105 Village Green Dr #171 · Adairsville, GA 30103

$259,990

3 bd · 2.5 ba · 1,568 sqft · Townhouse · 112 Days on market

Built 2025 1,742 sqft lot $166/sqft · at area comps Est $252k · at est. $75/mo HOA · 4% of rent ↓ 11% since listing

---

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 +7.8/30.0
• ARV discount +6.1/15.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0

Listing remarks MLS

Move-in ready and full of charm, the Crape Myrtle at Village Green is a well-designed 3-bedroom, 2.5-bath new construction townhome. The open-concept main level features LVP flooring, a stylish kitchen, upgraded granite countertops, tile backsplash, and a spacious island with overhang--perfect for entertaining or everyday living. All appliances are included for added convenience. Upstairs, the private primary suite offers a spa-like bathroom with tile flooring, double vanities, and 2 walk-in closets. Located in Adairsville with easy access to I-75, Village Green offers affordable, low-maintenance living with builder warranties and 100% USDA financing options available. Ask about our builder-paid incentives when using one of our preferred lenders. Current Incentive: $5,000 in closing costs plus *"PICK YOUR PERK" Option A) Choose 4.75% 30 yr fixed rate for FHA, VA or USDA OR 5/1 ARM-Conventional for standing inventory only. B) Choose $7,500 in additional seller paid closing cost OR $5,000 in seller paid closing cost AND $5,000 design center credit. C) $15,000 in design center credit. *Conditions Apply.

Key facts

• Spacious island
• Stylish kitchen
• Tile backsplash

Tags

• OPEN-CONCEPT MAIN LEVEL
• STYLISH KITCHEN
• UPGRADED GRANITE COUNTERTOPS
• TILE BACKSPLASH
• SPACIOUS ISLAND
• PRIVATE PRIMARY SUITE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $260k.

Deal economics

• At list price, monthly cash flow is $-287 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (16.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (22.8% below list).
• Recommended offer: $201k (22.8% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 4.1% in Adairsville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Clear Creek Elementary School (math 48% / reading 27%, grade F, #474 of 1,228 statewide, top 39%, 675 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: 182 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,618 units permitted in Bartow County in 2024 (265 in 5+ unit buildings).
• This rent runs 31% 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 $27k of equity ($2k loan paydown + $25k appreciation (9.7% local appreciation)).
• 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 112 days — a 9% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago 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.

Recommended offer $200,637 (22.8% 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 112 days. Have you received any prior offers? Is the seller open to a 23% 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. 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: 0.77% ✗
• Cap rate: 4.97%
• Cash-on-cash: -4.73%
• DSCR: 0.79
• GRM: 10.8

CMA / ARV

• ARV (median comp): $252,302
• List price: $259,990
• Delta: 3.05%
• Verdict: FAIR
• Comps: 19 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Village Green Dr #169	0.00mi	3/2.5	1,568 (0%)	2mo	$259,000	$165	99
109 Village Green Dr	0.02mi	3/2.5	1,568 (0%)	2mo	$259,000	$165	98
317 Rolling Green Rd #107	0.08mi	3/2.5	1,568 (0%)	2mo	$245,000	$156	95
111 Village Green Dr #168	0.11mi	3/2.5	1,568 (0%)	1mo	$264,990	$169	94
311 Rolling Green Rd	0.07mi	3/2.5	1,568 (0%)	6mo	$260,000	$166	92
315 Rolling Green Rd	0.08mi	3/2.5	1,568 (0%)	6mo	$247,000	$158	91
313 Rolling Green Rd	0.07mi	3/2.5	1,568 (0%)	7mo	$250,000	$159	91
150 Village Green Dr	0.12mi	3/2.5	1,560 (-0%)	5mo	$212,500	$136	90
319 Rolling Green Rd	0.09mi	3/2.5	1,568 (0%)	10mo	$285,000	$182	88
156 Village Green Dr	0.13mi	3/2.5	1,538 (-2%)	5mo	$189,900	$123	86
147 Village Green Dr NW	0.11mi	3/2.5	1,538 (-2%)	14mo	$265,000	$172	80

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: 20.2%
• Equity multiple: 2.61×
• Total profit: $117,178
• Equity at exit: $227,585

10-year hold

• IRR: 18.5%
• Equity multiple: 5.92×
• Total profit: $358,017
• Equity at exit: $483,904

Cash invested: $72,797 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,006 medium
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA: −$75
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $-287

Break-even live

Break-even rent $2,369

Max offer price $218,504

Occupancy floor —

Sensitivity live

Price	-10% $-107	-5% $-197	+0% $-287	+5% $-377	+10% $-466
Rent	-10% $-445	-5% $-366	+0% $-287	+5% $-207	+10% $-128
Rate	-1.0pp $-156	-0.5pp $-221	base $-287	+0.5pp $-354	+1.0pp $-423

