18 Princeton Place Dr · Adairsville, GA 30103

$210,000

2 bd · 1.5 ba · 1,116 sqft · Townhouse public records · 3 Days on market

Built 2002 1,306 sqft lot Est $181k · 16% over $29/mo HOA · 2% 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 +11.0/30.0
• Appreciation +9.8/10.0
• Livability +3.6/5.0
• DSCR +3.2/10.0
• Schools +2.9/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.2/15.0

Listing remarks MLS

Welcome home to this beautifully updated townhouse-- new granite, new screened in porch, new fence, and more! Minutes from I-75, shopping and dining. This move in ready home offers comfort and convenience! Enjoy low maintenance living with a functional layout, modern finishes, and a private outdoor space perfect for relaxing or entertaining. Don't miss this opportunity!

Key facts

• New granite
• New fence
• $29 HOA

Tags

• NEW GRANITE
• NEW SCREENED IN PORCH
• NEW FENCE
• PRIVATE OUTDOOR SPACE

Property features AI

Finance

• Other: Located on an asphalt, city street
• HOA & community: Association exists with an annual fee of $350; Community of seven units

Exterior

• Parking: Assigned parking for two vehicles
• Utilities: Public water; Public sewer; 110 volt electric service; Cable available; Electricity available; Sewer available
• Home design: Two-level townhouse; Brick-front construction; Resale property
• Construction: Composition roof; Brick/mortar foundation
• Exterior features: Lighting; Rear screened porch; Privacy backyard fencing

Interior

• Kitchen: Eat-in kitchen; Stained cabinets; Stone countertops; Dishwasher; Electric range
• Bedrooms: Two upstairs bedrooms
• Flooring: Carpet; Luxury vinyl
• Bathrooms: Two full bathrooms; One full bath on the main level; Master bath with tub/shower combo
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Disappearing attic stairs; High-speed internet; Insulated windows; 2+ common walls; Sun room; Open concept dining area
• Laundry & utility: Laundry located in bathroom; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $210k.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (24.8% below list).
• Recommended offer: $158k (24.8% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: 182 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $22k of equity ($1k loan paydown + $20k appreciation (9.7% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 18 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.
• Current owner paid $180k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $157,964 (24.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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.
7. 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.
8. 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: 0.75% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.78%
• DSCR: 0.92
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $180,792
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
69 Princeton Glen Ct	0.07mi	2/2.5	1,188 (+6%)	1mo	$180,000	$152	82
58 Princeton Glen Ct	0.08mi	2/2.5	1,188 (+6%)	1mo	$197,500	$166	81
56 Princeton Glen Ct	0.07mi	2/2.5	1,188 (+6%)	4mo	$192,000	$162	78
11 Princeton Place Dr	0.03mi	2/2.5	1,116 (0%)	23mo	$181,000	$162	75
322 Princeton Walk	0.05mi	2/2.5	1,281 (+15%)	16mo	$204,900	$160	56
304 Princeton Walk	0.08mi	2/2.5	1,281 (+15%)	18mo	$206,000	$161	52

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: 22.3%
• Equity multiple: 2.76×
• Total profit: $103,744
• Equity at exit: $183,826

10-year hold

• IRR: 20.0%
• Equity multiple: 6.25×
• Total profit: $308,511
• Equity at exit: $390,860

Cash invested: $58,800 (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 30103

• Home prices YoY: 2.5%
• Active inventory: 182
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,580 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$117 /mo · $1,406/yr
• Insurance: −$88
• HOA: −$29
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $-87

Break-even live

Break-even rent $1,690

Max offer price $194,626

Occupancy floor —

Sensitivity live

Price	-10% $32	-5% $-28	+0% $-87	+5% $-146	+10% $-206
Rent	-10% $-212	-5% $-149	+0% $-87	+5% $-25	+10% $38
Rate	-1.0pp $19	-0.5pp $-34	base $-87	+0.5pp $-141	+1.0pp $-197

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: $52,500
• Closing costs: $6,300
• 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	45d	1	0.99mi
141 Madison Pl Adairsville, GA	2.0	2.5	1188	$1,450	$1.22	14d	1	1.00mi
141 Madison Pl Adairsville, GA	2.0	2.5	1188	$1,450	$1.22	9d	1	1.00mi
95 Bruce St Apt B Adairsville, GA	2.0	1.0	750	$995	$1.33	19d	1	1.25mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 2 events

