2 Mallory Dr · Adairsville, GA 30103

$292,000

3 bd · 2.0 ba · 1,274 sqft · SingleFamily public records · 98 Days on market

Built 2000 0.58 ac lot Est $284k · at est.

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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).

• Appreciation +9.8/10.0
• Cash flow +8.0/30.0
• ARV discount +6.2/15.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• 1% rule +1.7/10.0

Listing remarks MLS

Welcome home to this beautiful, immaculate property featuring a desirable split-bedroom design and a bright, open great room with an inviting kitchen-perfect for everyday living and entertaining. The drive-under basement offers a spacious rec room or optional 4th bedroom, plus abundant storage. Enjoy the large, fenced backyard with plenty of space to play and relax. Located in a great neighborhood near parks and a playground, and just minutes to I-75 with easy access to Cartersville, Calhoun, and Rome. Priced to sell-this is a must-see! Come home and get ready to relax.

Key facts

• Split-bedroom design
• Drive-under basement
• Fenced backyard

Tags

• SPLIT-BEDROOM DESIGN
• DRIVE-UNDER BASEMENT
• FENCED BACKYARD
• EASY ACCESS TO I-75

Property features AI

Finance

• HOA & community: Community features: Other

Exterior

• Parking: 2-car garage (garage faces side); Driveway parking; Open parking available
• Utilities: Public water; Septic tank sewer; Electric service (110V; 220V in laundry); Cable and phone available
• Home design: Two levels; Finished daylight basement with exterior entry; Bonus room
• Construction: Shingle/composition roof; Construction: Other
• Exterior features: Front and rear porches; Rain gutters

Interior

• Kitchen: Breakfast bar; White cabinets; Eat-in kitchen; Solid surface countertops; Dishwasher; Electric range; Refrigerator
• Bedrooms: Three main-level bedrooms; Split bedroom floor plan
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms; Master bath with double vanity and separate tub/shower
• Heating & cooling: Central heating (propane); Central electric air conditioning; Thermostat (energy efficient feature)
• Interior features: Cathedral ceilings and 9-ft+ high ceilings on the main level; Insulated windows; Gas log fireplace (1)
• Laundry & utility: Laundry room on lower level; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $292k.

Deal economics

• At list price, monthly cash flow is $-300 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (18.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (32.7% below list).
• Recommended offer: $197k (32.7% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 4.1% in Adairsville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 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 30% 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 $30k of equity ($2k loan paydown + $28k appreciation (9.7% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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 $253k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $196,568 (32.7% 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 98 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.67% ✗
• Cap rate: 5.06%
• Cash-on-cash: -4.40%
• DSCR: 0.80
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $284,102
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Mallory Dr	0.00mi	3/2.0	1,274 (0%)	1mo	$294,000	$231	100
305 Rail Dr. Dr	0.26mi	3/2.0	1,260 (-1%)	1mo	$274,900	$218	85
118 Manning Mill Rd NW	0.13mi	3/2.0	1,158 (-9%)	3mo	$255,000	$220	76
19 Millers Way	0.24mi	3/2.0	1,175 (-8%)	9mo	$280,000	$238	68
14 Station Ct	0.48mi	3/2.0	1,237 (-3%)	6mo	$266,000	$215	68
419 Rail Overlook	0.49mi	3/2.0	1,352 (+6%)	4mo	$272,500	$202	64
12 Millstone Pt	0.23mi	3/2.0	1,220 (-4%)	23mo	$272,500	$223	63
238 Station Way	0.48mi	4/2.5 (+1)	1,290 (+1%)	13mo	$300,000	$233	58
54 Horseshow Rd NW	0.38mi	3/2.0	1,120 (-12%)	21mo	$255,000	$228	44

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: 20.4%
• Equity multiple: 2.62×
• Total profit: $132,849
• Equity at exit: $255,606

10-year hold

• IRR: 18.6%
• Equity multiple: 5.95×
• Total profit: $404,346
• Equity at exit: $543,482

Cash invested: $81,760 (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: 12.4×

Monthly cashflow live

• Estimated rent: $1,966 medium
• Mortgage (P&I): −$1,531
• Tax from tax record: −$200 /mo · $2,399/yr
• Insurance: −$122
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $-300

