309 Gail St NW · Adairsville, GA 30103

$250,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 62 Days on market

Built 1971 0.57 ac lot $260/sqft · at area comps Est $240k · 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 +6.9/30.0
• ARV discount +5.6/15.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.1/10.0
• 1% rule +1.0/10.0

Listing remarks MLS

This charming 3 bedroom, 1 bath, 4 sided brick ranch home is nestled in a well established neighborhood with no HOA or restrictive covenants offering both freedom and convenience. Recently updated with fresh interior and exterior paint, new flooring, new countertops, this home is move in ready and full of appeal. A durable metal roof adds long term value and peace of mind. Outside, you'll find a spacious 26X24 metal shop, complete with power - perfect for hobbies, storage, or a workshop. Perfect for a first time buyer, downsizing, or looking for an investment opportunity, this property offers great potential in a desirable setting. Owner/Agent.

Key facts

• Durable metal roof
• 4 sided brick ranch
• Spacious metal shop

Tags

• 4 SIDED BRICK RANCH
• DURABLE METAL ROOF
• SPACIOUS METAL SHOP

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-379 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (26.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (39.7% below list).
• Recommended offer: $151k (39.7% below list) — sets the bar for 1% rule.

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: 183 active listings in the ZIP; solid renter incomes; 1,618 units permitted in Bartow County in 2024 (265 in 5+ unit buildings).

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 ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; list at $250k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,740 (39.7% 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 62 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.60% ✗
• Cap rate: 4.47%
• Cash-on-cash: -6.49%
• DSCR: 0.71
• GRM: 13.8

CMA / ARV

• ARV (median comp): $239,646
• List price: $250,000
• Delta: 4.32%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Projected returns pro-forma

9.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.9%
• Equity multiple: 2.51×
• Total profit: $105,962
• Equity at exit: $218,841

10-year hold

• IRR: 17.5%
• Equity multiple: 5.71×
• Total profit: $329,359
• Equity at exit: $465,310

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 30103

• Home prices YoY: 2.5%
• Active inventory: 183
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $1,507 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$154 /mo · $1,853/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $-379

Break-even live

Break-even rent $1,987

Max offer price $183,088

Occupancy floor —

Sensitivity live

Price	-10% $-237	-5% $-308	+0% $-379	+5% $-450	+10% $-520
Rent	-10% $-498	-5% $-438	+0% $-379	+5% $-319	+10% $-260
Rate	-1.0pp $-253	-0.5pp $-315	base $-379	+0.5pp $-444	+1.0pp $-509

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 32 events

1. 2026-06-22
   statusdays on market $250,000 Active Under Contract 62 DOM
2. 2026-06-21
   days on market $250,000 Active 61 DOM
3. 2026-06-18
   days on market $250,000 Active 58 DOM
4. 2026-06-17
   days on market $250,000 Active 57 DOM
5. 2026-06-16
   days on market $250,000 Active 56 DOM
6. 2026-06-15
   remarks 699-char remark
7. 2026-06-15
   pricedays on market $250,000 Active 55 DOM
8. 2026-06-13
   pricedays on market $252,000 Active 53 DOM
9. 2026-06-09
   days on market $254,000 Active 49 DOM
10. 2026-06-08
    days on market $254,000 Active 48 DOM
11. 2026-06-08
    status $254,000 Active 47 DOM
12. 2026-06-03
    status $254,000 Pending 47 DOM
13. 2026-06-02
    days on market $254,000 Active Under Contract 47 DOM
14. 2026-06-01
    days on market $254,000 Active Under Contract 46 DOM
15. 2026-05-31
    days on market $254,000 Active Under Contract 45 DOM
16. 2026-05-19
    price $254,000 653-char remark

    Show marketing remark (653 chars)

    This charming 3 bedroom, 1 bath, 4 sided brick ranch home is nestled in a well established neighborhood with no HOA or restrictive covenants offering both freedom and convenience. Recently updated with fresh interior and exterior paint, new flooring, new countertops, this home is move in ready and full of appeal. A durable metal roof adds long term value and peace of mind. Outside, you'll find a spacious 26X24 metal shop, complete with power - perfect for hobbies, storage, or a workshop. Perfect for a first time buyer, downsizing, or looking for an investment opportunity, this property offers great potential in a desirable setting. Owner/Agent.

17. 2026-05-19
    price $254,000 653-char remark

    Show marketing remark (653 chars)

    This charming 3 bedroom, 1 bath, 4 sided brick ranch home is nestled in a well established neighborhood with no HOA or restrictive covenants offering both freedom and convenience. Recently updated with fresh interior and exterior paint, new flooring, new countertops, this home is move in ready and full of appeal. A durable metal roof adds long term value and peace of mind. Outside, you'll find a spacious 26X24 metal shop, complete with power - perfect for hobbies, storage, or a workshop. Perfect for a first time buyer, downsizing, or looking for an investment opportunity, this property offers great potential in a desirable setting. Owner/Agent.

