1358 Adairsvl Pleasant Vly Rd NW · Adairsville, GA 30103

$245,000

3 bd · 2.5 ba · 1,624 sqft · SingleFamily public records · 24 Days on market

Built 2001 0.39 ac lot Est $276k · 11% under

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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 +13.6/30.0
• ARV discount +12.6/15.0
• Appreciation +9.8/10.0
• DSCR +4.1/10.0
• Livability +3.6/5.0
• 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

Welcome home to this charming 4-bedroom, 2.5-bath residence nestled in the peaceful surroundings of Adairsville, GA. Built in 2001, this well-maintained home offers comfortable living with central heat and air, durable sheet vinyl flooring, and a cozy prefabricated fireplace perfect for relaxing evenings. As you enter the home, you are welcomed by an open floor plan with a warm and inviting feel, featuring high ceilings that showcase the spacious living area, dining room, and upstairs overlook. The main floor features the owner's suite, a half bath for guests, a hall closet, and a functional kitchen designed for everyday living and entertaining. From the kitchen, step out onto the back deck which is the perfect place to lounge, enjoy personal quiet time, or host family gatherings. Leading upstairs are three additional bedrooms, a full bath, two storage rooms, and a convenient laundry closet, offering space and functionality for growing families or guests. The exterior features low-maintenance aluminum/vinyl siding and an asphalt shingle roof, providing both durability and curb appeal. Located just minutes from I-75 and downtown Adairsville, this property combines convenience with peaceful living. Situated in a quiet neighborhood with a welcoming atmosphere, this home is truly one worth seeing. All information deemed reliable, but should be confirmed by Buyer.

Key facts

• Open floor plan
• Central heat and air
• High ceilings

Tags

• CENTRAL HEAT AND AIR
• DURABLE SHEET VINYL FLOORING
• COZY PREFABRICATED FIREPLACE
• OPEN FLOOR PLAN
• HIGH CEILINGS
• OWNER'S SUITE

Property features AI

Exterior

• Parking: Attached garage with 2 spaces and garage door opener; Driveway parking; Garage faces front; Additional open parking available; Kitchen-level entry
• Utilities: Public water; Public sewer; 110-volt electric
• Home design: Two-story home; Resale property
• Construction: Vinyl siding; Shingle roof; Block and concrete perimeter foundation
• Exterior features: Front porch; Deck; Rain gutters; Wood fencing

Interior

• Kitchen: Eat-in kitchen with laminate counters and cabinets; Dishwasher; Electric oven; Microwave; Refrigerator
• Bedrooms: Master on main; One main-level bedroom; Three upper-level bedrooms
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom; One full bathroom on the upper level; One half bathroom on the main level
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Cathedral ceilings; One fireplace in the family room; No shared/common walls

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $12 ($145/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (18.1% below list).
• Recommended offer: $201k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).
• 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 $25k of equity ($2k loan paydown + $24k appreciation (9.7% local appreciation)).
• At projected returns (9.7% appreciation + 3.0% rent growth), your $69k cash investment doubles in ~3 years — after that, you're playing with house money.
• 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 24 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $124k; list at $245k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $200,775 (18.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 6.35%
• Cash-on-cash: 0.21%
• DSCR: 1.01
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $276,080
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Winchester Ave	0.23mi	3/2.0	1,830 (+13%)	0mo	$354,900	$194	66
11 Dewey Dr	0.13mi	4/3.0 (+1)	1,752 (+8%)	10mo	$290,000	$166	66
1364 Adairsvl Pleasant Vly Rd NW	0.05mi	4/3.0 (+1)	1,801 (+11%)	13mo	$292,000	$162	62
111 Mckenzie St	0.58mi	3/1.0	1,657 (+2%)	4mo	$219,000	$132	60
1054 Adairsvl Pleasant Vly Rd NW	0.51mi	3/2.0	1,692 (+4%)	9mo	$280,000	$165	60
14 Maple Grove Dr	0.23mi	3/2.0	1,749 (+8%)	19mo	$322,000	$184	59
21 Carson Ct	0.11mi	4/3.0 (+1)	1,833 (+13%)	21mo	$280,000	$153	49
17 Dewey Dr	0.17mi	4/3.0 (+1)	1,391 (-14%)	20mo	$240,000	$173	45
119 Red Maple Way	0.41mi	4/2.5 (+1)	1,822 (+12%)	22mo	$308,900	$170	37
216 Patterson Ln	0.47mi	4/2.0 (+1)	1,404 (-14%)	16mo	$253,500	$181	35

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: 23.7%
• Equity multiple: 2.87×
• Total profit: $128,285
• Equity at exit: $214,464

10-year hold

• IRR: 21.1%
• Equity multiple: 6.48×
• Total profit: $375,613
• Equity at exit: $456,004

Cash invested: $68,600 (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: $2,008 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$187 /mo · $2,246/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $12