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: $64,998
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Village Green Dr NW Unit 166 Adairsville, GA	3.0	2.5	1538	$1,845	$1.20	1d	1	0.04mi
305 Rolling Green Dr NW Adairsville, GA	3.0	2.5	1538	$1,850	$1.20	5d	1	0.06mi
317 Rail Dr Adairsville, GA	3.0	2.0	1246	$1,710	$1.37	1d	1	0.84mi

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 23 events

1. 2026-06-21
   days on market $259,990 Active 112 DOM
2. 2026-06-18
   days on market $259,990 Active 109 DOM
3. 2026-06-17
   days on market $259,990 Active 108 DOM
4. 2026-06-16
   days on market $259,990 Active 107 DOM
5. 2026-06-15
   days on market $259,990 Active 106 DOM
6. 2026-06-13
   days on market $259,990 Active 104 DOM
7. 2026-06-09
   days on market $259,990 Active 100 DOM
8. 2026-06-08
   days on market $259,990 Active 99 DOM
9. 2026-06-07
   days on market $259,990 Active 98 DOM
10. 2026-06-04
    days on market $259,990 Active 95 DOM
11. 2026-06-03
    days on market $259,990 Active 94 DOM
12. 2026-06-02
    days on market $259,990 Active 93 DOM
13. 2026-06-01
    days on market $259,990 Active 92 DOM
14. 2026-05-31
    days on market $259,990 Active 91 DOM
15. 2026-03-01
    listed $259,990 Active 1127-char remark

    Show marketing remark (1127 chars)

    Move-in ready and full of charm, the Crape Myrtle at Village Green is a well-designed 3-bedroom, 2.5-bath new construction townhome. The open-concept main level features LVP flooring, a stylish kitchen, upgraded granite countertops, tile backsplash, and a spacious island with overhang--perfect for entertaining or everyday living. All appliances are included for added convenience. Upstairs, the private primary suite offers a spa-like bathroom with tile flooring, double vanities, and 2 walk-in closets. Located in Adairsville with easy access to I-75, Village Green offers affordable, low-maintenance living with builder warranties and 100% USDA financing options available. Ask about our builder-paid incentives when using one of our preferred lenders. Current Incentive: $5,000 in closing costs plus *"PICK YOUR PERK" Option A) Choose 4.75% 30 yr fixed rate for FHA, VA or USDA OR 5/1 ARM-Conventional for standing inventory only. B) Choose $7,500 in additional seller paid closing cost OR $5,000 in seller paid closing cost AND $5,000 design center credit. C) $15,000 in design center credit. *Conditions Apply.

16. 2026-02-21
    price $259,990 1055-char remark

    Show marketing remark (1055 chars)

    Move-in ready and full of charm, the Crape Myrtle at Village Green is a well-designed 3-bedroom, 2.5-bath new construction townhome. The open-concept main level features LVP flooring, a stylish kitchen, upgraded granite countertops, tile backsplash, and a spacious island with overhang-perfect for entertaining or everyday living. All kitchen appliances are included for added convenience. Upstairs, the private primary suite offers a spa-like bathroom with tile flooring, double vanities, and 2 walk-in closets. Located in Adairsville with easy access to I-75, Village Green offers affordable, low-maintenance living with builder warranties and 100% USDA financing options available. Current Incentive: $5,000 in closing costs plus *"PICK YOUR PERK" Option A) Choose 4.75% 30 yr fixed rate for FHA, VA or USDA OR 5/1 ARM-Conventional for standing inventory only. B) Choose $7,500 in additional seller paid closing cost OR $5,000 in seller paid closing cost AND $5,000 design center credit. C) $15,000 in design center credit. *Conditions Apply.

17. 2025-12-06
    price $274,990 1055-char remark

    Show marketing remark (1055 chars)

    Move-in ready and full of charm, the Crape Myrtle at Village Green is a well-designed 3-bedroom, 2.5-bath new construction townhome. The open-concept main level features LVP flooring, a stylish kitchen, upgraded granite countertops, tile backsplash, and a spacious island with overhang-perfect for entertaining or everyday living. All kitchen appliances are included for added convenience. Upstairs, the private primary suite offers a spa-like bathroom with tile flooring, double vanities, and 2 walk-in closets. Located in Adairsville with easy access to I-75, Village Green offers affordable, low-maintenance living with builder warranties and 100% USDA financing options available. Current Incentive: $5,000 in closing costs plus *"PICK YOUR PERK" Option A) Choose 4.75% 30 yr fixed rate for FHA, VA or USDA OR 5/1 ARM-Conventional for standing inventory only. B) Choose $7,500 in additional seller paid closing cost OR $5,000 in seller paid closing cost AND $5,000 design center credit. C) $15,000 in design center credit. *Conditions Apply.

