104 Elm St · Adairsville, GA 30103

$175,000

3 bd · 1.0 ba · 988 sqft · SingleFamily public records · 15 Days on market

Built 1940 6,534 sqft lot Est $236k · 26% under

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Why this score? — see what drove the B 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 +22.1/30.0
• ARV discount +15.0/15.0
• Appreciation +9.8/10.0
• DSCR +7.1/10.0
• 1% rule +4.6/10.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

104 Elm Street, Adairsville, GA - Renovated 1940 Bungalow for Sale Welcome home to 104 Elm Street in Adairsville, Georgia-a charming 1940 bungalow blending timeless character with thoughtful modern updates. This 3-bedroom, 1-bath home has been refreshed and is move-in ready with fresh interior paint, new flooring throughout, and a newly installed central heating and air system (HVAC) for year-round comfort. Inside, you'll love the bright and inviting layout, classic bungalow charm, and comfortable living spaces designed for everyday living. The updates make this home feel fresh while still preserving the character that makes older homes so special. Outside, enjoy the convenience of covered parking plus a location that checks every box. Situated in the heart of Adairsville, this home is minutes from I-75 for an easy commute and close to local shopping, dining, and everyday conveniences. Love being outdoors? You'll appreciate being within walking distance to a nearby park, making it easy to enjoy fresh air, playgrounds, and community events. Whether you're searching for a starter home in Adairsville, a charming bungalow near I-75, or an updated home with convenience and character, 104 Elm Street offers a rare combination of location, updates, and affordability. Features include: * 3 Bedrooms | 1 Bathroom * Classic 1940 bungalow charm * Fresh interior paint * Brand-new flooring * Newly installed central HVAC * Covered parking * Walkable to a local park * Convenient to shopping & dining * Quick access to I-75 * Move-in ready in Adairsville, GA Priced at $175,000, this adorable home checks all the boxes and is under $200,000!! Come see it today!

Key facts

• 6,534 sq ft lot
• 2 parking spots
• Built 1940

Property features AI

Finance

• HOA & community: Near schools; Near shopping; Other community features

Exterior

• Parking: Covered carport with 2 spaces
• Utilities: Public water; Public sewer; 110-volt electric service; Cable available; Electricity available
• Home design: One-story home; Entry level on main floor
• Construction: Wood siding; Metal roof; Slab foundation; Resale condition
• Exterior features: Awning(s); Exterior lighting; Rain gutters; Covered front porch; Covered deck; Shed(s)

Interior

• Kitchen: Eat-in kitchen with cabinets and other surface counters; Kitchen opens to the family room; Electric range; Refrigerator
• Bedrooms: 3 bedrooms on the main level; Primary bedroom on the main level
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom with tub/shower combination
• Heating & cooling: Central heating; Central air with ceiling fan(s)
• Interior features: Wood-framed windows; No shared/common walls; Other interior features
• Laundry & utility: Laundry located in the kitchen and common area; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $281 ($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 $168k (4.2% below list).
• Recommended offer: $168k (4.2% below list) — sets the bar for 1% rule.
• Cap rate 8.2% vs local median 4.1% in Adairsville — 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 72/100 on livability (#70 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: 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.
• Zoned schools: Adairsville Elementary School (math 55% / reading 39%, grade D-, #301 of 1,228 statewide, top 25%, 869 students, 49% 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 47% FRL track the district average.
• Market conditions: 181 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,618 units permitted in Bartow County in 2024 (265 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (9.7% local appreciation)).
• At projected returns (9.7% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($172k) 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.
• Current owner paid $48k; list at $175k implies a 265% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,580 (4.2% below list)

Questions for the listing agent

1. Built in 1940 — 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: 0.96% ✗
• Cap rate: 8.22%
• Cash-on-cash: 6.88%
• DSCR: 1.31
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $236,132
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126 Cherry St	0.27mi	2/1.0 (-1)	1,100 (+11%)	12mo	$238,000	$216	53
250 Lawrence St	0.59mi	3/2.0	892 (-10%)	2mo	$213,000	$239	51

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

Projected returns pro-forma

9.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.6%
• Equity multiple: 3.22×
• Total profit: $108,925
• Equity at exit: $153,188

10-year hold

• IRR: 25.0%
• Equity multiple: 7.23×
• Total profit: $305,492
• Equity at exit: $325,717

Cash invested: $49,000 (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 30103

• Home prices YoY: 2.5%
• Active inventory: 181
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,676 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$52 /mo · $628/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $281

Break-even live

Break-even rent $1,320

Max offer price $175,000

Occupancy floor 78%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
95 Bruce St Apt B Adairsville, GA	2.0	1.0	750	$995	$1.33	17d	1	0.62mi