1. 2026-06-21
   remarks 372-char remark
2. 2026-06-21
   listed $210,000 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: $1,406 · $117/mo
• Projected year-2 tax: $1,932 · $161/mo
• Expected delta: +$526/yr (+$44/mo · 37.4%)

ⓘ 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: $18,956
• − Mortgage interest: −$11,763
• − Property taxes: −$1,406
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,516
• − Management: −$1,516
• − HOA: −$348
• − Depreciation: −$6,109
• Taxable loss: −$4,754
• Est. tax savings @ 24.0%: +$1,141
• After-tax cash flow: $97/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

+1300.0% since first listed

59 events — show timeline

• 2026-06-17 Listed $210,000 GAMLS
• 2026-06-17 Listed $210,000 FMLS
• 2024-03-22 Sold (MLS) $179,600 GAMLS
• 2024-03-22 Sold (MLS) $179,600 FMLS
• 2024-02-21 Pending — GAMLS
• 2024-02-21 Contingent — FMLS
• 2023-12-12 Price Changed $180,000 GAMLS
• 2023-12-12 Price Changed $180,000 FMLS
• 2023-10-05 Price Changed $189,900 GAMLS
• 2023-10-05 Price Changed $189,900 FMLS
• 2023-10-04 Relisted — GAMLS
• 2023-10-04 Relisted — FMLS
• 2023-09-11 Contingent — FMLS
• 2023-08-24 Pending — GAMLS
• 2023-08-23 Pending — FMLS
• 2023-08-15 Listed $199,900 GAMLS
• 2023-08-15 Listed $199,900 FMLS
• 2020-02-12 Sold (Public Records) $106,500 Public Records
• 2020-02-07 Sold (MLS) $106,425 FMLS
• 2020-02-02 Pending — FMLS
• 2020-01-22 Contingent — FMLS
• 2020-01-22 Pending — FMLS
• 2020-01-15 Price Changed $109,900 FMLS
• 2019-12-10 Price Changed $111,000 FMLS
• 2019-12-09 Relisted — FMLS
• 2019-11-25 Delisted — FMLS
• 2019-11-18 Relisted — FMLS
• 2019-11-13 Delisted — FMLS
• 2019-11-08 Relisted — FMLS
• 2019-10-30 Delisted — FMLS
• 2019-10-30 Relisted — FMLS
• 2019-10-28 Delisted — FMLS
• 2019-10-25 Relisted — FMLS
• 2019-10-21 Delisted — FMLS
• 2019-09-16 Listed $109,000 FMLS
• 2018-07-09 Sold (MLS) $79,500 GAMLS
• 2018-07-09 Sold (MLS) $79,500 FMLS
• 2018-06-06 Pending — GAMLS
• 2018-06-06 Pending — FMLS
• 2018-05-26 Price Changed $85,000 GAMLS
• 2018-05-26 Price Changed $85,000 FMLS
• 2018-05-10 Listed $89,900 GAMLS
• 2018-05-10 Listed $89,900 FMLS
• 2016-02-18 Price Changed $51,500 GAMLS
• 2016-01-14 Price Changed $51,500 FMLS
• 2016-01-12 Sold (MLS) $51,500 GAMLS
• 2016-01-12 Price Changed $63,000 FMLS
• 2016-01-12 Sold (MLS) $51,500 FMLS
• 2015-11-09 Pending — GAMLS
• 2015-11-09 Contingent — FMLS
• 2015-11-09 Price Changed $63,000 GAMLS
• 2015-09-30 Relisted — GAMLS
• 2015-09-30 Relisted — FMLS
• 2015-09-23 Pending — GAMLS
• 2015-09-23 Contingent — FMLS
• 2015-08-31 Listed $63,000 GAMLS
• 2015-08-31 Listed $63,000 FMLS
• 2006-11-15 Sold (Public Records) $77,500 Public Records
• 2002-07-01 Sold (Public Records) $15,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,406 · -19.6% YoY. Source: county tax records.