516 Fieldwood Dr · Adairsville, GA 30103

$299,900

3 bd · 2.0 ba · 1,500 sqft · SingleFamily public records · 18 Days on market

Built 1992 0.95 ac lot Est $318k · 6% under

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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).

• ARV discount +10.1/15.0
• Appreciation +9.8/10.0
• Cash flow +9.5/30.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0

Listing remarks MLS

Situated on a peaceful .95 acre lot, this move in ready ranch home offers a functional layout with flexible living space and a private outdoor setting. The main level features 2 bedrooms and 2 bathrooms along with hardwood floors, crown molding, granite countertops, walk-in master closet, and a beautifully tiled master shower. Downstairs, the fully finished basement includes 2 additional bedrooms, 1 bathroom, laundry room, a spacious living area, and a kitchenette - making it ideal for guests, additional flex space, or potential rental space. Enjoy quiet mornings or relaxing evenings on the screened-in porch overlooking the private backyard. Very well maintained and ready for its next owner!

Key facts

• Granite countertops
• Crown molding
• Hardwood floors

Tags

• FLEXIBLE LIVING SPACE
• PRIVATE OUTDOOR SETTING
• HARDWOOD FLOORS
• CROWN MOLDING
• GRANITE COUNTERTOPS
• WALK-IN MASTER CLOSET

Property features AI

Exterior

• Parking: 2-car garage; Garage parking
• Utilities: Public water; Septic tank sewer; Cable available; Electricity available
• Home design: One-level home with finished lower level; Resale property
• Construction: Vinyl siding; Composition roof
• Exterior features: Private yard; Deck; Front porch; Screened porch; Shed(s)

Interior

• Kitchen: White cabinets; Kitchen island; Dishwasher; Electric cooktop
• Bedrooms: Master on main; 2 bedrooms on the main level; 2 bedrooms in the lower level
• Flooring: Hardwood flooring
• Bathrooms: 3 full bathrooms; 2 main-level bathrooms; 1 full lower-level bathroom; Master bath with shower only
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Crown molding; No shared/common walls; Finished full basement with a finished bathroom
• Laundry & utility: Laundry located in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-207 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (29.3% below list).
• Recommended offer: $212k (29.3% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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: 182 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,618 units permitted in Bartow County in 2024 (265 in 5+ unit buildings).
• This rent runs 33% 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 $31k of equity ($2k loan paydown + $29k appreciation (9.7% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($295k) 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 $120k; list at $300k implies a 150% gain — meaningful room to come down on a strong offer.

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 $211,967 (29.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.71% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.95%
• DSCR: 0.87
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $318,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 Fieldwood Dr NW	0.13mi	3/2.0	1,299 (-13%)	3mo	$275,000	$212	69
538 Fieldwood Dr	0.18mi	4/2.0 (+1)	1,328 (-12%)	22mo	$258,000	$194	49

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: 21.4%
• Equity multiple: 2.70×
• Total profit: $142,893
• Equity at exit: $262,521

10-year hold

• IRR: 19.4%
• Equity multiple: 6.11×
• Total profit: $429,173
• Equity at exit: $558,186

Cash invested: $83,972 (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: 11.8×

Monthly cashflow live

• Estimated rent: $2,120 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$184 /mo · $2,202/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-207

Break-even live

Break-even rent $2,381

Max offer price $263,395

Occupancy floor —

Sensitivity live

Price	-10% $-37	-5% $-122	+0% $-207	+5% $-292	+10% $-376
Rent	-10% $-374	-5% $-290	+0% $-207	+5% $-123	+10% $-39
Rate	-1.0pp $-56	-0.5pp $-130	base $-207	+0.5pp $-284	+1.0pp $-363

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Rolling Green Dr NW Adairsville, GA	3.0	2.5	1538	$1,850	$1.20	5d	1	0.92mi
115 Village Green Dr NW Unit 166 Adairsville, GA	3.0	2.5	1538	$1,845	$1.20	1d	1	0.94mi

