58 Princeton Glen Ct · Adairsville, GA 30103

$199,000

2 bd · 2.5 ba · 1,188 sqft · SingleFamily public records · 11 Days on market

Built 2003 1,742 sqft lot Est $151k · 32% over $35/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 +12.7/30.0
• Appreciation +9.8/10.0
• DSCR +3.8/10.0
• Livability +3.6/5.0
• 1% rule +3.0/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Updated 2BR/2.5BA end-unit townhome with a bright, open main level featuring a spacious living room, kitchen, and breakfast area plus convenient half bath. Upstairs offers two generously sized bedrooms, each with a private full bath. Enjoy a fenced backyard-perfect for pets or relaxing. End unit provides added privacy and natural light. Move-in ready and priced to sell!

Key facts

• End unit
• Private full bath
• Fenced backyard

Tags

• FENCED BACKYARD
• END UNIT
• BRIGHT OPEN MAIN LEVEL
• PRIVATE FULL BATH

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-22 ($-261/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (20.3% below list).
• Recommended offer: $159k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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; 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 $21k of equity ($1k loan paydown + $19k appreciation (9.7% local appreciation)).
• At projected returns (9.7% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,607 (20.3% 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: 0.80% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.47%
• DSCR: 0.98
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $150,876
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
677 Poplar Springs Rd	0.31mi	2/1.0	1,080 (-9%)	6mo	$137,000	$127	59

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: 23.2%
• Equity multiple: 2.83×
• Total profit: $102,187
• Equity at exit: $174,197

10-year hold

• IRR: 20.7%
• Equity multiple: 6.40×
• Total profit: $300,738
• Equity at exit: $370,387

Cash invested: $55,720 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,586 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$113 /mo · $1,359/yr
• Insurance: −$83
• HOA: −$35
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $-22

Break-even live

Break-even rent $1,614

Max offer price $195,164

Occupancy floor 96%

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: $49,750
• Closing costs: $5,970
• 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	43d	1	0.99mi
141 Madison Pl Adairsville, GA	2.0	2.5	1188	$1,450	$1.22	12d	1	1.00mi
141 Madison Pl Adairsville, GA	2.0	2.5	1188	$1,450	$1.22	7d	1	1.00mi
95 Bruce St Apt B Adairsville, GA	2.0	1.0	750	$995	$1.33	17d	1	1.25mi

HOA detail

• Monthly dues: $35 · $420/yr

Listing history 20 events

1. 2026-05-22
   soldstatus $197,500 Sold 372-char remark

   Show marketing remark (372 chars)

   Updated 2BR/2.5BA end-unit townhome with a bright, open main level featuring a spacious living room, kitchen, and breakfast area plus convenient half bath. Upstairs offers two generously sized bedrooms, each with a private full bath. Enjoy a fenced backyard-perfect for pets or relaxing. End unit provides added privacy and natural light. Move-in ready and priced to sell!

2. 2026-04-29
   status Under Contract 372-char remark

   Show marketing remark (372 chars)

   Updated 2BR/2.5BA end-unit townhome with a bright, open main level featuring a spacious living room, kitchen, and breakfast area plus convenient half bath. Upstairs offers two generously sized bedrooms, each with a private full bath. Enjoy a fenced backyard-perfect for pets or relaxing. End unit provides added privacy and natural light. Move-in ready and priced to sell!

3. 2026-04-26
   status Pending
4. 2026-04-25
   historical Active Under Contract 372-char remark

   Show marketing remark (372 chars)

   Updated 2BR/2.5BA end-unit townhome with a bright, open main level featuring a spacious living room, kitchen, and breakfast area plus convenient half bath. Upstairs offers two generously sized bedrooms, each with a private full bath. Enjoy a fenced backyard-perfect for pets or relaxing. End unit provides added privacy and natural light. Move-in ready and priced to sell!

5. 2026-04-25
   historical Active Under Contract

   Show marketing remark (372 chars)

   Updated 2BR/2.5BA end-unit townhome with a bright, open main level featuring a spacious living room, kitchen, and breakfast area plus convenient half bath. Upstairs offers two generously sized bedrooms, each with a private full bath. Enjoy a fenced backyard-perfect for pets or relaxing. End unit provides added privacy and natural light. Move-in ready and priced to sell!

6. 2026-04-14
   listed $199,000 New 372-char remark

   Show marketing remark (372 chars)

   Updated 2BR/2.5BA end-unit townhome with a bright, open main level featuring a spacious living room, kitchen, and breakfast area plus convenient half bath. Upstairs offers two generously sized bedrooms, each with a private full bath. Enjoy a fenced backyard-perfect for pets or relaxing. End unit provides added privacy and natural light. Move-in ready and priced to sell!

7. 2026-04-14
   listed $199,000 Active

   Show marketing remark (372 chars)

   Updated 2BR/2.5BA end-unit townhome with a bright, open main level featuring a spacious living room, kitchen, and breakfast area plus convenient half bath. Upstairs offers two generously sized bedrooms, each with a private full bath. Enjoy a fenced backyard-perfect for pets or relaxing. End unit provides added privacy and natural light. Move-in ready and priced to sell!

