21 School St · White, GA 30171

$249,999

2 bd · 2.0 ba · 1,040 sqft · SingleFamily public records · 83 Days on market

Built 1960 2.08 ac lot $240/sqft · at area comps Est $250k · at est.

---

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 +19.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +4.4/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located in the desirable Pine Log community, this rare find sits on approximately 2 acres and offers the ideal setup for those seeking space, functionality, and a homesteading lifestyle. This 4-sided brick home features 2 bedrooms and 2 bathrooms and is complemented by a durable metal roof for long-term peace of mind. The property is well-equipped with a pole barn/workshop and two additional storage sheds, providing ample space for equipment, hobbies, or agricultural use. The land is usable and well-suited for gardening, small livestock, or creating your own self-sufficient setup. Properties with this combination of acreage, outbuildings, and location are hard to come by in the Pine Log area. This is a unique opportunity to own a versatile property with endless potential.

Key facts

• Small livestock
• 4 sided brick
• Quiet setting

Tags

• 2 ACRES
• 4 SIDED BRICK
• AMPLE SPACE FOR GARDENING
• SMALL LIVESTOCK
• QUIET SETTING
• PEACEFUL RURAL FEEL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/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 $235k (6.2% below list).
• Recommended offer: $235k (6.2% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 3.0% in White — 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 69/100 on livability (#120 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: employment C-, crime D+, amenities 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: Pine Log Elementary (math 47% / reading 42%, grade F, #336 of 1,228 statewide, top 29%, 405 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: 82 active listings in the ZIP; 1,618 units permitted in Bartow County in 2024 (265 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 12y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $170k; 47% 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $234,554 (6.2% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.94% ✗
• Cap rate: 7.73%
• Cash-on-cash: 5.12%
• DSCR: 1.23
• GRM: 8.9

CMA / ARV

• ARV (median comp): $250,269
• List price: $249,999
• Delta: -0.11%
• Verdict: FAIR
• Comps: 13 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.0%
• Equity multiple: 3.22×
• Total profit: $155,118
• Equity at exit: $225,219

10-year hold

• IRR: 24.4%
• Equity multiple: 7.31×
• Total profit: $441,688
• Equity at exit: $485,693

Cash invested: $70,000 (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 30171

• Home prices YoY: 6.7%
• Active inventory: 82
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,346 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$139 /mo · $1,667/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $299

Break-even live

Break-even rent $1,967

Max offer price $249,999

Occupancy floor 82%

Sensitivity live

Price	-10% $440	-5% $370	+0% $299	+5% $228	+10% $157
Rent	-10% $114	-5% $206	+0% $299	+5% $391	+10% $484
Rate	-1.0pp $425	-0.5pp $362	base $299	+0.5pp $234	+1.0pp $168

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 39 events

1. 2026-06-18
   status $249,999 Pending 83 DOM
2. 2026-06-18
   days on market $249,999 Active 83 DOM
3. 2026-06-17
   days on market $249,999 Active 82 DOM
4. 2026-06-16
   days on market $249,999 Active 81 DOM
5. 2026-06-15
   days on market $249,999 Active 80 DOM
6. 2026-06-13
   days on market $249,999 Active 78 DOM
7. 2026-06-09
   days on market $249,999 Active 74 DOM
8. 2026-06-08
   days on market $249,999 Active 73 DOM
9. 2026-06-07
   days on market $249,999 Active 72 DOM
10. 2026-06-04
    days on market $249,999 Active 69 DOM
11. 2026-06-03
    days on market $249,999 Active 68 DOM
12. 2026-06-02
    days on market $249,999 Active 67 DOM
13. 2026-06-01
    days on market $249,999 Active 66 DOM
14. 2026-05-31
    days on market $249,999 Active 65 DOM
15. 2026-04-22
    price $249,999 788-char remark

    Show marketing remark (788 chars)

