28 Princeton Place Dr · Adairsville, GA 30103

$189,900

2 bd · 2.5 ba · 1,188 sqft · SingleFamily public records · 79 Days on market

Built 2002 2,178 sqft lot $160/sqft · 14% above area Est $167k · 14% over $140/mo HOA · 9% of rent

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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 +9.8/30.0
• Appreciation +9.8/10.0
• Livability +3.6/5.0
• 1% rule +3.4/10.0
• Schools +2.9/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.3/15.0

Listing remarks MLS

Enjoy this townhome with two primary bedrooms, each has it's own private bath. Attic space for storage as well. Great for roommate or rental. Downstairs is spacious, living room, eat-in kitchen, 1/2 bath for convenience, and patio right outside kitchen door. This is an end unit with a side and back yard for kids. Location for commuter is fabulous, less than 1/2 mile to 75, shopping, and restaurants. Just a couple exits away you will enjoy Lake Allatoona, Lake Point Complex, Tellus Museum, and Barnsley Garden is amazing for golfing and skeet shooting.

Key facts

• Attic space
• Private bath
• Living room

Tags

• PRIVATE BATH
• ATTIC SPACE
• LIVING ROOM
• EAT-IN KITCHEN
• PATIO
• SIDE YARD

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-123 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (11.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (16.5% below list).
• Recommended offer: $159k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $20k of equity ($1k loan paydown + $18k appreciation (9.7% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($179k) 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 $85k; list at $190k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,607 (16.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.77%
• DSCR: 0.88
• GRM: 10.0

CMA / ARV

• ARV (median comp): $166,909
• List price: $189,900
• Delta: 13.77%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
677 Poplar Springs Rd	0.26mi	2/1.0	1,080 (-9%)	6mo	$137,000	$127	61

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: 21.6%
• Equity multiple: 2.71×
• Total profit: $91,108
• Equity at exit: $166,231

10-year hold

• IRR: 19.5%
• Equity multiple: 6.14×
• Total profit: $273,434
• Equity at exit: $353,450

Cash invested: $53,172 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,586 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$161 /mo · $1,930/yr
• Insurance: −$79
• HOA: −$140
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $-123

Break-even live

Break-even rent $1,742

Max offer price $168,196

Occupancy floor —

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
126 Lauren St Adairsville, GA	3.0	2.5	1400	$1,775	$1.27	44d	1	0.99mi
141 Madison Pl Adairsville, GA	2.0	2.5	1188	$1,450	$1.22	13d	1	1.00mi
141 Madison Pl Adairsville, GA	2.0	2.5	1188	$1,450	$1.22	8d	1	1.00mi
95 Bruce St Apt B Adairsville, GA	2.0	1.0	750	$995	$1.33	18d	1	1.25mi

HOA detail

• Monthly dues: $140 · $1,680/yr

Listing history 17 events

1. 2026-06-18
   days on market $189,900 Active 79 DOM
2. 2026-06-17
   days on market $189,900 Active 78 DOM
3. 2026-06-16
   days on market $189,900 Active 77 DOM
4. 2026-06-15
   days on market $189,900 Active 76 DOM
5. 2026-06-13
   days on market $189,900 Active 74 DOM
6. 2026-06-09
   days on market $189,900 Active 70 DOM
7. 2026-06-08
   days on market $189,900 Active 69 DOM
8. 2026-06-07
   days on market $189,900 Active 68 DOM
9. 2026-06-04
   days on market $189,900 Active 65 DOM
10. 2026-06-03
    days on market $189,900 Active 64 DOM
11. 2026-06-02
    days on market $189,900 Active 63 DOM
12. 2026-06-01
    days on market $189,900 Active 62 DOM
13. 2026-05-31
    days on market $189,900 Active 61 DOM
14. 2026-03-31
    listed $189,900 New 558-char remark

    Show marketing remark (558 chars)

    Enjoy this townhome with two primary bedrooms, each has it's own private bath. Attic space for storage as well. Great for roommate or rental. Downstairs is spacious, living room, eat-in kitchen, 1/2 bath for convenience, and patio right outside kitchen door. This is an end unit with a side and back yard for kids. Location for commuter is fabulous, less than 1/2 mile to 75, shopping, and restaurants. Just a couple exits away you will enjoy Lake Allatoona, Lake Point Complex, Tellus Museum, and Barnsley Garden is amazing for golfing and skeet shooting.

15. 2026-03-31
    listed $189,900 Active 558-char remark

    Show marketing remark (558 chars)

    Enjoy this townhome with two primary bedrooms, each has it's own private bath. Attic space for storage as well. Great for roommate or rental. Downstairs is spacious, living room, eat-in kitchen, 1/2 bath for convenience, and patio right outside kitchen door. This is an end unit with a side and back yard for kids. Location for commuter is fabulous, less than 1/2 mile to 75, shopping, and restaurants. Just a couple exits away you will enjoy Lake Allatoona, Lake Point Complex, Tellus Museum, and Barnsley Garden is amazing for golfing and skeet shooting.

16. 2019-01-11
    soldstatus $85,000
17. 2002-08-01
    soldstatus $15,000

ⓘ 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: $1,930 · $161/mo
• Projected year-2 tax: $1,930 · $161/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 20 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: $19,033
• − Mortgage interest: −$10,637
• − Property taxes: −$1,930
• − Insurance: −$950
• − Repairs & maintenance: −$1,523
• − Management: −$1,523
• − HOA: −$1,680
• − Depreciation: −$5,524
• Taxable loss: −$4,734
• Est. tax savings @ 24.0%: +$1,136
• After-tax cash flow: $-338/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

+1166.0% since first listed

4 events — show timeline

• 2026-03-31 Listed $189,900 FMLS
• 2026-03-31 Listed $189,900 GAMLS
• 2019-01-11 Sold (Public Records) $85,000 Public Records
• 2002-08-01 Sold (Public Records) $15,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $1,930 · +4.8% YoY. Source: county tax records.