12 Georgian Cir · Adairsville, GA 30103

$249,900

3 bd · 2.0 ba · 1,960 sqft · SingleFamily public records · 221 Days on market

Built 2006 5,227 sqft lot Est $361k · 31% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.9/30.0
• Appreciation +9.8/10.0
• DSCR +3.9/10.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

ENJOY COTTAGE LIVING WITHOUT giving up an inch of space. This beautiful cottage has so many surprises and space is one of them. Step into the cozy living area with gas log fireplace and a half bath. The kitchen is large, granite countertops, lots of counter space and cabinets. stainless steel appliances. Formal separate dining room with a patio area out back. Master bedroom has walk in closet, garden tub, separate shower. Upstairs you will find two spacious bedrooms that share a full bath. all this and the location is awesome. Check it out today.

Key facts

• 5,227 sq ft lot
• Garage
• Built 2006

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-18 ($-219/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (18.3% below list).
• Recommended offer: $204k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: 181 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $26k of equity ($2k loan paydown + $24k appreciation (9.7% local appreciation)).
• At projected returns (9.7% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~3 years — after that, you're playing with house money.
• 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 221 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; 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 $58k; list at $250k implies a 335% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $204,247 (18.3% 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. It's been on market 221 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.31%
• DSCR: 0.99
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $360,640
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 S Franklin St	0.57mi	3/2.0	1,906 (-3%)	2mo	$349,900	$184	67
101 Cherry St	0.33mi	3/2.5	1,765 (-10%)	14mo	$352,000	$199	54
221 Lawrence St	0.69mi	3/2.0	2,011 (+3%)	12mo	$315,000	$157	54
122 Lauren St	0.55mi	3/3.0	1,896 (-3%)	15mo	$899,000	$474	52
308 S Main St	0.67mi	3/1.0	2,014 (+3%)	18mo	$260,800	$129	45
119 Red Maple Way	0.70mi	4/2.5 (+1)	1,822 (-7%)	22mo	$308,900	$170	31

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: 23.3%
• Equity multiple: 2.84×
• Total profit: $128,917
• Equity at exit: $218,753

10-year hold

• IRR: 20.8%
• Equity multiple: 6.42×
• Total profit: $378,996
• Equity at exit: $465,124

Cash invested: $69,972 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,042 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$217 /mo · $2,606/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-18

Break-even live

Break-even rent $2,066

Max offer price $246,672

Occupancy floor 96%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
126 Lauren St Adairsville, GA	3.0	2.5	1400	$1,775	$1.27	43d	1	0.54mi
20 Triangle Ln Adairsville, GA	3.0	2.0	1545	$1,900	$1.23	43d	1	1.06mi
20 Keystone Ln Adairsville, GA	4.0	3.0	2000	$2,100	$1.05	19d	1	1.35mi

Listing history 24 events

1. 2026-04-28
   status Pending 552-char remark

   Show marketing remark (552 chars)

   ENJOY COTTAGE LIVING WITHOUT giving up an inch of space. This beautiful cottage has so many surprises and space is one of them. Step into the cozy living area with gas log fireplace and a half bath. The kitchen is large, granite countertops, lots of counter space and cabinets. stainless steel appliances. Formal separate dining room with a patio area out back. Master bedroom has walk in closet, garden tub, separate shower. Upstairs you will find two spacious bedrooms that share a full bath. all this and the location is awesome. Check it out today.

2. 2026-04-27
   status Pending
3. 2026-04-16
   status Active

   Show marketing remark (552 chars)

   ENJOY COTTAGE LIVING WITHOUT giving up an inch of space. This beautiful cottage has so many surprises and space is one of them. Step into the cozy living area with gas log fireplace and a half bath. The kitchen is large, granite countertops, lots of counter space and cabinets. stainless steel appliances. Formal separate dining room with a patio area out back. Master bedroom has walk in closet, garden tub, separate shower. Upstairs you will find two spacious bedrooms that share a full bath. all this and the location is awesome. Check it out today.