    Located in the desirable Pine Log community, this rare find sits on approximately 2 acres and offers the ideal setup for those seeking space, functionality, and a homesteading lifestyle. This 4-sided brick home features 2 bedrooms and 2 bathrooms and is complemented by a durable metal roof for long-term peace of mind. The property is well-equipped with a pole barn/workshop and two additional storage sheds, providing ample space for equipment, hobbies, or agricultural use. The land is usable and well-suited for gardening, small livestock, or creating your own self-sufficient setup. Properties with this combination of acreage, outbuildings, and location are hard to come by in the Pine Log area. This is a unique opportunity to own a versatile property with endless potential.

16. 2026-04-22
    price $249,999 788-char remark

    Show marketing remark (788 chars)

    Located in the desirable Pine Log community, this rare find sits on approximately 2 acres and offers the ideal setup for those seeking space, functionality, and a homesteading lifestyle. This 4-sided brick home features 2 bedrooms and 2 bathrooms and is complemented by a durable metal roof for long-term peace of mind. The property is well-equipped with a pole barn/workshop and two additional storage sheds, providing ample space for equipment, hobbies, or agricultural use. The land is usable and well-suited for gardening, small livestock, or creating your own self-sufficient setup. Properties with this combination of acreage, outbuildings, and location are hard to come by in the Pine Log area. This is a unique opportunity to own a versatile property with endless potential.

17. 2026-04-10
    price $259,999 788-char remark

    Show marketing remark (788 chars)

    Located in the desirable Pine Log community, this rare find sits on approximately 2 acres and offers the ideal setup for those seeking space, functionality, and a homesteading lifestyle. This 4-sided brick home features 2 bedrooms and 2 bathrooms and is complemented by a durable metal roof for long-term peace of mind. The property is well-equipped with a pole barn/workshop and two additional storage sheds, providing ample space for equipment, hobbies, or agricultural use. The land is usable and well-suited for gardening, small livestock, or creating your own self-sufficient setup. Properties with this combination of acreage, outbuildings, and location are hard to come by in the Pine Log area. This is a unique opportunity to own a versatile property with endless potential.

18. 2026-04-10
    price $259,999 788-char remark

    Show marketing remark (788 chars)

    Located in the desirable Pine Log community, this rare find sits on approximately 2 acres and offers the ideal setup for those seeking space, functionality, and a homesteading lifestyle. This 4-sided brick home features 2 bedrooms and 2 bathrooms and is complemented by a durable metal roof for long-term peace of mind. The property is well-equipped with a pole barn/workshop and two additional storage sheds, providing ample space for equipment, hobbies, or agricultural use. The land is usable and well-suited for gardening, small livestock, or creating your own self-sufficient setup. Properties with this combination of acreage, outbuildings, and location are hard to come by in the Pine Log area. This is a unique opportunity to own a versatile property with endless potential.

19. 2026-03-25
    listed $269,999 New 788-char remark

    Show marketing remark (788 chars)

    Located in the desirable Pine Log community, this rare find sits on approximately 2 acres and offers the ideal setup for those seeking space, functionality, and a homesteading lifestyle. This 4-sided brick home features 2 bedrooms and 2 bathrooms and is complemented by a durable metal roof for long-term peace of mind. The property is well-equipped with a pole barn/workshop and two additional storage sheds, providing ample space for equipment, hobbies, or agricultural use. The land is usable and well-suited for gardening, small livestock, or creating your own self-sufficient setup. Properties with this combination of acreage, outbuildings, and location are hard to come by in the Pine Log area. This is a unique opportunity to own a versatile property with endless potential.

