63 Thacker Trl · Adairsville, GA 30103

$297,000

4 bd · 2.5 ba · 2,102 sqft · SingleFamily public records · 164 Days on market

Built 2022 7,405 sqft lot $141/sqft · 7% below area Est $320k · 7% under $27/mo HOA · 1% of rent

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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 +11.9/30.0
• ARV discount +10.7/15.0
• Appreciation +9.8/10.0
• Livability +3.6/5.0
• DSCR +3.5/10.0
• 1% rule +3.2/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This like new 4 bedroom, 2.5 bath, two-story craftsman home offers modern comfort, thoughtful design, and exceptional value. Only four years old, it features contemporary fixtures and finishes throughout, creating a warm and inviting atmosphere. The open concept main level is filled with natural light, with a breakfast area perfectly positioned between the kitchen and family room-ideal for everyday living and entertaining. The kitchen includes granite countertops, abundant cabinetry, and stainless-steel appliances (built-in microwave, stove, and dishwasher). Refrigerator, washer/dryer, and mounted TVs are excluded from the sale. All four bedrooms are located upstairs, offering privacy and generous space for the entire household. The expansive primary suite includes a vaulted ceiling, garden tub, separate shower, and double sink vanity. Additional highlights include finished spacious 2car garage, convenient second floor laundry room, free home warranty valid through October 2026. Impeccably maintained and truly move in ready. This home is perfect for families, first-time buyers, and anyone who loves to entertain. Don't miss your chance-schedule a private tour today and envision your future in this exceptional property! Home qualifies for USDA 100% Downpayment assistance and is in a X Flood zone!

Key facts

• Craftsman style home
• Granite countertops
• Open-concept layout

Tags

• CRAFTSMAN STYLE HOME
• OPEN-CONCEPT LAYOUT
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• FINISHED SPACIOUS GARAGE
• LAUNDRY ROOM ON SECOND FLOOR

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $297k.

Deal economics

• At list price, monthly cash flow is $-78 ($-941/yr) — negative.
• To cash-flow at today's rent, offer at most $283k (4.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (18.0% below list).
• Recommended offer: $244k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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 37% 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 $31k of equity ($2k loan paydown + $29k appreciation (9.7% local appreciation)).
• At projected returns (9.7% appreciation + 3.0% rent growth), your $83k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $33k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $297k implies a 495% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $243,510 (18.0% 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 164 days. Have you received any prior offers? Is the seller open to a 18% 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. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.13%
• DSCR: 0.95
• GRM: 10.2

CMA / ARV

• ARV (median comp): $319,630
• List price: $297,000
• Delta: -7.08%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Sonoma Dr	0.16mi	4/2.5	2,053 (-2%)	7mo	$289,900	$141	83
12 Thacker Trl	0.09mi	4/2.5	2,132 (+1%)	14mo	$345,000	$162	82
42 Sonoma Dr	0.19mi	4/3.0	2,026 (-4%)	3mo	$323,500	$160	81
29 Arrington Dr	0.11mi	4/2.5	2,053 (-2%)	13mo	$308,875	$150	80
23 Sonoma Dr	0.18mi	4/2.5	2,053 (-2%)	10mo	$306,225	$149	80
39 Sonoma Dr	0.19mi	4/2.5	2,053 (-2%)	14mo	$301,530	$147	76
25 Thacker Trl	0.09mi	4/2.5	2,384 (+13%)	2mo	$335,000	$141	72
32 Starling Ct	0.34mi	4/2.5	2,288 (+9%)	4mo	$340,000	$149	66
22 Starling Ct	0.42mi	4/3.0	2,013 (-4%)	8mo	$315,000	$156	64
31 Sonoma Dr	0.16mi	4/2.5	2,372 (+13%)	11mo	$318,270	$134	62
31 Thacker Trl	0.13mi	4/2.5	2,384 (+13%)	12mo	$340,000	$143	61
122 Shake Rag Cir NW	0.39mi	3/2.0 (-1)	2,250 (+7%)	11mo	$550,000	$244	54

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: 22.7%
• Equity multiple: 2.80×
• Total profit: $149,641
• Equity at exit: $259,983

10-year hold

• IRR: 20.4%
• Equity multiple: 6.32×
• Total profit: $442,822
• Equity at exit: $552,788

Cash invested: $83,160 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,435 medium
• Mortgage (P&I): −$1,558
• Tax from tax record: −$294 /mo · $3,527/yr
• Insurance: −$124
• HOA: −$27
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $-78

Break-even live

Break-even rent $2,534

Max offer price $283,146

Occupancy floor 98%

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: $74,250
• Closing costs: $8,910
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Keystone Ln Adairsville, GA	4.0	3.0	2000	$2,100	$1.05	20d	1	0.40mi
126 Lauren St Adairsville, GA	3.0	2.5	1400	$1,775	$1.27	44d	1	1.03mi