18. 2025-09-26
    price $279,990 1055-char remark

    Show marketing remark (1055 chars)

    Move-in ready and full of charm, the Crape Myrtle at Village Green is a well-designed 3-bedroom, 2.5-bath new construction townhome. The open-concept main level features LVP flooring, a stylish kitchen, upgraded granite countertops, tile backsplash, and a spacious island with overhang-perfect for entertaining or everyday living. All kitchen appliances are included for added convenience. Upstairs, the private primary suite offers a spa-like bathroom with tile flooring, double vanities, and 2 walk-in closets. Located in Adairsville with easy access to I-75, Village Green offers affordable, low-maintenance living with builder warranties and 100% USDA financing options available. Current Incentive: $5,000 in closing costs plus *"PICK YOUR PERK" Option A) Choose 4.75% 30 yr fixed rate for FHA, VA or USDA OR 5/1 ARM-Conventional for standing inventory only. B) Choose $7,500 in additional seller paid closing cost OR $5,000 in seller paid closing cost AND $5,000 design center credit. C) $15,000 in design center credit. *Conditions Apply.

19. 2025-06-30
    historical
20. 2025-05-16
    price $284,900 1055-char remark

    Show marketing remark (1055 chars)

    Move-in ready and full of charm, the Crape Myrtle at Village Green is a well-designed 3-bedroom, 2.5-bath new construction townhome. The open-concept main level features LVP flooring, a stylish kitchen, upgraded granite countertops, tile backsplash, and a spacious island with overhang-perfect for entertaining or everyday living. All kitchen appliances are included for added convenience. Upstairs, the private primary suite offers a spa-like bathroom with tile flooring, double vanities, and 2 walk-in closets. Located in Adairsville with easy access to I-75, Village Green offers affordable, low-maintenance living with builder warranties and 100% USDA financing options available. Current Incentive: $5,000 in closing costs plus *"PICK YOUR PERK" Option A) Choose 4.75% 30 yr fixed rate for FHA, VA or USDA OR 5/1 ARM-Conventional for standing inventory only. B) Choose $7,500 in additional seller paid closing cost OR $5,000 in seller paid closing cost AND $5,000 design center credit. C) $15,000 in design center credit. *Conditions Apply.

21. 2025-05-15
    price $284,900
22. 2024-12-06
    listed $290,883 New 1055-char remark

    Show marketing remark (1055 chars)

    Move-in ready and full of charm, the Crape Myrtle at Village Green is a well-designed 3-bedroom, 2.5-bath new construction townhome. The open-concept main level features LVP flooring, a stylish kitchen, upgraded granite countertops, tile backsplash, and a spacious island with overhang-perfect for entertaining or everyday living. All kitchen appliances are included for added convenience. Upstairs, the private primary suite offers a spa-like bathroom with tile flooring, double vanities, and 2 walk-in closets. Located in Adairsville with easy access to I-75, Village Green offers affordable, low-maintenance living with builder warranties and 100% USDA financing options available. Current Incentive: $5,000 in closing costs plus *"PICK YOUR PERK" Option A) Choose 4.75% 30 yr fixed rate for FHA, VA or USDA OR 5/1 ARM-Conventional for standing inventory only. B) Choose $7,500 in additional seller paid closing cost OR $5,000 in seller paid closing cost AND $5,000 design center credit. C) $15,000 in design center credit. *Conditions Apply.

23. 2024-12-06
    listed $290,883 Active

    Show marketing remark (1055 chars)

    Move-in ready and full of charm, the Crape Myrtle at Village Green is a well-designed 3-bedroom, 2.5-bath new construction townhome. The open-concept main level features LVP flooring, a stylish kitchen, upgraded granite countertops, tile backsplash, and a spacious island with overhang-perfect for entertaining or everyday living. All kitchen appliances are included for added convenience. Upstairs, the private primary suite offers a spa-like bathroom with tile flooring, double vanities, and 2 walk-in closets. Located in Adairsville with easy access to I-75, Village Green offers affordable, low-maintenance living with builder warranties and 100% USDA financing options available. Current Incentive: $5,000 in closing costs plus *"PICK YOUR PERK" Option A) Choose 4.75% 30 yr fixed rate for FHA, VA or USDA OR 5/1 ARM-Conventional for standing inventory only. B) Choose $7,500 in additional seller paid closing cost OR $5,000 in seller paid closing cost AND $5,000 design center credit. C) $15,000 in design center credit. *Conditions Apply.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,076
• − Mortgage interest: −$14,563
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,926
• − Management: −$1,926
• − HOA: −$900
• − Depreciation: −$7,563
• Taxable loss: −$8,002
• Est. tax savings @ 24.0%: +$1,921
• After-tax cash flow: $-1,520/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

-10.6% since first listed

9 events — show timeline

• 2026-03-01 Listed $259,990 FMLS
• 2026-02-21 Price Changed $259,990 GAMLS
• 2025-12-06 Price Changed $274,990 GAMLS
• 2025-09-26 Price Changed $279,990 GAMLS
• 2025-06-30 Listing Removed — FMLS
• 2025-05-16 Price Changed $284,900 GAMLS
• 2025-05-15 Price Changed $284,900 FMLS
• 2024-12-06 Listed $290,883 FMLS
• 2024-12-06 Listed $290,883 GAMLS