Break-even live

Break-even rent $2,345

Max offer price $239,007

Occupancy floor —

Sensitivity live

Price	-10% $-135	-5% $-217	+0% $-300	+5% $-383	+10% $-465
Rent	-10% $-455	-5% $-378	+0% $-300	+5% $-222	+10% $-145
Rate	-1.0pp $-153	-0.5pp $-226	base $-300	+0.5pp $-376	+1.0pp $-453

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: $73,000
• Closing costs: $8,760
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
317 Rail Dr Adairsville, GA	3.0	2.0	1246	$1,710	$1.37	1d	1	0.36mi
115 Village Green Dr NW Unit 166 Adairsville, GA	3.0	2.5	1538	$1,845	$1.20	1d	1	0.52mi
305 Rolling Green Dr NW Adairsville, GA	3.0	2.5	1538	$1,850	$1.20	5d	1	0.54mi

Listing history 16 events

1. 2026-05-07
   status Pending
2. 2026-04-29
   status Under Contract 576-char remark

   Show marketing remark (576 chars)

   Welcome home to this beautiful, immaculate property featuring a desirable split-bedroom design and a bright, open great room with an inviting kitchen-perfect for everyday living and entertaining. The drive-under basement offers a spacious rec room or optional 4th bedroom, plus abundant storage. Enjoy the large, fenced backyard with plenty of space to play and relax. Located in a great neighborhood near parks and a playground, and just minutes to I-75 with easy access to Cartersville, Calhoun, and Rome. Priced to sell-this is a must-see! Come home and get ready to relax.

3. 2026-04-29
   historical Active Under Contract

   Show marketing remark (576 chars)

   Welcome home to this beautiful, immaculate property featuring a desirable split-bedroom design and a bright, open great room with an inviting kitchen-perfect for everyday living and entertaining. The drive-under basement offers a spacious rec room or optional 4th bedroom, plus abundant storage. Enjoy the large, fenced backyard with plenty of space to play and relax. Located in a great neighborhood near parks and a playground, and just minutes to I-75 with easy access to Cartersville, Calhoun, and Rome. Priced to sell-this is a must-see! Come home and get ready to relax.

4. 2026-04-16
   price $292,000 576-char remark

   Show marketing remark (576 chars)

   Welcome home to this beautiful, immaculate property featuring a desirable split-bedroom design and a bright, open great room with an inviting kitchen-perfect for everyday living and entertaining. The drive-under basement offers a spacious rec room or optional 4th bedroom, plus abundant storage. Enjoy the large, fenced backyard with plenty of space to play and relax. Located in a great neighborhood near parks and a playground, and just minutes to I-75 with easy access to Cartersville, Calhoun, and Rome. Priced to sell-this is a must-see! Come home and get ready to relax.

5. 2026-04-16
   price $292,000

   Show marketing remark (576 chars)

   Welcome home to this beautiful, immaculate property featuring a desirable split-bedroom design and a bright, open great room with an inviting kitchen-perfect for everyday living and entertaining. The drive-under basement offers a spacious rec room or optional 4th bedroom, plus abundant storage. Enjoy the large, fenced backyard with plenty of space to play and relax. Located in a great neighborhood near parks and a playground, and just minutes to I-75 with easy access to Cartersville, Calhoun, and Rome. Priced to sell-this is a must-see! Come home and get ready to relax.

6. 2026-02-26
   price $300,000 576-char remark

   Show marketing remark (576 chars)

   Welcome home to this beautiful, immaculate property featuring a desirable split-bedroom design and a bright, open great room with an inviting kitchen-perfect for everyday living and entertaining. The drive-under basement offers a spacious rec room or optional 4th bedroom, plus abundant storage. Enjoy the large, fenced backyard with plenty of space to play and relax. Located in a great neighborhood near parks and a playground, and just minutes to I-75 with easy access to Cartersville, Calhoun, and Rome. Priced to sell-this is a must-see! Come home and get ready to relax.

