Exterior

• Parking: Carport with space for 1 vehicle
• Utilities: Public water; Septic tank sewer; 110 volt electric; Electricity available
• Home design: One-level property
• Construction: Block foundation; Other construction materials; Other roof
• Exterior features: Private entrance; Private yard; Deck; Front porch; Shed(s)

Interior

• Kitchen: White cabinets
• Bedrooms: Three bedrooms with the primary on the main level
• Flooring: Carpet; Hardwood
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No shared/common walls; Crawl space foundation; Fixer condition
• Laundry & utility: Other appliances included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/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 $179k (3.3% below list).
• Recommended offer: $179k (3.3% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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: 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: 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); 521 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 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: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,893 (3.3% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.97% ✗
• Cap rate: 8.19%
• Cash-on-cash: 6.76%
• DSCR: 1.30
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $292,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Black Jack Mountain Cir SW	0.22mi	3/2.0	1,188 (-2%)	7mo	$304,490	$256	76
12 Bradford Dr SW	0.34mi	3/2.0	1,176 (-3%)	2mo	$230,000	$196	72
443 Road 3 South SW	0.38mi	3/2.0	1,254 (+3%)	3mo	$415,000	$331	71
14 Bradford Dr SW	0.34mi	3/2.0	1,140 (-6%)	2mo	$298,000	$261	68
35 Bradford Dr SW	0.38mi	3/2.0	1,196 (-2%)	11mo	$240,000	$201	66
16 Sunset Ter SW	0.12mi	3/2.0	1,052 (-14%)	7mo	$207,000	$197	62
28 Bradford Dr SW	0.37mi	4/3.0 (+1)	1,169 (-4%)	9mo	$280,000	$240	56
32 Black Jack Mountain Cir SW	0.17mi	3/2.0	1,064 (-13%)	17mo	$293,500	$276	53
25 Mission Ridge Dr SW	0.47mi	3/2.0	1,068 (-12%)	2mo	$225,100	$211	52
33 Woodhaven Ct Ct	0.46mi	3/2.0	1,360 (+12%)	9mo	$282,000	$207	48
55 Brent Cir SW	0.74mi	3/2.0	1,152 (-5%)	13mo	$205,900	$179	41
202 Young Rd SW	0.68mi	3/2.0	1,040 (-15%)	8mo	$275,000	$264	33

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: -9.0%
• Equity multiple: 0.68×
• Total profit: $-16,705
• Equity at exit: $27,584

10-year hold

• IRR: -3.7%
• Equity multiple: 0.78×
• Total profit: $-11,159
• Equity at exit: $15,995

Cash invested: $51,800 (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: 521
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,789 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$74 /mo · $891/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $292

Break-even live

Break-even rent $1,420

Max offer price $185,000

Occupancy floor 79%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $185,000 Active 8 DOM
2. 2026-06-17
   days on market $185,000 Active 7 DOM
3. 2026-06-16
   days on market $185,000 Active 6 DOM
4. 2026-06-15
   days on market $185,000 Active 5 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $185,000 Active 3 DOM

ⓘ 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: $891 · $74/mo
• Projected year-2 tax: $1,702 · $142/mo
• Expected delta: +$811/yr (+$68/mo · 91.1%)

ⓘ 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 5/10 Major 6 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,467
• − Mortgage interest: −$10,363
• − Property taxes: −$891
• − Insurance: −$925
• − Repairs & maintenance: −$1,717
• − Management: −$1,717
• − Depreciation: −$5,382
• Taxable income: $472
• Est. tax owed @ 24.0%: −$113
• After-tax cash flow: $3,388/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

• County: Bartow County · 85,497 people
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-10 Listed $185,000 GAMLS
• 2026-06-10 Listed $185,000 FMLS

Property tax history

+3.2%/yr

Latest (2025): $891 · +78.6% YoY. Source: county tax records.