496 Blalock Rd SE · Adairsville, GA 30103

$199,900

3 bd · 1.5 ba · 3,615 sqft · SingleFamily public records · 32 Days on market

Built 1986 1.08 ac lot $55/sqft · 56% below area ↓ 16% since listing

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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 +20.7/30.0
• Appreciation +9.8/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +4.7/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunity is knocking!! Situated on a peaceful stretch of countryside, this hidden gem is ready for someone with vision, grit, and a passion for transformation. A renovation project just waiting to be brought back to life. With solid bones, full finished basement, tin roof, newer A.C. unit and a generous lot, the potential here is undeniable. Whether you're an investor, flipper, or a buyer looking to create your dream home, this property offers the chance to design almost every detail exactly how you want it. Bring your contractor, your imagination, and your toolbox-this diamond in the rough is ready to shine again. Sold as-is.

Key facts

• Generous lot
• Newer a c unit
• 1.08 acre lot

Tags

• FULL FINISHED BASEMENT
• NEWER A C UNIT
• GENEROUS LOT

Property features AI

Finance

• Other: Below-grade finished area present; Roads are paved with county road frontage; GPS-friendly directions noted

Exterior

• Parking: Driveway with 4 total parking spaces; Open parking available
• Utilities: Public water; Septic tank; Electric service available; Cable available; Phone available; Water available
• Home design: One level with finished lower level; Wood siding; Metal roof; Property listed as fixer
• Construction: Block and concrete perimeter foundation
• Exterior features: Covered front porch

Interior

• Kitchen: Breakfast bar; Open view to family room; Dishwasher; Electric range; Refrigerator; Disposal; Electric water heater
• Bedrooms: Main level has 3 bedrooms; Lower level has 2 bedrooms; Master on main
• Flooring: Concrete; Hardwood; Tile; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom; Main level: 1 full and 1 half; Lower level: 1 full
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: High-speed internet; No common walls; Finished basement with exterior and interior entry and a finished full bath; Accessible entrance
• Laundry & utility: Laundry: Other features (unspecified)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/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 $194k (3.1% below list).
• Recommended offer: $194k (3.1% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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.
• Gordon County (rural): math 34% / reading 36% proficiency, ranked #65 of 174 in GA (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sonoraville High School (math 24% / reading 44%, grade F, #93 of 424 statewide, top 23%, 1,142 students, 49% FRL).
• Market conditions: 181 active listings in the ZIP; solid renter incomes; 414 units permitted in Gordon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $19k appreciation (9.7% local appreciation)).
• At projected returns (9.7% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 4 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 $167k; 19% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,761 (3.1% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 7.92%
• Cash-on-cash: 5.81%
• DSCR: 1.26
• GRM: 8.6

CMA / ARV

• ARV (median comp): $454,983
• List price: $199,900
• Delta: -56.06%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 27.8%
• Equity multiple: 3.17×
• Total profit: $121,281
• Equity at exit: $174,985

10-year hold

• IRR: 24.3%
• Equity multiple: 7.12×
• Total profit: $342,293
• Equity at exit: $372,062

Cash invested: $55,972 (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: 181
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,938 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$128 /mo · $1,539/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $271

Break-even live

Break-even rent $1,595

Max offer price $199,900

Occupancy floor 81%

Sensitivity live

Price	-10% $384	-5% $327	+0% $271	+5% $214	+10% $158
Rent	-10% $118	-5% $194	+0% $271	+5% $347	+10% $424
Rate	-1.0pp $372	-0.5pp $322	base $271	+0.5pp $219	+1.0pp $166

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-07
   statusdays on market $199,900 Pending 32 DOM
2. 2026-06-03
   days on market $199,900 Active 31 DOM
3. 2026-06-02
   days on market $199,900 Active 30 DOM
4. 2026-06-01
   days on market $199,900 Active 29 DOM
5. 2026-05-31
   days on market $199,900 Active 28 DOM
6. 2026-05-30
   days on market $199,900 Active 27 DOM
7. 2026-05-07
   status Back On Market 643-char remark

   Show marketing remark (643 chars)

   Opportunity is knocking!! Situated on a peaceful stretch of countryside, this hidden gem is ready for someone with vision, grit, and a passion for transformation. A renovation project just waiting to be brought back to life. With solid bones, full finished basement, tin roof, newer A.C. unit and a generous lot, the potential here is undeniable. Whether you're an investor, flipper, or a buyer looking to create your dream home, this property offers the chance to design almost every detail exactly how you want it. Bring your contractor, your imagination, and your toolbox-this diamond in the rough is ready to shine again. Sold as-is.