8. 2016-04-15
   price $59,900 288-char remark

   Show marketing remark (288 chars)

   Newly Renovated 2 Bedroom/ 2.5 bath end-unit townhome! Spacious Living Room, Kitchen/Breakfast area and 1/2 Bath located conveniently on the main level! Small fenced in back yard is great for pets! 2 Bedrooms located upstaris; BOTH have their own full bathrooms! This property is a steal!

9. 2016-04-05
   price $59,900
10. 2016-04-04
    price $62,000
11. 2016-03-30
    soldstatus $62,000 Sold 288-char remark

    Show marketing remark (288 chars)

    Newly Renovated 2 Bedroom/ 2.5 bath end-unit townhome! Spacious Living Room, Kitchen/Breakfast area and 1/2 Bath located conveniently on the main level! Small fenced in back yard is great for pets! 2 Bedrooms located upstaris; BOTH have their own full bathrooms! This property is a steal!

12. 2016-03-30
    soldstatus $62,000 Sold

    Show marketing remark (288 chars)

    Newly Renovated 2 Bedroom/ 2.5 bath end-unit townhome! Spacious Living Room, Kitchen/Breakfast area and 1/2 Bath located conveniently on the main level! Small fenced in back yard is great for pets! 2 Bedrooms located upstaris; BOTH have their own full bathrooms! This property is a steal!

13. 2016-03-09
    status Under Contract 288-char remark

    Show marketing remark (288 chars)

    Newly Renovated 2 Bedroom/ 2.5 bath end-unit townhome! Spacious Living Room, Kitchen/Breakfast area and 1/2 Bath located conveniently on the main level! Small fenced in back yard is great for pets! 2 Bedrooms located upstaris; BOTH have their own full bathrooms! This property is a steal!

14. 2016-03-09
    historical Pending

    Show marketing remark (288 chars)

    Newly Renovated 2 Bedroom/ 2.5 bath end-unit townhome! Spacious Living Room, Kitchen/Breakfast area and 1/2 Bath located conveniently on the main level! Small fenced in back yard is great for pets! 2 Bedrooms located upstaris; BOTH have their own full bathrooms! This property is a steal!

15. 2016-03-09
    price $62,000 288-char remark

    Show marketing remark (288 chars)

    Newly Renovated 2 Bedroom/ 2.5 bath end-unit townhome! Spacious Living Room, Kitchen/Breakfast area and 1/2 Bath located conveniently on the main level! Small fenced in back yard is great for pets! 2 Bedrooms located upstaris; BOTH have their own full bathrooms! This property is a steal!

16. 2016-03-01
    listed $59,900 New 288-char remark

    Show marketing remark (288 chars)

    Newly Renovated 2 Bedroom/ 2.5 bath end-unit townhome! Spacious Living Room, Kitchen/Breakfast area and 1/2 Bath located conveniently on the main level! Small fenced in back yard is great for pets! 2 Bedrooms located upstaris; BOTH have their own full bathrooms! This property is a steal!

17. 2016-03-01
    listed $59,900 Active

    Show marketing remark (288 chars)

    Newly Renovated 2 Bedroom/ 2.5 bath end-unit townhome! Spacious Living Room, Kitchen/Breakfast area and 1/2 Bath located conveniently on the main level! Small fenced in back yard is great for pets! 2 Bedrooms located upstaris; BOTH have their own full bathrooms! This property is a steal!

18. 2004-03-01
    soldstatus $55,000
19. 2004-01-22
    soldstatus $80,200
20. 2003-08-01
    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: $1,359 · $113/mo
• Projected year-2 tax: $1,831 · $153/mo
• Expected delta: +$472/yr (+$39/mo · 34.8%)

ⓘ 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 · 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: $19,033
• − Mortgage interest: −$11,147
• − Property taxes: −$1,359
• − Insurance: −$995
• − Repairs & maintenance: −$1,523
• − Management: −$1,523
• − HOA: −$420
• − Depreciation: −$5,789
• Taxable loss: −$3,722
• Est. tax savings @ 24.0%: +$893
• After-tax cash flow: $633/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

+1216.7% since first listed

20 events — show timeline

• 2026-05-22 Sold (MLS) $197,500 GAMLS
• 2026-04-29 Pending — GAMLS
• 2026-04-26 Pending — FMLS
• 2026-04-25 Contingent — GAMLS
• 2026-04-25 Contingent — FMLS
• 2026-04-14 Listed $199,000 FMLS
• 2026-04-14 Listed $199,000 GAMLS
• 2016-04-15 Price Changed $59,900 GAMLS
• 2016-04-05 Price Changed $59,900 FMLS
• 2016-04-04 Price Changed $62,000 FMLS
• 2016-03-30 Sold (MLS) $62,000 GAMLS
• 2016-03-30 Sold (MLS) $62,000 FMLS
• 2016-03-09 Pending — GAMLS
• 2016-03-09 Contingent — FMLS
• 2016-03-09 Price Changed $62,000 GAMLS
• 2016-03-01 Listed $59,900 GAMLS
• 2016-03-01 Listed $59,900 FMLS
• 2004-03-01 Sold (Public Records) $55,000 Public Records
• 2004-01-22 Sold (Public Records) $80,200 Public Records
• 2003-08-01 Sold (Public Records) $15,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,359 · -1.1% YoY. Source: county tax records.