17 Kola Ln · White, GA 30171

$375,000

3 bd · 3.0 ba · 2,274 sqft · SingleFamily public records · 56 Days on market

Built 2019 1.05 ac lot $165/sqft · 14% below area Est $434k · 14% under $48/mo HOA · 3% of rent ↓ 60% since listing

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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 +13.6/15.0
• Appreciation +10.0/10.0
• Cash flow +4.2/30.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Spacious and versatile, this 3-bedroom home includes an additional flex space on main level-perfect for a home office or an optional fourth bedroom - and 2 full baths - offering all the room you could want. This lovely home is situated on a private 1.02-acre, corner lot. Large area of back yard is fenced. There is plenty of room to relax and enjoy the quiet wooded surroundings. Inside, you'll find an open floor plan with 9 ft ceilings, designed for modern living, highlighted by upgraded fixtures, granite countertops and durable luxury vinyl plank flooring throughout the main living areas. A bonus loft area upstairs adds even more flexible space for a media room, playroom, or additional workspace. The home also includes a large, full unfinished daylight basement with walkout access, stubbed for a full bath-offering endless potential for future expansion or customization. A rare combination of space, privacy, and opportunity-this home is ready to fit your lifestyle.

Key facts

• Open floor plan
• Fenced back yard
• Bonus loft area

Tags

• PRIVATE CORNER LOT
• FENCED BACK YARD
• OPEN FLOOR PLAN
• BONUS LOFT AREA
• FULL UNFINISHED BASEMENT
• WALKOUT ACCESS

Property features AI

Finance

• Other: Asphalt roads and county road frontage; Directions: From I-75 take Exit 293 east onto Hwy 411 about 7 miles, right on Foothills Pkwy NE, left on Kola Lane; home on corner of Kola Lane and Thunderhawk Lane.; County: Bartow, GA
• HOA & community: Homeowners association with an annual fee of $575; Community features: other

Exterior

• Parking: 2-car garage
• Utilities: Central air conditioning; Electric forced-air heating; Public water; Sewer: other; Cable available; Electricity available; Underground utilities
• Home design: Two levels; Daylight basement with exterior entry and bath stubbed
• Construction: Cement siding with stone accents; Composition roof with ridge vents; Foundation details: see remarks; Resale condition
• Exterior features: Patio; Rear porch; Back yard fencing; Other exterior features

Interior

• Kitchen: Kitchen island; Solid surface counters; Cabinetry (other); Open view to family room; Dishwasher; Electric range; Microwave
• Bedrooms: One main-level bedroom; Three upper-level bedrooms; Split bedroom plan
• Flooring: Carpet; Ceramic tile; Luxury vinyl; Other flooring
• Bathrooms: Three full bathrooms; One main-level bathroom; Two full upper-level bathrooms; Master bath with double vanity, separate tub and shower, and vaulted ceiling
• Interior features: Entrance foyer; 9-foot ceilings on main level; High speed internet; Factory-built fireplace in family room; No shared/common walls
• Laundry & utility: Dedicated laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (48.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (51.0% below list).
• Recommended offer: $184k (51.0% below list) — sets the bar for 1% rule.

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: 80 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,618 units permitted in Bartow County in 2024 (265 in 5+ unit buildings).

Forward outlook

• In year one you build about $40k of equity ($3k loan paydown + $38k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago; this cycle's ask has dropped $25k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $269k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,600 (51.0% 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 56 days. Have you received any prior offers? Is the seller open to a 51% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.49% ✗
• Cap rate: 3.03%
• Cash-on-cash: -11.64%
• DSCR: 0.48
• GRM: 17.0

CMA / ARV

• ARV (median comp): $433,867
• List price: $375,000
• Delta: -13.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Thunder Hawk Ln NE	0.20mi	3/2.5	2,129 (-6%)	1mo	$441,000	$207	77
12 Thunderhawk Ln NE	0.14mi	3/2.5	2,524 (+11%)	8mo	$445,000	$176	66
21 Thunderhawk Ln NE	0.25mi	4/3.0 (+1)	2,384 (+5%)	24mo	$400,000	$168	56
39 Indian Springs Dr NE	0.24mi	4/2.0 (+1)	2,087 (-8%)	17mo	$310,000	$149	52
18 Village Trce	0.55mi	4/2.5 (+1)	2,410 (+6%)	11mo	$425,000	$176	48
31 Village Trce	0.59mi	4/2.5 (+1)	2,410 (+6%)	11mo	$442,000	$183	47
53 N Village Cir	0.48mi	4/2.5 (+1)	2,120 (-7%)	15mo	$445,000	$210	46
24 Thunderhawk Ln NE	0.28mi	4/3.5 (+1)	2,572 (+13%)	16mo	$450,000	$175	45
15 Indian Woods Dr NE	0.44mi	3/2.0	2,014 (-11%)	16mo	$320,000	$159	44
100 East Valley Rd NE	0.55mi	3/2.0	2,447 (+8%)	23mo	$445,000	$182	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 16.1%
• Equity multiple: 2.33×
• Total profit: $139,342
• Equity at exit: $337,830

10-year hold

• IRR: 15.5%
• Equity multiple: 5.39×
• Total profit: $461,237
• Equity at exit: $728,543

Cash invested: $105,000 (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: 80
• Price-to-rent: 17.0×

Monthly cashflow live

• Estimated rent: $1,836 medium
• Mortgage (P&I): −$1,967
• Tax from tax record: −$298 /mo · $3,573/yr
• Insurance: −$156
• HOA: −$48
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $-1,018

