25 Belfield Ct · Adairsville, GA 30103

$349,900

4 bd · 2.5 ba · 1,811 sqft · SingleFamily public records · 24 Days on market

Built 2022 10,454 sqft lot $193/sqft · 43% above area Est $323k · 8% over $33/mo HOA · 1% 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 +10.1/30.0
• Appreciation +9.8/10.0
• ARV discount +3.8/15.0
• Livability +3.6/5.0
• DSCR +2.9/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0

Listing remarks MLS

Plan 4623. Features a Craftsman Style exterior with brick accents. 4 bedroom/2.5 bath, 2 story floorplan. Main floor features includes kitchen with granite countertops and large island, separate dining room, laundry room and great room with fireplace. Upper floor features master bedroom with private bath and large walk-in closet, 3 additional bedrooms and full bath. Other features include kitchen puck lights, arches, and 2 car garage. Homes are now under construction and will be ready in 2-3 months.

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 2022

Property features AI

Finance

• Other: City street frontage; Asphalt/paved roads; GPS friendly location
• HOA & community: Homeowners association with an annual fee of $390

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer; 110-volt electric service; Underground utilities
• Home design: Two levels; Resale property; Cement siding; Shingle roof; Slab foundation
• Construction: Cement siding construction; Shingle roof; Slab foundation
• Exterior features: Patio; Rain gutters; Back yard fencing

Interior

• Kitchen: Breakfast bar; Kitchen island; Pantry; Solid surface countertops; Dishwasher; Microwave
• Bedrooms: Four upstairs bedrooms; Bedroom features: Other
• Flooring: Carpet; Luxury vinyl; Tile
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with double vanity and separate tub and shower
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Entrance foyer; 9 ft. ceilings on the main level; Walk-in closets; Double-pane windows; One fireplace in the family room
• Laundry & utility: Laundry room located on the upper level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-202 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $314k (10.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (26.6% below list).
• Recommended offer: $257k (26.6% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: Clear Creek Elementary School (math 48% / reading 27%, grade F, #474 of 1,228 statewide, top 39%, 675 students, 52% 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 48% 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 5d 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 39% 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 $36k of equity ($2k loan paydown + $34k appreciation (9.7% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $299k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $256,853 (26.6% 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: 0.73% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.48%
• DSCR: 0.89
• GRM: 11.4

CMA / ARV

• ARV (median comp): $323,038
• List price: $349,900
• Delta: 8.32%
• 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
18 Belfield Ct	0.05mi	4/2.0	1,800 (-1%)	16mo	$322,000	$179	82
50 Roundabout Ln	0.09mi	3/2.0 (-1)	1,818 (+0%)	8mo	$315,000	$173	81
60 Roundabout Ln NW	0.07mi	4/2.5	2,000 (+10%)	2mo	$319,000	$160	78
23 Winding Flower Walk	0.10mi	3/2.0 (-1)	1,765 (-2%)	9mo	$295,000	$167	77
205 Roundabout Ln	0.25mi	4/2.5	1,822 (+1%)	15mo	$299,900	$165	75
58 Roundabout Ln NW	0.06mi	4/3.0	1,613 (-11%)	2mo	$320,000	$198	75
103 Red Maple Way	0.29mi	4/2.5	1,829 (+1%)	12mo	$309,900	$169	75
207 Roundabout Ln	0.26mi	4/2.5	1,822 (+1%)	15mo	$309,900	$170	74
20 Belfield Ct	0.03mi	4/3.0	1,600 (-12%)	12mo	$315,000	$197	68
117 Red Maple Way	0.20mi	3/2.0 (-1)	1,605 (-11%)	2mo	$308,500	$192	63
24 Winding Flower Walk	0.10mi	3/2.0 (-1)	1,633 (-10%)	12mo	$315,000	$193	62
12 Roundabout Ln	0.20mi	4/2.5	2,020 (+12%)	15mo	$323,000	$160	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: 21.8%
• Equity multiple: 2.73×
• Total profit: $169,207
• Equity at exit: $306,289

10-year hold

• IRR: 19.6%
• Equity multiple: 6.17×
• Total profit: $506,168
• Equity at exit: $651,248

Cash invested: $97,972 (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: 11.4×

Monthly cashflow live

• Estimated rent: $2,569 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$218 /mo · $2,614/yr
• Insurance: −$146
• HOA: −$33
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $-202