18. 2026-05-13
    price $255,000 653-char remark

    Show marketing remark (653 chars)

    This charming 3 bedroom, 1 bath, 4 sided brick ranch home is nestled in a well established neighborhood with no HOA or restrictive covenants offering both freedom and convenience. Recently updated with fresh interior and exterior paint, new flooring, new countertops, this home is move in ready and full of appeal. A durable metal roof adds long term value and peace of mind. Outside, you'll find a spacious 26X24 metal shop, complete with power - perfect for hobbies, storage, or a workshop. Perfect for a first time buyer, downsizing, or looking for an investment opportunity, this property offers great potential in a desirable setting. Owner/Agent.

19. 2026-05-13
    price $255,000 653-char remark

    Show marketing remark (653 chars)

    This charming 3 bedroom, 1 bath, 4 sided brick ranch home is nestled in a well established neighborhood with no HOA or restrictive covenants offering both freedom and convenience. Recently updated with fresh interior and exterior paint, new flooring, new countertops, this home is move in ready and full of appeal. A durable metal roof adds long term value and peace of mind. Outside, you'll find a spacious 26X24 metal shop, complete with power - perfect for hobbies, storage, or a workshop. Perfect for a first time buyer, downsizing, or looking for an investment opportunity, this property offers great potential in a desirable setting. Owner/Agent.

20. 2026-05-10
    price $259,000 653-char remark

    Show marketing remark (653 chars)

    This charming 3 bedroom, 1 bath, 4 sided brick ranch home is nestled in a well established neighborhood with no HOA or restrictive covenants offering both freedom and convenience. Recently updated with fresh interior and exterior paint, new flooring, new countertops, this home is move in ready and full of appeal. A durable metal roof adds long term value and peace of mind. Outside, you'll find a spacious 26X24 metal shop, complete with power - perfect for hobbies, storage, or a workshop. Perfect for a first time buyer, downsizing, or looking for an investment opportunity, this property offers great potential in a desirable setting. Owner/Agent.

21. 2026-05-10
    price $259,000 653-char remark

    Show marketing remark (653 chars)

    This charming 3 bedroom, 1 bath, 4 sided brick ranch home is nestled in a well established neighborhood with no HOA or restrictive covenants offering both freedom and convenience. Recently updated with fresh interior and exterior paint, new flooring, new countertops, this home is move in ready and full of appeal. A durable metal roof adds long term value and peace of mind. Outside, you'll find a spacious 26X24 metal shop, complete with power - perfect for hobbies, storage, or a workshop. Perfect for a first time buyer, downsizing, or looking for an investment opportunity, this property offers great potential in a desirable setting. Owner/Agent.

22. 2026-04-30
    price $260,000 653-char remark

    Show marketing remark (653 chars)

    This charming 3 bedroom, 1 bath, 4 sided brick ranch home is nestled in a well established neighborhood with no HOA or restrictive covenants offering both freedom and convenience. Recently updated with fresh interior and exterior paint, new flooring, new countertops, this home is move in ready and full of appeal. A durable metal roof adds long term value and peace of mind. Outside, you'll find a spacious 26X24 metal shop, complete with power - perfect for hobbies, storage, or a workshop. Perfect for a first time buyer, downsizing, or looking for an investment opportunity, this property offers great potential in a desirable setting. Owner/Agent.

23. 2026-04-30
    price $260,000 653-char remark

    Show marketing remark (653 chars)

    This charming 3 bedroom, 1 bath, 4 sided brick ranch home is nestled in a well established neighborhood with no HOA or restrictive covenants offering both freedom and convenience. Recently updated with fresh interior and exterior paint, new flooring, new countertops, this home is move in ready and full of appeal. A durable metal roof adds long term value and peace of mind. Outside, you'll find a spacious 26X24 metal shop, complete with power - perfect for hobbies, storage, or a workshop. Perfect for a first time buyer, downsizing, or looking for an investment opportunity, this property offers great potential in a desirable setting. Owner/Agent.

24. 2026-04-28
    price $265,000 653-char remark

    Show marketing remark (653 chars)

    This charming 3 bedroom, 1 bath, 4 sided brick ranch home is nestled in a well established neighborhood with no HOA or restrictive covenants offering both freedom and convenience. Recently updated with fresh interior and exterior paint, new flooring, new countertops, this home is move in ready and full of appeal. A durable metal roof adds long term value and peace of mind. Outside, you'll find a spacious 26X24 metal shop, complete with power - perfect for hobbies, storage, or a workshop. Perfect for a first time buyer, downsizing, or looking for an investment opportunity, this property offers great potential in a desirable setting. Owner/Agent.