Break-even live

Break-even rent $3,125

Max offer price $195,143

Occupancy floor —

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
87 Indian Hills Dr Rydal, GA	4.0	3.0	2209	$1,836	$0.83	5d	1	0.60mi

HOA detail

• Monthly dues: $48 · $576/yr

Listing history 30 events

1. 2026-06-18
   days on market $375,000 Active 56 DOM
2. 2026-06-17
   days on market $375,000 Active 55 DOM
3. 2026-06-16
   days on market $375,000 Active 54 DOM
4. 2026-06-15
   days on market $375,000 Active 53 DOM
5. 2026-06-13
   pricedays on market $375,000 Active 51 DOM
6. 2026-06-09
   days on market $395,000 Active 47 DOM
7. 2026-06-08
   days on market $395,000 Active 46 DOM
8. 2026-06-07
   days on market $395,000 Active 45 DOM
9. 2026-06-04
   days on market $395,000 Active 42 DOM
10. 2026-06-03
    days on market $395,000 Active 41 DOM
11. 2026-06-02
    days on market $395,000 Active 40 DOM
12. 2026-06-01
    days on market $395,000 Active 39 DOM
13. 2026-05-31
    days on market $395,000 Active 38 DOM
14. 2026-04-23
    listed $400,000 New 989-char remark

    Show marketing remark (989 chars)

    Spacious and versatile, this 3-bedroom home includes an additional flex space on main level-perfect for a home office or an optional fourth bedroom - and 2 full baths - offering all the room you could want. This lovely home is situated on a private 1.02-acre, corner lot. Large area of back yard is fenced. There is plenty of room to relax and enjoy the quiet wooded surroundings. Inside, you'll find an open floor plan with 9 ft ceilings, designed for modern living, highlighted by upgraded fixtures, granite countertops and durable luxury vinyl plank flooring throughout the main living areas. A bonus loft area upstairs adds even more flexible space for a media room, playroom, or additional workspace. The home also includes a large, full unfinished daylight basement with walkout access, stubbed for a full bath-offering endless potential for future expansion or customization. A rare combination of space, privacy, and opportunity-this home is ready to fit your lifestyle.

15. 2026-04-23
    listed $400,000 Active 1122-char remark

    Show marketing remark (989 chars)

    Spacious and versatile, this 3-bedroom home includes an additional flex space on main level-perfect for a home office or an optional fourth bedroom - and 2 full baths - offering all the room you could want. This lovely home is situated on a private 1.02-acre, corner lot. Large area of back yard is fenced. There is plenty of room to relax and enjoy the quiet wooded surroundings. Inside, you'll find an open floor plan with 9 ft ceilings, designed for modern living, highlighted by upgraded fixtures, granite countertops and durable luxury vinyl plank flooring throughout the main living areas. A bonus loft area upstairs adds even more flexible space for a media room, playroom, or additional workspace. The home also includes a large, full unfinished daylight basement with walkout access, stubbed for a full bath-offering endless potential for future expansion or customization. A rare combination of space, privacy, and opportunity-this home is ready to fit your lifestyle.

16. 2025-11-07
    historical
17. 2025-10-21
    price $424,500
18. 2025-09-01
    price $434,500
19. 2025-08-11
    price $445,900
20. 2025-06-30
    listed $455,900 Active
21. 2025-06-09
    historical
22. 2019-08-30
    soldstatus $268,600 Closed
23. 2019-08-30
    soldstatus $268,600 Sold
24. 2019-07-09
    status Under Contract
25. 2019-07-09
    status Pending
26. 2019-05-01
    status Back on Market
27. 2019-05-01
    historical
28. 2018-10-23
    listed $268,500 Active
29. 2018-10-23
    listed $268,500 New
30. 2018-06-05
    soldstatus $935,000

ⓘ 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: $3,573 · $298/mo
• Projected year-2 tax: $3,573 · $298/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 18 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: $22,032
• − Mortgage interest: −$21,006
• − Property taxes: −$3,573
• − Insurance: −$1,875
• − Repairs & maintenance: −$1,763
• − Management: −$1,763
• − HOA: −$576
• − Depreciation: −$10,909
• Taxable loss: −$19,432
• Est. tax savings @ 24.0%: +$4,664
• After-tax cash flow: $-7,554/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

-59.9% since first listed

21 events — show timeline

• 2026-06-10 Price Changed $375,000 GAMLS
• 2026-06-10 Price Changed $375,000 FMLS
• 2026-05-26 Price Changed $395,000 GAMLS
• 2026-05-26 Price Changed $395,000 FMLS
• 2026-04-23 Listed $400,000 FMLS
• 2026-04-23 Listed $400,000 GAMLS
• 2025-11-07 Listing Removed — FMLS
• 2025-10-21 Price Changed $424,500 FMLS
• 2025-09-01 Price Changed $434,500 FMLS
• 2025-08-11 Price Changed $445,900 FMLS
• 2025-06-30 Listed $455,900 FMLS
• 2025-06-09 Coming Soon — FMLS
• 2019-08-30 Sold (MLS) $268,600 GAMLS
• 2019-08-30 Sold (MLS) $268,600 FMLS
• 2019-07-09 Pending — GAMLS
• 2019-07-09 Pending — FMLS
• 2019-05-01 Relisted — GAMLS
• 2019-05-01 Listing Removed — GAMLS
• 2018-10-23 Listed $268,500 GAMLS
• 2018-10-23 Listed $268,500 FMLS
• 2018-06-05 Sold (Public Records) $935,000 Public Records

Property tax history

+41.4%/yr

Latest (2025): $3,573 · -10.4% YoY. Source: county tax records.