Break-even live

Break-even rent $2,825

Max offer price $314,150

Occupancy floor —

Sensitivity live

Price	-10% $-4	-5% $-103	+0% $-202	+5% $-301	+10% $-400
Rent	-10% $-405	-5% $-304	+0% $-202	+5% $-101	+10% $1
Rate	-1.0pp $-26	-0.5pp $-113	base $-202	+0.5pp $-293	+1.0pp $-385

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
131 Red Maple Way NW Adairsville, GA	5.0	2.5	2316	$2,580	$1.11	46d	1	0.13mi
115 Village Green Dr NW Unit 166 Adairsville, GA	3.0	2.5	1538	$1,845	$1.20	1d	1	1.34mi
305 Rolling Green Dr NW Adairsville, GA	3.0	2.5	1538	$1,850	$1.20	4d	1	1.35mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 18 events

1. 2026-06-21
   days on market $349,900 Active 24 DOM
2. 2026-06-18
   days on market $349,900 Active 21 DOM
3. 2026-06-17
   days on market $349,900 Active 20 DOM
4. 2026-06-16
   days on market $349,900 Active 19 DOM
5. 2026-06-15
   days on market $349,900 Active 18 DOM
6. 2026-06-13
   days on market $349,900 Active 16 DOM
7. 2026-06-09
   days on market $349,900 Active 12 DOM
8. 2026-06-08
   days on market $349,900 Active 11 DOM
9. 2026-06-07
   days on market $349,900 Active 10 DOM
10. 2026-06-04
    days on market $349,900 Active 7 DOM
11. 2026-06-03
    days on market $349,900 Active 6 DOM
12. 2026-06-02
    days on market $349,900 Active 5 DOM
13. 2026-06-01
    days on market $349,900 Active 4 DOM
14. 2026-05-31
    days on market $349,900 Active 3 DOM
15. 2026-05-08
    historical $349,900 370-char remark
16. 2022-11-14
    soldstatus $298,700 Closed 504-char remark

    Show marketing remark (504 chars)

    Plan 4623. Features a Craftsman Style exterior with brick accents. 4 bedroom/2.5 bath, 2 story floorplan. Main floor features includes kitchen with granite countertops and large island, separate dining room, laundry room and great room with fireplace. Upper floor features master bedroom with private bath and large walk-in closet, 3 additional bedrooms and full bath. Other features include kitchen puck lights, arches, and 2 car garage. Homes are now under construction and will be ready in 2-3 months.

17. 2022-07-26
    listed $298,700 504-char remark

    Show marketing remark (504 chars)

    Plan 4623. Features a Craftsman Style exterior with brick accents. 4 bedroom/2.5 bath, 2 story floorplan. Main floor features includes kitchen with granite countertops and large island, separate dining room, laundry room and great room with fireplace. Upper floor features master bedroom with private bath and large walk-in closet, 3 additional bedrooms and full bath. Other features include kitchen puck lights, arches, and 2 car garage. Homes are now under construction and will be ready in 2-3 months.

18. 2022-07-26
    historical 504-char remark

    Show marketing remark (504 chars)

    Plan 4623. Features a Craftsman Style exterior with brick accents. 4 bedroom/2.5 bath, 2 story floorplan. Main floor features includes kitchen with granite countertops and large island, separate dining room, laundry room and great room with fireplace. Upper floor features master bedroom with private bath and large walk-in closet, 3 additional bedrooms and full bath. Other features include kitchen puck lights, arches, and 2 car garage. Homes are now under construction and will be ready in 2-3 months.

ⓘ 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: $2,614 · $218/mo
• Projected year-2 tax: $3,219 · $268/mo
• Expected delta: +$605/yr (+$50/mo · 23.2%)

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $30,822
• − Mortgage interest: −$19,600
• − Property taxes: −$2,614
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,466
• − Management: −$2,466
• − HOA: −$396
• − Depreciation: −$10,179
• Taxable loss: −$8,647
• Est. tax savings @ 24.0%: +$2,075
• After-tax cash flow: $-353/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

• 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

+17.1% since first listed

5 events — show timeline

• 2026-05-28 Listed $349,900 FMLS
• 2026-05-08 Coming Soon $349,900 FMLS
• 2022-11-14 Sold (MLS) $298,700 FMLS
• 2022-07-26 Listing Removed — FMLS
• 2022-07-26 Listed $298,700 FMLS

Property tax history

-3.0%/yr

Latest (2025): $2,614 · -4.1% YoY. Source: county tax records.