20. 2026-03-25
    listed $269,999 Active 788-char remark

    Show marketing remark (788 chars)

    Located in the desirable Pine Log community, this rare find sits on approximately 2 acres and offers the ideal setup for those seeking space, functionality, and a homesteading lifestyle. This 4-sided brick home features 2 bedrooms and 2 bathrooms and is complemented by a durable metal roof for long-term peace of mind. The property is well-equipped with a pole barn/workshop and two additional storage sheds, providing ample space for equipment, hobbies, or agricultural use. The land is usable and well-suited for gardening, small livestock, or creating your own self-sufficient setup. Properties with this combination of acreage, outbuildings, and location are hard to come by in the Pine Log area. This is a unique opportunity to own a versatile property with endless potential.

21. 2021-07-29
    soldstatus $170,000
22. 2021-07-23
    soldstatus $170,000 Closed
23. 2021-06-22
    status Pending
24. 2021-06-18
    historical
25. 2021-06-04
    status Active
26. 2021-04-05
    status Pending
27. 2021-03-29
    listed $162,000 Active
28. 2018-09-04
    soldstatus $100,000
29. 2018-08-27
    soldstatus $100,000 Sold
30. 2018-08-27
    soldstatus $100,000 Sold
31. 2018-08-21
    status Pending
32. 2018-08-16
    status Under Contract
33. 2018-08-16
    historical Contingent - Due Diligence
34. 2018-07-25
    status Active
35. 2018-07-25
    listed $110,000 New
36. 2018-07-24
    historical
37. 2018-07-23
    listed $110,000 Active
38. 2015-01-20
    historical
39. 2014-09-19
    listed $84,900 New

ⓘ 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: $1,667 · $139/mo
• Projected year-2 tax: $2,300 · $192/mo
• Expected delta: +$633/yr (+$53/mo · 37.9%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,146
• − Mortgage interest: −$14,004
• − Property taxes: −$1,667
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,252
• − Management: −$2,252
• − Depreciation: −$7,273
• Taxable loss: −$551
• Est. tax savings @ 24.0%: +$132
• After-tax cash flow: $3,718/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 — White

• Score: 69/100
• State rank: #120
• US rank: #8652

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment C- Housing A Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,937

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 (95%)
• Race & ethnicity: White 95% Black 3% Two or more races 2%
• Common ancestry: Romanian 4% Serbian 2% Lithuanian 1%
• Languages at home: 98% English-only · Spanish 2% Russian/Polish/Slavic 1%

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: ▲ 25.54%
• Current HPI: 406.79
• Rent YoY: —
• Metro: —
• 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

+194.5% since first listed

25 events — show timeline

• 2026-04-22 Price Changed $249,999 FMLS
• 2026-04-22 Price Changed $249,999 GAMLS
• 2026-04-10 Price Changed $259,999 GAMLS
• 2026-04-10 Price Changed $259,999 FMLS
• 2026-03-25 Listed $269,999 FMLS
• 2026-03-25 Listed $269,999 GAMLS
• 2021-07-29 Sold (Public Records) $170,000 Public Records
• 2021-07-23 Sold (MLS) $170,000 FMLS
• 2021-06-22 Pending — FMLS
• 2021-06-18 Listing Removed — FMLS
• 2021-06-04 Relisted — FMLS
• 2021-04-05 Pending — FMLS
• 2021-03-29 Listed $162,000 FMLS
• 2018-09-04 Sold (Public Records) $100,000 Public Records
• 2018-08-27 Sold (MLS) $100,000 GAMLS
• 2018-08-27 Sold (MLS) $100,000 FMLS
• 2018-08-21 Pending — FMLS
• 2018-08-16 Pending — GAMLS
• 2018-08-16 Contingent — FMLS
• 2018-07-25 Relisted — FMLS
• 2018-07-25 Listed $110,000 GAMLS
• 2018-07-24 Listing Removed — FMLS
• 2018-07-23 Listed $110,000 FMLS
• 2015-01-20 Listing Removed — GAMLS
• 2014-09-19 Listed $84,900 GAMLS

Property tax history

+18.5%/yr

Latest (2025): $1,667 · +33.6% YoY. Source: county tax records.