Listing history 13 events

1. 2026-06-09
   status $299,900 Pending 18 DOM

   Show marketing remark (702 chars)

   Situated on a peaceful .95 acre lot, this move in ready ranch home offers a functional layout with flexible living space and a private outdoor setting. The main level features 2 bedrooms and 2 bathrooms along with hardwood floors, crown molding, granite countertops, walk-in master closet, and a beautifully tiled master shower. Downstairs, the fully finished basement includes 2 additional bedrooms, 1 bathroom, laundry room, a spacious living area, and a kitchenette - making it ideal for guests, additional flex space, or potential rental space. Enjoy quiet mornings or relaxing evenings on the screened-in porch overlooking the private backyard. Very well maintained and ready for its next owner!

2. 2026-06-08
   days on market $299,900 Active Under Contract 18 DOM
3. 2026-06-07
   days on market $299,900 Active Under Contract 17 DOM
4. 2026-06-04
   days on market $299,900 Active Under Contract 14 DOM
5. 2026-06-03
   days on market $299,900 Active Under Contract 13 DOM
6. 2026-06-02
   days on market $299,900 Active Under Contract 12 DOM
7. 2026-06-01
   days on market $299,900 Active Under Contract 11 DOM
8. 2026-05-31
   days on market $299,900 Active Under Contract 10 DOM
9. 2026-05-21
   listed $299,900 Active

   Show marketing remark (702 chars)

   Situated on a peaceful .95 acre lot, this move in ready ranch home offers a functional layout with flexible living space and a private outdoor setting. The main level features 2 bedrooms and 2 bathrooms along with hardwood floors, crown molding, granite countertops, walk-in master closet, and a beautifully tiled master shower. Downstairs, the fully finished basement includes 2 additional bedrooms, 1 bathroom, laundry room, a spacious living area, and a kitchenette - making it ideal for guests, additional flex space, or potential rental space. Enjoy quiet mornings or relaxing evenings on the screened-in porch overlooking the private backyard. Very well maintained and ready for its next owner!

10. 2026-05-21
    listed $299,900 New 702-char remark

    Show marketing remark (702 chars)

    Situated on a peaceful .95 acre lot, this move in ready ranch home offers a functional layout with flexible living space and a private outdoor setting. The main level features 2 bedrooms and 2 bathrooms along with hardwood floors, crown molding, granite countertops, walk-in master closet, and a beautifully tiled master shower. Downstairs, the fully finished basement includes 2 additional bedrooms, 1 bathroom, laundry room, a spacious living area, and a kitchenette - making it ideal for guests, additional flex space, or potential rental space. Enjoy quiet mornings or relaxing evenings on the screened-in porch overlooking the private backyard. Very well maintained and ready for its next owner!

11. 2019-03-04
    soldstatus $120,000
12. 2018-12-19
    soldstatus $90,000
13. 1992-02-01
    soldstatus $10,400

ⓘ 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: $2,202 · $184/mo
• Projected year-2 tax: $2,759 · $230/mo
• Expected delta: +$557/yr (+$46/mo · 25.3%)

ⓘ 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 ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $25,436
• − Mortgage interest: −$16,799
• − Property taxes: −$2,202
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,035
• − Management: −$2,035
• − Depreciation: −$8,724
• Taxable loss: −$7,859
• Est. tax savings @ 24.0%: +$1,886
• After-tax cash flow: $-594/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

+2783.7% since first listed

9 events — show timeline

• 2026-06-09 Pending — GAMLS
• 2026-06-09 Pending — FMLS
• 2026-05-28 Contingent — GAMLS
• 2026-05-28 Contingent — FMLS
• 2026-05-21 Listed $299,900 FMLS
• 2026-05-21 Listed $299,900 GAMLS
• 2019-03-04 Sold (Public Records) $120,000 Public Records
• 2018-12-19 Sold (Public Records) $90,000 Public Records
• 1992-02-01 Sold (Public Records) $10,400 Public Records

Property tax history

+2.8%/yr

Latest (2025): $2,202 · -1.0% YoY. Source: county tax records.