7. 2026-02-26
   price $300,000

   Show marketing remark (576 chars)

   Welcome home to this beautiful, immaculate property featuring a desirable split-bedroom design and a bright, open great room with an inviting kitchen-perfect for everyday living and entertaining. The drive-under basement offers a spacious rec room or optional 4th bedroom, plus abundant storage. Enjoy the large, fenced backyard with plenty of space to play and relax. Located in a great neighborhood near parks and a playground, and just minutes to I-75 with easy access to Cartersville, Calhoun, and Rome. Priced to sell-this is a must-see! Come home and get ready to relax.

8. 2026-01-28
   listed $305,000 Active

   Show marketing remark (576 chars)

   Welcome home to this beautiful, immaculate property featuring a desirable split-bedroom design and a bright, open great room with an inviting kitchen-perfect for everyday living and entertaining. The drive-under basement offers a spacious rec room or optional 4th bedroom, plus abundant storage. Enjoy the large, fenced backyard with plenty of space to play and relax. Located in a great neighborhood near parks and a playground, and just minutes to I-75 with easy access to Cartersville, Calhoun, and Rome. Priced to sell-this is a must-see! Come home and get ready to relax.

9. 2026-01-28
   listed $305,000 New 576-char remark

   Show marketing remark (576 chars)

   Welcome home to this beautiful, immaculate property featuring a desirable split-bedroom design and a bright, open great room with an inviting kitchen-perfect for everyday living and entertaining. The drive-under basement offers a spacious rec room or optional 4th bedroom, plus abundant storage. Enjoy the large, fenced backyard with plenty of space to play and relax. Located in a great neighborhood near parks and a playground, and just minutes to I-75 with easy access to Cartersville, Calhoun, and Rome. Priced to sell-this is a must-see! Come home and get ready to relax.

10. 2025-12-16
    soldstatus $253,000
11. 2009-10-19
    soldstatus $123,800
12. 2009-10-15
    soldstatus $123,800 296-char remark

    Show marketing remark (296 chars)

    Beautiful/immaculate home. Split bdrm design,bright & pretty great room/kitchen.Drive under basement with rec rm or 4th bdrm,lots of storage. Large fenced back yard, great play area. Nice sub. near to park & playground, minutes to I-75,Cartersville/Calhoun/Rome..priced to SELL! MUST SEE.

13. 2009-07-15
    listed $126,900 296-char remark

    Show marketing remark (296 chars)

    Beautiful/immaculate home. Split bdrm design,bright & pretty great room/kitchen.Drive under basement with rec rm or 4th bdrm,lots of storage. Large fenced back yard, great play area. Nice sub. near to park & playground, minutes to I-75,Cartersville/Calhoun/Rome..priced to SELL! MUST SEE.

14. 2006-05-17
    soldstatus $131,300
15. 2000-08-01
    soldstatus $99,400
16. 2000-06-01
    soldstatus $18,000

ⓘ 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: $2,399 · $200/mo
• Projected year-2 tax: $2,686 · $224/mo
• Expected delta: +$287/yr (+$24/mo · 12.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $23,588
• − Mortgage interest: −$16,357
• − Property taxes: −$2,399
• − Insurance: −$1,460
• − Repairs & maintenance: −$1,887
• − Management: −$1,887
• − Depreciation: −$8,495
• Taxable loss: −$8,896
• Est. tax savings @ 24.0%: +$2,135
• After-tax cash flow: $-1,465/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

+1522.2% since first listed

16 events — show timeline

• 2026-05-07 Pending — FMLS
• 2026-04-29 Pending — GAMLS
• 2026-04-29 Contingent — FMLS
• 2026-04-16 Price Changed $292,000 GAMLS
• 2026-04-16 Price Changed $292,000 FMLS
• 2026-02-26 Price Changed $300,000 GAMLS
• 2026-02-26 Price Changed $300,000 FMLS
• 2026-01-28 Listed $305,000 GAMLS
• 2026-01-28 Listed $305,000 FMLS
• 2025-12-16 Sold (Public Records) $253,000 Public Records
• 2009-10-19 Sold (Public Records) $123,800 Public Records
• 2009-10-15 Sold (MLS) $123,800 FMLS
• 2009-07-15 Listed $126,900 FMLS
• 2006-05-17 Sold (Public Records) $131,300 Public Records
• 2000-08-01 Sold (Public Records) $99,400 Public Records
• 2000-06-01 Sold (Public Records) $18,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $2,399 · -9.0% YoY. Source: county tax records.