HOA detail

• Monthly dues: $27 · $324/yr

Listing history 20 events

1. 2026-06-18
   days on market $297,000 Active 164 DOM
2. 2026-06-17
   days on market $297,000 Active 163 DOM
3. 2026-06-16
   days on market $297,000 Active 162 DOM
4. 2026-06-15
   days on market $297,000 Active 161 DOM
5. 2026-06-13
   days on market $297,000 Active 159 DOM
6. 2026-06-09
   days on market $297,000 Active 155 DOM
7. 2026-06-08
   days on market $297,000 Active 154 DOM
8. 2026-06-07
   statusdays on market $297,000 Active 153 DOM
9. 2026-06-04
   pricestatusdays on market $297,000 Price Change 150 DOM
10. 2026-06-03
    days on market $299,900 Active 149 DOM
11. 2026-06-02
    days on market $299,900 Active 148 DOM
12. 2026-06-01
    days on market $299,900 Active 147 DOM
13. 2026-05-31
    days on market $299,900 Active 146 DOM
14. 2026-05-02
    status Back On Market 1320-char remark

    Show marketing remark (1320 chars)

    This like new 4 bedroom, 2.5 bath, two-story craftsman home offers modern comfort, thoughtful design, and exceptional value. Only four years old, it features contemporary fixtures and finishes throughout, creating a warm and inviting atmosphere. The open concept main level is filled with natural light, with a breakfast area perfectly positioned between the kitchen and family room-ideal for everyday living and entertaining. The kitchen includes granite countertops, abundant cabinetry, and stainless-steel appliances (built-in microwave, stove, and dishwasher). Refrigerator, washer/dryer, and mounted TVs are excluded from the sale. All four bedrooms are located upstairs, offering privacy and generous space for the entire household. The expansive primary suite includes a vaulted ceiling, garden tub, separate shower, and double sink vanity. Additional highlights include finished spacious 2car garage, convenient second floor laundry room, free home warranty valid through October 2026. Impeccably maintained and truly move in ready. This home is perfect for families, first-time buyers, and anyone who loves to entertain. Don't miss your chance-schedule a private tour today and envision your future in this exceptional property! Home qualifies for USDA 100% Downpayment assistance and is in a X Flood zone!

15. 2026-04-30
    historical Active Under Contract 1320-char remark

    Show marketing remark (1320 chars)

    This like new 4 bedroom, 2.5 bath, two-story craftsman home offers modern comfort, thoughtful design, and exceptional value. Only four years old, it features contemporary fixtures and finishes throughout, creating a warm and inviting atmosphere. The open concept main level is filled with natural light, with a breakfast area perfectly positioned between the kitchen and family room-ideal for everyday living and entertaining. The kitchen includes granite countertops, abundant cabinetry, and stainless-steel appliances (built-in microwave, stove, and dishwasher). Refrigerator, washer/dryer, and mounted TVs are excluded from the sale. All four bedrooms are located upstairs, offering privacy and generous space for the entire household. The expansive primary suite includes a vaulted ceiling, garden tub, separate shower, and double sink vanity. Additional highlights include finished spacious 2car garage, convenient second floor laundry room, free home warranty valid through October 2026. Impeccably maintained and truly move in ready. This home is perfect for families, first-time buyers, and anyone who loves to entertain. Don't miss your chance-schedule a private tour today and envision your future in this exceptional property! Home qualifies for USDA 100% Downpayment assistance and is in a X Flood zone!

16. 2026-04-27
    price $299,900 1320-char remark

    Show marketing remark (1320 chars)

    This like new 4 bedroom, 2.5 bath, two-story craftsman home offers modern comfort, thoughtful design, and exceptional value. Only four years old, it features contemporary fixtures and finishes throughout, creating a warm and inviting atmosphere. The open concept main level is filled with natural light, with a breakfast area perfectly positioned between the kitchen and family room-ideal for everyday living and entertaining. The kitchen includes granite countertops, abundant cabinetry, and stainless-steel appliances (built-in microwave, stove, and dishwasher). Refrigerator, washer/dryer, and mounted TVs are excluded from the sale. All four bedrooms are located upstairs, offering privacy and generous space for the entire household. The expansive primary suite includes a vaulted ceiling, garden tub, separate shower, and double sink vanity. Additional highlights include finished spacious 2car garage, convenient second floor laundry room, free home warranty valid through October 2026. Impeccably maintained and truly move in ready. This home is perfect for families, first-time buyers, and anyone who loves to entertain. Don't miss your chance-schedule a private tour today and envision your future in this exceptional property! Home qualifies for USDA 100% Downpayment assistance and is in a X Flood zone!

