141 Village Green Dr NW · Adairsville, GA 30103

$249,000

3 bd · 2.5 ba · 1,560 sqft · SingleFamily public records · 28 Days on market

Built 2024 Good condition 1,742 sqft lot Est $287k · 13% under $140/mo HOA · 7% 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).

• ARV discount +13.5/15.0
• Appreciation +9.8/10.0
• Cash flow +9.6/30.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• 1% rule +3.1/10.0
• Schools +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

This is your Opportunity to Own this Beautiful & Well Maintained TownHome located in the Village Green Community! This is the "Kaye" Plan which features 3 Bedrooms with 2.5 Baths. The Main Level features beautiful LVP Flooring, Open-concept flow in the the Kitchen & Great Room. The Kitchen features Quartz Countertops, Large Kitchen Island, Stainless Steel Appliances, Tiled Backsplash Open view to Great Room. The Great Room is Bright & Open, Features an Electric Fireplace and perfect for family gatherings. The Master Suite features a Spa Style Bth with a Large Tiled Shower w/ Fiberglass Base, Doubles Vanities & Two Large Walk-in Closets. The two Additional Bedrooms are Spacious & Bright. This Home is Perfect for you, Located Minutes from the Interstates & Shopping. THIS HOME IS USDA APPROVED!!!

Key facts

• Large kitchen island
• Quartz countertops
• Tiled backsplash

Tags

• LVP FLOORING
• QUARTZ COUNTERTOPS
• LARGE KITCHEN ISLAND
• STAINLESS STEEL APPLIANCES
• TILED BACKSPLASH
• ELECTRIC FIREPLACE

Property features AI

Finance

• Other: Paved road access; GPS-friendly directions; Located in Bartow County
• HOA & community: Community association with quarterly fee of $420; Association covers grounds maintenance; Community features include nearby schools, shopping, trails/greenway, and a playground

Exterior

• Parking: 2-car garage; Garage faces front
• Utilities: Private water; Public sewer; 220-volt electrical service; Cable available; Electricity available; Natural gas available; Phone available; Sewer available
• Home design: Two-story home; Resale property; Fee simple ownership
• Construction: Cement siding; Composition roof; Slab foundation; Built as existing (resale)
• Exterior features: Private yard; Covered patio/porch; Deck

Interior

• Kitchen: Breakfast bar; White cabinets; Eat-in kitchen; Kitchen island; Pantry; Solid surface counters; View to family room; Dishwasher; Disposal; Microwave; Refrigerator
• Bedrooms: Three bedrooms on the upper level
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with separate his-and-hers and double vanity
• Heating & cooling: Central heating (zoned); Central air (zoned)
• Interior features: Entrance foyer; Double vanity; Insulated windows; 1 common wall; Open-concept dining area; Family room
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $249k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-167 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (11.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (19.4% below list).
• Recommended offer: $201k (19.4% 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: 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,618 units permitted in Bartow County in 2024 (265 in 5+ unit buildings).
• This rent runs 31% 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 $26k of equity ($2k loan paydown + $24k appreciation (9.7% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,643 (19.4% 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. 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: 0.81% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.87%
• DSCR: 0.87
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $287,040
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
47 Horseshow Rd NW	0.12mi	3/2.0	1,550 (-1%)	21mo	$320,000	$206	74
21 Manning Mill Way Way	0.17mi	4/3.0 (+1)	1,732 (+11%)	12mo	$310,000	$179	57
699 Old Highway 41 #699	0.43mi	4/2.0 (+1)	1,768 (+13%)	7mo	$324,900	$184	45

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: 21.5%
• Equity multiple: 2.71×
• Total profit: $119,065
• Equity at exit: $217,965

10-year hold

• IRR: 19.4%
• Equity multiple: 6.13×
• Total profit: $357,583
• Equity at exit: $463,449

Cash invested: $69,720 (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: 182
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,006 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$202 /mo · $2,428/yr
• Insurance: −$104
• HOA: −$140
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $-167

Break-even live

Break-even rent $2,218

Max offer price $219,534

Occupancy floor —

Sensitivity live

Price	-10% $-26	-5% $-96	+0% $-167	+5% $-237	+10% $-308
Rent	-10% $-325	-5% $-246	+0% $-167	+5% $-88	+10% $-8
Rate	-1.0pp $-41	-0.5pp $-103	base $-167	+0.5pp $-231	+1.0pp $-297

