117 Village Green Dr NW · Adairsville, GA 30103

$219,900

3 bd · 2.5 ba · 1,560 sqft · SingleFamily public records · 111 Days on market

Built 2023 Good condition 1,742 sqft lot $141/sqft · 13% below area Est $252k · 13% 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 +19.1/30.0
• ARV discount +13.3/15.0
• Appreciation +9.8/10.0
• DSCR +6.0/10.0
• 1% rule +4.7/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

Charming Townhouse with Granite Kitchen in Adairsville This 3-bedroom, 2.5-bathroom townhouse offers a well-designed living space with quality finishes throughout. The home features granite kitchen countertops that provide both durability and visual appeal for everyday cooking and entertaining. The property's location delivers convenient access to local amenities and major routes. You're close to Manning Mill Park for outdoor recreation, just minutes to I-75 access for commuting flexibility, and close to Food City Shopping for everyday errands. This combination of proximity to parks, highway access, and retail makes the location practical for active households.

Key facts

• Garage
• Built 2023
• Listed 110 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $220k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $233 ($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 $213k (3.3% below list).
• Recommended offer: $200k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: 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: 181 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,618 units permitted in Bartow County in 2024 (265 in 5+ unit buildings).
• This rent runs 33% of the median local income ($78k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $23k of equity ($2k loan paydown + $21k appreciation (9.7% local appreciation)).
• At projected returns (9.7% appreciation + 3.0% rent growth), your $62k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($200k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $40k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; list at $220k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $200,109 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 0.97% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.55%
• DSCR: 1.20
• GRM: 8.6

CMA / ARV

• ARV (median comp): $252,434
• List price: $219,900
• Delta: -12.89%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
47 Horseshow Rd NW	0.18mi	3/2.0	1,550 (-1%)	21mo	$320,000	$206	71
21 Manning Mill Way Way	0.19mi	4/3.0 (+1)	1,732 (+11%)	12mo	$310,000	$179	56
699 Old Highway 41 #699	0.45mi	4/2.0 (+1)	1,768 (+13%)	7mo	$324,900	$184	44

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: 26.9%
• Equity multiple: 3.10×
• Total profit: $129,336
• Equity at exit: $192,492

10-year hold

• IRR: 23.6%
• Equity multiple: 6.97×
• Total profit: $367,840
• Equity at exit: $409,287

Cash invested: $61,572 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,127 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$202 /mo · $2,428/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $233

Break-even live

Break-even rent $1,832

Max offer price $219,900

Occupancy floor 84%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Rolling Green Dr NW Adairsville, GA	3.0	2.5	1538	$1,850	$1.20	3d	1	0.03mi
115 Village Green Dr NW Unit 166 Adairsville, GA	3.0	2.5	1538	$1,875	$1.22	18d	1	0.04mi

Listing history 22 events

1. 2026-06-18
   days on market $219,900 Active 111 DOM
2. 2026-06-17
   days on market $219,900 Active 110 DOM
3. 2026-06-16
   days on market $219,900 Active 109 DOM
4. 2026-06-15
   days on market $219,900 Active 108 DOM
5. 2026-06-13
   days on market $219,900 Active 106 DOM
6. 2026-06-09
   days on market $219,900 Active 102 DOM
7. 2026-06-08
   days on market $219,900 Active 101 DOM
8. 2026-06-07
   days on market $219,900 Active 100 DOM
9. 2026-06-04
   days on market $219,900 Active 97 DOM
10. 2026-06-03
    days on market $219,900 Active 96 DOM
11. 2026-06-02
    days on market $219,900 Active 95 DOM
12. 2026-06-01
    statusdays on market $219,900 Active 94 DOM
13. 2026-05-31
    days on market $219,900 Price Change 93 DOM
14. 2026-05-04
    price $239,900 675-char remark

    Show marketing remark (675 chars)

    Charming Townhouse with Granite Kitchen in Adairsville This 3-bedroom, 2.5-bathroom townhouse offers a well-designed living space with quality finishes throughout. The home features granite kitchen countertops that provide both durability and visual appeal for everyday cooking and entertaining. The property's location delivers convenient access to local amenities and major routes. You're close to Manning Mill Park for outdoor recreation, just minutes to I-75 access for commuting flexibility, and close to Food City Shopping for everyday errands. This combination of proximity to parks, highway access, and retail makes the location practical for active households.

15. 2026-04-10
    price $249,900 675-char remark

    Show marketing remark (675 chars)

    Charming Townhouse with Granite Kitchen in Adairsville This 3-bedroom, 2.5-bathroom townhouse offers a well-designed living space with quality finishes throughout. The home features granite kitchen countertops that provide both durability and visual appeal for everyday cooking and entertaining. The property's location delivers convenient access to local amenities and major routes. You're close to Manning Mill Park for outdoor recreation, just minutes to I-75 access for commuting flexibility, and close to Food City Shopping for everyday errands. This combination of proximity to parks, highway access, and retail makes the location practical for active households.

16. 2026-02-25
    listed $259,900 New 675-char remark

    Show marketing remark (675 chars)

    Charming Townhouse with Granite Kitchen in Adairsville This 3-bedroom, 2.5-bathroom townhouse offers a well-designed living space with quality finishes throughout. The home features granite kitchen countertops that provide both durability and visual appeal for everyday cooking and entertaining. The property's location delivers convenient access to local amenities and major routes. You're close to Manning Mill Park for outdoor recreation, just minutes to I-75 access for commuting flexibility, and close to Food City Shopping for everyday errands. This combination of proximity to parks, highway access, and retail makes the location practical for active households.

17. 2024-12-17
    historical $1,550
18. 2024-11-15
    price $1,550
19. 2024-10-30
    price $1,695
20. 2024-10-10
    price $1,700
21. 2024-09-13
    listed $1,925
22. 2023-10-27
    soldstatus $120,000

ⓘ 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: $2,428 · $202/mo
• Projected year-2 tax: $2,428 · $202/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 ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $25,526
• − Mortgage interest: −$12,318
• − Property taxes: −$2,428
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,042
• − Management: −$2,042
• − Depreciation: −$6,397
• Taxable loss: −$801
• Est. tax savings @ 24.0%: +$192
• After-tax cash flow: $2,992/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 75/100 Cosmetic rehab

This charming townhouse in Adairsville is in good condition with quality finishes and a well-designed layout. It offers a good return on investment with minor updates that can significantly 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 flooring in bathrooms — Improves functionality and aesthetics
• Both New kitchen backsplash — Enhances functionality and aesthetics

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 flooring in bathrooms — Improves functionality and aesthetics ↑
• Both New kitchen backsplash — Enhances functionality and aesthetics ↑

ⓘ 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 — 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

• 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

+99.9% since first listed

9 events — show timeline

• 2026-05-04 Price Changed $239,900 GAMLS
• 2026-04-10 Price Changed $249,900 GAMLS
• 2026-02-25 Listed $259,900 GAMLS
• 2024-12-17 Rental Removed $1,550 RENT.
• 2024-11-15 Price Changed $1,550 RENT.
• 2024-10-30 Price Changed $1,695 RENT.
• 2024-10-10 Price Changed $1,700 RENT.
• 2024-09-13 Listed for Rent $1,925 RENT.
• 2023-10-27 Sold (Public Records) $120,000 Public Records

Property tax history

+149.4%/yr

Latest (2025): $2,428 · -2.6% YoY. Source: county tax records.