17. 2026-03-05
    price $320,000 1320-char remark

    Show marketing remark (1320 chars)

    This like new 4 bedroom, 2.5 bath, two-story craftsman home offers modern comfort, thoughtful design, and exceptional value. Only four years old, it features contemporary fixtures and finishes throughout, creating a warm and inviting atmosphere. The open concept main level is filled with natural light, with a breakfast area perfectly positioned between the kitchen and family room-ideal for everyday living and entertaining. The kitchen includes granite countertops, abundant cabinetry, and stainless-steel appliances (built-in microwave, stove, and dishwasher). Refrigerator, washer/dryer, and mounted TVs are excluded from the sale. All four bedrooms are located upstairs, offering privacy and generous space for the entire household. The expansive primary suite includes a vaulted ceiling, garden tub, separate shower, and double sink vanity. Additional highlights include finished spacious 2car garage, convenient second floor laundry room, free home warranty valid through October 2026. Impeccably maintained and truly move in ready. This home is perfect for families, first-time buyers, and anyone who loves to entertain. Don't miss your chance-schedule a private tour today and envision your future in this exceptional property! Home qualifies for USDA 100% Downpayment assistance and is in a X Flood zone!

18. 2026-01-27
    price $324,900 1320-char remark

    Show marketing remark (1320 chars)

    This like new 4 bedroom, 2.5 bath, two-story craftsman home offers modern comfort, thoughtful design, and exceptional value. Only four years old, it features contemporary fixtures and finishes throughout, creating a warm and inviting atmosphere. The open concept main level is filled with natural light, with a breakfast area perfectly positioned between the kitchen and family room-ideal for everyday living and entertaining. The kitchen includes granite countertops, abundant cabinetry, and stainless-steel appliances (built-in microwave, stove, and dishwasher). Refrigerator, washer/dryer, and mounted TVs are excluded from the sale. All four bedrooms are located upstairs, offering privacy and generous space for the entire household. The expansive primary suite includes a vaulted ceiling, garden tub, separate shower, and double sink vanity. Additional highlights include finished spacious 2car garage, convenient second floor laundry room, free home warranty valid through October 2026. Impeccably maintained and truly move in ready. This home is perfect for families, first-time buyers, and anyone who loves to entertain. Don't miss your chance-schedule a private tour today and envision your future in this exceptional property! Home qualifies for USDA 100% Downpayment assistance and is in a X Flood zone!

19. 2025-12-10
    listed $329,900 New 1320-char remark

    Show marketing remark (1320 chars)

    This like new 4 bedroom, 2.5 bath, two-story craftsman home offers modern comfort, thoughtful design, and exceptional value. Only four years old, it features contemporary fixtures and finishes throughout, creating a warm and inviting atmosphere. The open concept main level is filled with natural light, with a breakfast area perfectly positioned between the kitchen and family room-ideal for everyday living and entertaining. The kitchen includes granite countertops, abundant cabinetry, and stainless-steel appliances (built-in microwave, stove, and dishwasher). Refrigerator, washer/dryer, and mounted TVs are excluded from the sale. All four bedrooms are located upstairs, offering privacy and generous space for the entire household. The expansive primary suite includes a vaulted ceiling, garden tub, separate shower, and double sink vanity. Additional highlights include finished spacious 2car garage, convenient second floor laundry room, free home warranty valid through October 2026. Impeccably maintained and truly move in ready. This home is perfect for families, first-time buyers, and anyone who loves to entertain. Don't miss your chance-schedule a private tour today and envision your future in this exceptional property! Home qualifies for USDA 100% Downpayment assistance and is in a X Flood zone!

20. 2021-09-21
    soldstatus $49,950

ⓘ 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: $3,527 · $294/mo
• Projected year-2 tax: $3,527 · $294/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 ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $29,221
• − Mortgage interest: −$16,637
• − Property taxes: −$3,527
• − Insurance: −$1,485
• − Repairs & maintenance: −$2,338
• − Management: −$2,338
• − HOA: −$324
• − Depreciation: −$8,640
• Taxable loss: −$6,067
• Est. tax savings @ 24.0%: +$1,456
• After-tax cash flow: $515/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

+500.4% since first listed

7 events — show timeline

• 2026-05-02 Relisted — GAMLS
• 2026-04-30 Contingent — GAMLS
• 2026-04-27 Price Changed $299,900 GAMLS
• 2026-03-05 Price Changed $320,000 GAMLS
• 2026-01-27 Price Changed $324,900 GAMLS
• 2025-12-10 Listed $329,900 GAMLS
• 2021-09-21 Sold (Public Records) $49,950 Public Records

Property tax history

+84.4%/yr

Latest (2025): $3,527 · +9.1% YoY. Source: county tax records.