25. 2026-04-28
    price $265,000 653-char remark

    Show marketing remark (653 chars)

    This charming 3 bedroom, 1 bath, 4 sided brick ranch home is nestled in a well established neighborhood with no HOA or restrictive covenants offering both freedom and convenience. Recently updated with fresh interior and exterior paint, new flooring, new countertops, this home is move in ready and full of appeal. A durable metal roof adds long term value and peace of mind. Outside, you'll find a spacious 26X24 metal shop, complete with power - perfect for hobbies, storage, or a workshop. Perfect for a first time buyer, downsizing, or looking for an investment opportunity, this property offers great potential in a desirable setting. Owner/Agent.

26. 2026-04-22
    price $270,000 653-char remark

    Show marketing remark (653 chars)

    This charming 3 bedroom, 1 bath, 4 sided brick ranch home is nestled in a well established neighborhood with no HOA or restrictive covenants offering both freedom and convenience. Recently updated with fresh interior and exterior paint, new flooring, new countertops, this home is move in ready and full of appeal. A durable metal roof adds long term value and peace of mind. Outside, you'll find a spacious 26X24 metal shop, complete with power - perfect for hobbies, storage, or a workshop. Perfect for a first time buyer, downsizing, or looking for an investment opportunity, this property offers great potential in a desirable setting. Owner/Agent.

27. 2026-04-22
    price $270,000 653-char remark

    Show marketing remark (653 chars)

    This charming 3 bedroom, 1 bath, 4 sided brick ranch home is nestled in a well established neighborhood with no HOA or restrictive covenants offering both freedom and convenience. Recently updated with fresh interior and exterior paint, new flooring, new countertops, this home is move in ready and full of appeal. A durable metal roof adds long term value and peace of mind. Outside, you'll find a spacious 26X24 metal shop, complete with power - perfect for hobbies, storage, or a workshop. Perfect for a first time buyer, downsizing, or looking for an investment opportunity, this property offers great potential in a desirable setting. Owner/Agent.

28. 2026-04-16
    listed $275,000 New 653-char remark

    Show marketing remark (653 chars)

    This charming 3 bedroom, 1 bath, 4 sided brick ranch home is nestled in a well established neighborhood with no HOA or restrictive covenants offering both freedom and convenience. Recently updated with fresh interior and exterior paint, new flooring, new countertops, this home is move in ready and full of appeal. A durable metal roof adds long term value and peace of mind. Outside, you'll find a spacious 26X24 metal shop, complete with power - perfect for hobbies, storage, or a workshop. Perfect for a first time buyer, downsizing, or looking for an investment opportunity, this property offers great potential in a desirable setting. Owner/Agent.

29. 2026-04-16
    listed $275,000 Active 653-char remark

    Show marketing remark (653 chars)

    This charming 3 bedroom, 1 bath, 4 sided brick ranch home is nestled in a well established neighborhood with no HOA or restrictive covenants offering both freedom and convenience. Recently updated with fresh interior and exterior paint, new flooring, new countertops, this home is move in ready and full of appeal. A durable metal roof adds long term value and peace of mind. Outside, you'll find a spacious 26X24 metal shop, complete with power - perfect for hobbies, storage, or a workshop. Perfect for a first time buyer, downsizing, or looking for an investment opportunity, this property offers great potential in a desirable setting. Owner/Agent.

30. 2026-03-24
    soldstatus $115,000
31. 1991-06-01
    soldstatus $35,600
32. 1984-01-01
    soldstatus $25,500

ⓘ 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: $1,853 · $154/mo
• Projected year-2 tax: $2,300 · $192/mo
• Expected delta: +$447/yr (+$37/mo · 24.1%)

ⓘ 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 6/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,089
• − Mortgage interest: −$14,004
• − Property taxes: −$1,853
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,447
• − Management: −$1,447
• − Depreciation: −$7,273
• Taxable loss: −$9,185
• Est. tax savings @ 24.0%: +$2,204
• After-tax cash flow: $-2,341/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

+896.1% since first listed

17 events — show timeline

• 2026-05-19 Price Changed $254,000 GAMLS
• 2026-05-19 Price Changed $254,000 FMLS
• 2026-05-13 Price Changed $255,000 GAMLS
• 2026-05-13 Price Changed $255,000 FMLS
• 2026-05-10 Price Changed $259,000 GAMLS
• 2026-05-10 Price Changed $259,000 FMLS
• 2026-04-30 Price Changed $260,000 GAMLS
• 2026-04-30 Price Changed $260,000 FMLS
• 2026-04-28 Price Changed $265,000 GAMLS
• 2026-04-28 Price Changed $265,000 FMLS
• 2026-04-22 Price Changed $270,000 GAMLS
• 2026-04-22 Price Changed $270,000 FMLS
• 2026-04-16 Listed $275,000 FMLS
• 2026-04-16 Listed $275,000 GAMLS
• 2026-03-24 Sold (Public Records) $115,000 Public Records
• 1991-06-01 Sold (Public Records) $35,600 Public Records
• 1984-01-01 Sold (Public Records) $25,500 Public Records

Property tax history

+7.6%/yr

Latest (2025): $1,853 · -5.7% YoY. Source: county tax records.