Listing history 11 events

1. 2026-06-08
   status $175,000 Pending 15 DOM
2. 2026-06-07
   days on market $175,000 Active Under Contract 15 DOM
3. 2026-06-04
   days on market $175,000 Active Under Contract 12 DOM
4. 2026-06-03
   days on market $175,000 Active Under Contract 11 DOM
5. 2026-06-02
   days on market $175,000 Active Under Contract 10 DOM
6. 2026-06-01
   days on market $175,000 Active Under Contract 9 DOM
7. 2026-05-31
   days on market $175,000 Active Under Contract 8 DOM
8. 2026-05-21
   listed $175,000 Active

   Show marketing remark (1688 chars)

   104 Elm Street, Adairsville, GA - Renovated 1940 Bungalow for Sale Welcome home to 104 Elm Street in Adairsville, Georgia-a charming 1940 bungalow blending timeless character with thoughtful modern updates. This 3-bedroom, 1-bath home has been refreshed and is move-in ready with fresh interior paint, new flooring throughout, and a newly installed central heating and air system (HVAC) for year-round comfort. Inside, you'll love the bright and inviting layout, classic bungalow charm, and comfortable living spaces designed for everyday living. The updates make this home feel fresh while still preserving the character that makes older homes so special. Outside, enjoy the convenience of covered parking plus a location that checks every box. Situated in the heart of Adairsville, this home is minutes from I-75 for an easy commute and close to local shopping, dining, and everyday conveniences. Love being outdoors? You'll appreciate being within walking distance to a nearby park, making it easy to enjoy fresh air, playgrounds, and community events. Whether you're searching for a starter home in Adairsville, a charming bungalow near I-75, or an updated home with convenience and character, 104 Elm Street offers a rare combination of location, updates, and affordability. Features include: * 3 Bedrooms | 1 Bathroom * Classic 1940 bungalow charm * Fresh interior paint * Brand-new flooring * Newly installed central HVAC * Covered parking * Walkable to a local park * Convenient to shopping & dining * Quick access to I-75 * Move-in ready in Adairsville, GA Priced at $175,000, this adorable home checks all the boxes and is under $200,000!! Come see it today!

9. 2026-05-21
   listed $175,000 New 1688-char remark

   Show marketing remark (1688 chars)

   104 Elm Street, Adairsville, GA - Renovated 1940 Bungalow for Sale Welcome home to 104 Elm Street in Adairsville, Georgia-a charming 1940 bungalow blending timeless character with thoughtful modern updates. This 3-bedroom, 1-bath home has been refreshed and is move-in ready with fresh interior paint, new flooring throughout, and a newly installed central heating and air system (HVAC) for year-round comfort. Inside, you'll love the bright and inviting layout, classic bungalow charm, and comfortable living spaces designed for everyday living. The updates make this home feel fresh while still preserving the character that makes older homes so special. Outside, enjoy the convenience of covered parking plus a location that checks every box. Situated in the heart of Adairsville, this home is minutes from I-75 for an easy commute and close to local shopping, dining, and everyday conveniences. Love being outdoors? You'll appreciate being within walking distance to a nearby park, making it easy to enjoy fresh air, playgrounds, and community events. Whether you're searching for a starter home in Adairsville, a charming bungalow near I-75, or an updated home with convenience and character, 104 Elm Street offers a rare combination of location, updates, and affordability. Features include: * 3 Bedrooms | 1 Bathroom * Classic 1940 bungalow charm * Fresh interior paint * Brand-new flooring * Newly installed central HVAC * Covered parking * Walkable to a local park * Convenient to shopping & dining * Quick access to I-75 * Move-in ready in Adairsville, GA Priced at $175,000, this adorable home checks all the boxes and is under $200,000!! Come see it today!

10. 2021-02-19
    soldstatus $48,000
11. 1970-11-01
    soldstatus $6,000

ⓘ 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: $628 · $52/mo
• Projected year-2 tax: $1,610 · $134/mo
• Expected delta: +$982/yr (+$82/mo · 156.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $20,110
• − Mortgage interest: −$9,803
• − Property taxes: −$628
• − Insurance: −$875
• − Repairs & maintenance: −$1,609
• − Management: −$1,609
• − Depreciation: −$5,091
• Taxable income: $495
• Est. tax owed @ 24.0%: −$119
• After-tax cash flow: $3,252/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 — Adairsville

• Score: 72/100
• State rank: #70
• US rank: #6291

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Adairsville, GA
• County: Bartow County · 85,497 people
• City population: 14,612
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 14,612
• Household income: $78,071
• Rent vs Own: 17.5% rent · 82.5% own
• Severe rent burden: 68.0

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 (78%)
• Race & ethnicity: White 78% Black 6% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 3% Dominican 1%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▲ 9.65%
• Current HPI: 390.3093
• Rent YoY: —
• 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

+2816.7% since first listed

4 events — show timeline

• 2026-05-21 Listed $175,000 GAMLS
• 2026-05-21 Listed $175,000 FMLS
• 2021-02-19 Sold (Public Records) $48,000 Public Records
• 1970-11-01 Sold (Public Records) $6,000 Public Records

Property tax history

+14.0%/yr

Latest (2025): $628 · +1.5% YoY. Source: county tax records.