Break-even live

Break-even rent $1,992

Max offer price $245,000

Occupancy floor 94%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Triangle Ln Adairsville, GA	3.0	2.0	1545	$1,900	$1.23	43d	1	0.11mi
126 Lauren St Adairsville, GA	3.0	2.5	1400	$1,775	$1.27	43d	1	1.21mi
141 Madison Pl Adairsville, GA	2.0	2.5	1188	$1,450	$1.22	12d	1	1.25mi
141 Madison Pl Adairsville, GA	2.0	2.5	1188	$1,450	$1.22	7d	1	1.25mi
305 Rolling Green Dr NW Adairsville, GA	3.0	2.5	1538	$1,850	$1.20	3d	1	1.44mi
115 Village Green Dr NW Unit 166 Adairsville, GA	3.0	2.5	1538	$1,875	$1.22	18d	1	1.46mi

Listing history 19 events

1. 2026-06-18
   days on market $245,000 Active 24 DOM
2. 2026-06-18
   price $245,000 Active 23 DOM
3. 2026-06-17
   days on market $255,000 Active 23 DOM
4. 2026-06-16
   days on market $255,000 Active 22 DOM
5. 2026-06-15
   days on market $255,000 Active 21 DOM
6. 2026-06-13
   days on market $255,000 Active 19 DOM
7. 2026-06-09
   days on market $255,000 Active 15 DOM
8. 2026-06-08
   days on market $255,000 Active 14 DOM
9. 2026-06-07
   days on market $255,000 Active 13 DOM
10. 2026-06-04
    days on market $255,000 Active 10 DOM
11. 2026-06-03
    days on market $255,000 Active 9 DOM
12. 2026-06-02
    days on market $255,000 Active 8 DOM
13. 2026-06-01
    days on market $255,000 Active 7 DOM
14. 2026-05-31
    days on market $255,000 Active 6 DOM
15. 2026-05-24
    listed $255,000 Active

    Show marketing remark (1390 chars)

    Welcome home to this charming 4-bedroom, 2.5-bath residence nestled in the peaceful surroundings of Adairsville, GA. Built in 2001, this well-maintained home offers comfortable living with central heat and air, durable sheet vinyl flooring, and a cozy prefabricated fireplace perfect for relaxing evenings. As you enter the home, you are welcomed by an open floor plan with a warm and inviting feel, featuring high ceilings that showcase the spacious living area, dining room, and upstairs overlook. The main floor features the owner's suite, a half bath for guests, a hall closet, and a functional kitchen designed for everyday living and entertaining. From the kitchen, step out onto the back deck which is the perfect place to lounge, enjoy personal quiet time, or host family gatherings. Leading upstairs are three additional bedrooms, a full bath, two storage rooms, and a convenient laundry closet, offering space and functionality for growing families or guests. The exterior features low-maintenance aluminum/vinyl siding and an asphalt shingle roof, providing both durability and curb appeal. Located just minutes from I-75 and downtown Adairsville, this property combines convenience with peaceful living. Situated in a quiet neighborhood with a welcoming atmosphere, this home is truly one worth seeing. All information deemed reliable, but should be confirmed by Buyer.

16. 2026-05-24
    listed $255,000 New 1390-char remark

    Show marketing remark (1390 chars)

    Welcome home to this charming 4-bedroom, 2.5-bath residence nestled in the peaceful surroundings of Adairsville, GA. Built in 2001, this well-maintained home offers comfortable living with central heat and air, durable sheet vinyl flooring, and a cozy prefabricated fireplace perfect for relaxing evenings. As you enter the home, you are welcomed by an open floor plan with a warm and inviting feel, featuring high ceilings that showcase the spacious living area, dining room, and upstairs overlook. The main floor features the owner's suite, a half bath for guests, a hall closet, and a functional kitchen designed for everyday living and entertaining. From the kitchen, step out onto the back deck which is the perfect place to lounge, enjoy personal quiet time, or host family gatherings. Leading upstairs are three additional bedrooms, a full bath, two storage rooms, and a convenient laundry closet, offering space and functionality for growing families or guests. The exterior features low-maintenance aluminum/vinyl siding and an asphalt shingle roof, providing both durability and curb appeal. Located just minutes from I-75 and downtown Adairsville, this property combines convenience with peaceful living. Situated in a quiet neighborhood with a welcoming atmosphere, this home is truly one worth seeing. All information deemed reliable, but should be confirmed by Buyer.

17. 2005-07-12
    soldstatus $124,000
18. 2002-03-11
    soldstatus $110,700
19. 2001-04-01
    soldstatus $22,000

ⓘ 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: $2,246 · $187/mo
• Projected year-2 tax: $2,254 · $188/mo
• Expected delta: +$8/yr (+$1/mo · 0.4%)

ⓘ 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 5/10 Major
• 🌡 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: $24,093
• − Mortgage interest: −$13,724
• − Property taxes: −$2,246
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,927
• − Management: −$1,927
• − Depreciation: −$7,127
• Taxable loss: −$4,084
• Est. tax savings @ 24.0%: +$980
• After-tax cash flow: $1,125/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

+1059.1% since first listed

5 events — show timeline

• 2026-05-24 Listed $255,000 GAMLS
• 2026-05-24 Listed $255,000 FMLS
• 2005-07-12 Sold (Public Records) $124,000 Public Records
• 2002-03-11 Sold (Public Records) $110,700 Public Records
• 2001-04-01 Sold (Public Records) $22,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $2,246 · -16.8% YoY. Source: county tax records.