8. 2026-05-07
   status Active 649-char remark

   Show marketing remark (643 chars)

   Opportunity is knocking!! Situated on a peaceful stretch of countryside, this hidden gem is ready for someone with vision, grit, and a passion for transformation. A renovation project just waiting to be brought back to life. With solid bones, full finished basement, tin roof, newer A.C. unit and a generous lot, the potential here is undeniable. Whether you're an investor, flipper, or a buyer looking to create your dream home, this property offers the chance to design almost every detail exactly how you want it. Bring your contractor, your imagination, and your toolbox-this diamond in the rough is ready to shine again. Sold as-is.

9. 2026-05-05
   historical Active Under Contract 643-char remark

   Show marketing remark (643 chars)

   Opportunity is knocking!! Situated on a peaceful stretch of countryside, this hidden gem is ready for someone with vision, grit, and a passion for transformation. A renovation project just waiting to be brought back to life. With solid bones, full finished basement, tin roof, newer A.C. unit and a generous lot, the potential here is undeniable. Whether you're an investor, flipper, or a buyer looking to create your dream home, this property offers the chance to design almost every detail exactly how you want it. Bring your contractor, your imagination, and your toolbox-this diamond in the rough is ready to shine again. Sold as-is.

10. 2026-05-05
    historical Active Under Contract 649-char remark

    Show marketing remark (643 chars)

    Opportunity is knocking!! Situated on a peaceful stretch of countryside, this hidden gem is ready for someone with vision, grit, and a passion for transformation. A renovation project just waiting to be brought back to life. With solid bones, full finished basement, tin roof, newer A.C. unit and a generous lot, the potential here is undeniable. Whether you're an investor, flipper, or a buyer looking to create your dream home, this property offers the chance to design almost every detail exactly how you want it. Bring your contractor, your imagination, and your toolbox-this diamond in the rough is ready to shine again. Sold as-is.

11. 2026-05-03
    listed $199,900 New 643-char remark

    Show marketing remark (643 chars)

    Opportunity is knocking!! Situated on a peaceful stretch of countryside, this hidden gem is ready for someone with vision, grit, and a passion for transformation. A renovation project just waiting to be brought back to life. With solid bones, full finished basement, tin roof, newer A.C. unit and a generous lot, the potential here is undeniable. Whether you're an investor, flipper, or a buyer looking to create your dream home, this property offers the chance to design almost every detail exactly how you want it. Bring your contractor, your imagination, and your toolbox-this diamond in the rough is ready to shine again. Sold as-is.

12. 2026-05-03
    listed $199,900 Active 649-char remark

    Show marketing remark (643 chars)

    Opportunity is knocking!! Situated on a peaceful stretch of countryside, this hidden gem is ready for someone with vision, grit, and a passion for transformation. A renovation project just waiting to be brought back to life. With solid bones, full finished basement, tin roof, newer A.C. unit and a generous lot, the potential here is undeniable. Whether you're an investor, flipper, or a buyer looking to create your dream home, this property offers the chance to design almost every detail exactly how you want it. Bring your contractor, your imagination, and your toolbox-this diamond in the rough is ready to shine again. Sold as-is.

ⓘ 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: $1,539 · $128/mo
• Projected year-2 tax: $1,839 · $153/mo
• Expected delta: +$300/yr (+$25/mo · 19.5%)

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $23,251
• − Mortgage interest: −$11,198
• − Property taxes: −$1,539
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,860
• − Management: −$1,860
• − Depreciation: −$5,815
• Taxable loss: −$21
• Est. tax savings @ 24.0%: +$5
• After-tax cash flow: $3,255/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: Gordon County
• NCES district ID: 1302430
• Math proficiency: 34% ▼ -11.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $43,906
• Composite: 29.77/100
• National rank: #6430
• State rank: #65 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 (Gordon County) Hauer SSP2

• Today (2025): 59,151 people
• By 2030: 59,968 · +1.4%
• By 2040: 60,579 · +2.4%
• By 2050: 59,396 · +0.4%
• By 2075: 52,383 · -11.4%
• By 2100: 41,219 · -30.3%

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 · Gordon

• 2024 margin: Solid R (+63.4) · D 18.1% · R 81.5%
• 2008→2024 swing: -13.2pp toward R · 2008: -50.2pp · 2024: -63.4pp
• All cycles: 2024: R+63.4 2020: R+62.5 2016: R+63.6 2012: R+57.8 2008: R+50.2

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

-16.2% since first listed

10 events — show timeline

• 2026-06-15 Sold (MLS) $167,475 GAMLS
• 2026-06-15 Sold (MLS) $167,475 FMLS
• 2026-06-04 Pending — GAMLS
• 2026-06-04 Pending — FMLS
• 2026-05-07 Relisted — GAMLS
• 2026-05-07 Relisted — FMLS
• 2026-05-05 Contingent — GAMLS
• 2026-05-05 Contingent — FMLS
• 2026-05-03 Listed $199,900 GAMLS
• 2026-05-03 Listed $199,900 FMLS

Property tax history

+2.9%/yr

Latest (2025): $1,539 · +5.6% YoY. Source: county tax records.