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	4d	1	0.04mi
115 Village Green Dr NW Unit 166 Adairsville, GA	3.0	2.5	1538	$1,845	$1.20	0d	1	0.05mi
317 Rail Dr Adairsville, GA	3.0	2.0	1246	$1,710	$1.37	0d	1	0.85mi

HOA detail

• Monthly dues: $140 · $1,680/yr
• Likely covers: electric

Listing history 23 events

1. 2026-06-21
   days on market $249,000 Active 28 DOM
2. 2026-06-18
   days on market $249,000 Active 25 DOM
3. 2026-06-17
   days on market $249,000 Active 24 DOM
4. 2026-06-16
   days on market $249,000 Active 23 DOM
5. 2026-06-15
   days on market $249,000 Active 22 DOM
6. 2026-06-13
   days on market $249,000 Active 20 DOM
7. 2026-06-09
   days on market $249,000 Active 16 DOM
8. 2026-06-08
   days on market $249,000 Active 15 DOM
9. 2026-06-07
   days on market $249,000 Active 14 DOM
10. 2026-06-04
    pricedays on market $249,000 Active 11 DOM
11. 2026-06-03
    days on market $254,000 Active 10 DOM

    Show marketing remark (838 chars)

    This is your Opportunity to Own this Beautiful & Well Maintained TownHome located in the Village Green Community! This is the "Kaye" Plan which features 3 Bedrooms with 2.5 Baths. The Main Level features beautiful LVP Flooring, Open-concept flow in the the Kitchen & Great Room. The Kitchen features Quartz Countertops, Large Kitchen Island, Stainless Steel Appliances, Tiled Backsplash Open view to Great Room. The Great Room is Bright & Open, Features an Electric Fireplace and perfect for family gatherings. The Master Suite features a Spa Style Bth with a Large Tiled Shower w/ Fiberglass Base, Doubles Vanities & Two Large Walk-in Closets. The two Additional Bedrooms are Spacious & Bright. This Home is Perfect for you, Located Minutes from the Interstates & Shopping. THIS HOME IS USDA APPROVED!!!

12. 2026-06-02
    days on market $254,000 Active 9 DOM
13. 2026-06-01
    days on market $254,000 Active 8 DOM
14. 2026-05-31
    days on market $254,000 Active 7 DOM
15. 2026-05-06
    historical
16. 2026-03-06
    price $256,900
17. 2026-01-28
    listed $259,900 New
18. 2026-01-27
    historical
19. 2025-09-10
    listed $265,000 New
20. 2024-06-06
    historical $1,650
21. 2024-05-14
    price $1,650
22. 2024-05-06
    listed $2,100
23. 2023-10-02
    soldstatus $2,160,000

ⓘ 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 5/10 Major 7 d/yr ≥103°F today · 18 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: $24,077
• − Mortgage interest: −$13,948
• − Property taxes: −$2,428
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,926
• − Management: −$1,926
• − HOA: −$1,680
• − Depreciation: −$7,244
• Taxable loss: −$6,320
• Est. tax savings @ 24.0%: +$1,517
• After-tax cash flow: $-485/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 · 11 photos

Good 80/100 None rehab

This well-maintained townhome in the Village Green Community is move-in ready with good condition and potential for further value enhancement.

Value-add opportunities

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Replacing the carpet with hardwood flooring — Improves both resale and rental value
• Both Upgrading the kitchen appliances — Enhances the kitchen's functionality and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replacing the carpet with hardwood flooring — Improves both resale and rental value ↑
• Both Upgrading the kitchen appliances — Enhances the kitchen's functionality and appeal ↑

ⓘ 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

-88.5% since first listed

13 events — show timeline

• 2026-06-03 Price Changed $249,000 GAMLS
• 2026-06-03 Price Changed $249,000 FMLS
• 2026-05-25 Listed $254,000 FMLS
• 2026-05-25 Listed $254,000 GAMLS
• 2026-05-06 Listing Removed — GAMLS
• 2026-03-06 Price Changed $256,900 GAMLS
• 2026-01-28 Listed $259,900 GAMLS
• 2026-01-27 Listing Removed — GAMLS
• 2025-09-10 Listed $265,000 GAMLS
• 2024-06-06 Rental Removed $1,650 RENT.
• 2024-05-14 Price Changed $1,650 RENT.
• 2024-05-06 Listed for Rent $2,100 RENT.
• 2023-10-02 Sold (Public Records) $2,160,000 Public Records

Property tax history

+149.4%/yr

Latest (2025): $2,428 · +524.5% YoY. Source: county tax records.