4. 2026-04-16
   status Active 552-char remark

   Show marketing remark (552 chars)

   ENJOY COTTAGE LIVING WITHOUT giving up an inch of space. This beautiful cottage has so many surprises and space is one of them. Step into the cozy living area with gas log fireplace and a half bath. The kitchen is large, granite countertops, lots of counter space and cabinets. stainless steel appliances. Formal separate dining room with a patio area out back. Master bedroom has walk in closet, garden tub, separate shower. Upstairs you will find two spacious bedrooms that share a full bath. all this and the location is awesome. Check it out today.

5. 2026-04-13
   status Pending
6. 2026-04-07
   historical Active Under Contract
7. 2026-04-03
   status Pending 552-char remark

   Show marketing remark (552 chars)

   ENJOY COTTAGE LIVING WITHOUT giving up an inch of space. This beautiful cottage has so many surprises and space is one of them. Step into the cozy living area with gas log fireplace and a half bath. The kitchen is large, granite countertops, lots of counter space and cabinets. stainless steel appliances. Formal separate dining room with a patio area out back. Master bedroom has walk in closet, garden tub, separate shower. Upstairs you will find two spacious bedrooms that share a full bath. all this and the location is awesome. Check it out today.

8. 2026-03-23
   price $249,900

   Show marketing remark (552 chars)

   ENJOY COTTAGE LIVING WITHOUT giving up an inch of space. This beautiful cottage has so many surprises and space is one of them. Step into the cozy living area with gas log fireplace and a half bath. The kitchen is large, granite countertops, lots of counter space and cabinets. stainless steel appliances. Formal separate dining room with a patio area out back. Master bedroom has walk in closet, garden tub, separate shower. Upstairs you will find two spacious bedrooms that share a full bath. all this and the location is awesome. Check it out today.

9. 2026-03-23
   price $249,900 552-char remark

   Show marketing remark (552 chars)

   ENJOY COTTAGE LIVING WITHOUT giving up an inch of space. This beautiful cottage has so many surprises and space is one of them. Step into the cozy living area with gas log fireplace and a half bath. The kitchen is large, granite countertops, lots of counter space and cabinets. stainless steel appliances. Formal separate dining room with a patio area out back. Master bedroom has walk in closet, garden tub, separate shower. Upstairs you will find two spacious bedrooms that share a full bath. all this and the location is awesome. Check it out today.

10. 2026-03-23
    price $244,900 552-char remark

    Show marketing remark (552 chars)

    ENJOY COTTAGE LIVING WITHOUT giving up an inch of space. This beautiful cottage has so many surprises and space is one of them. Step into the cozy living area with gas log fireplace and a half bath. The kitchen is large, granite countertops, lots of counter space and cabinets. stainless steel appliances. Formal separate dining room with a patio area out back. Master bedroom has walk in closet, garden tub, separate shower. Upstairs you will find two spacious bedrooms that share a full bath. all this and the location is awesome. Check it out today.

11. 2026-03-06
    price $254,900 552-char remark

    Show marketing remark (552 chars)

    ENJOY COTTAGE LIVING WITHOUT giving up an inch of space. This beautiful cottage has so many surprises and space is one of them. Step into the cozy living area with gas log fireplace and a half bath. The kitchen is large, granite countertops, lots of counter space and cabinets. stainless steel appliances. Formal separate dining room with a patio area out back. Master bedroom has walk in closet, garden tub, separate shower. Upstairs you will find two spacious bedrooms that share a full bath. all this and the location is awesome. Check it out today.

12. 2026-01-26
    price $259,900
13. 2026-01-23
    price $259,900 552-char remark

    Show marketing remark (552 chars)

    ENJOY COTTAGE LIVING WITHOUT giving up an inch of space. This beautiful cottage has so many surprises and space is one of them. Step into the cozy living area with gas log fireplace and a half bath. The kitchen is large, granite countertops, lots of counter space and cabinets. stainless steel appliances. Formal separate dining room with a patio area out back. Master bedroom has walk in closet, garden tub, separate shower. Upstairs you will find two spacious bedrooms that share a full bath. all this and the location is awesome. Check it out today.

14. 2025-12-22
    price $264,900
15. 2025-12-18
    price $264,900 552-char remark

    Show marketing remark (552 chars)

    ENJOY COTTAGE LIVING WITHOUT giving up an inch of space. This beautiful cottage has so many surprises and space is one of them. Step into the cozy living area with gas log fireplace and a half bath. The kitchen is large, granite countertops, lots of counter space and cabinets. stainless steel appliances. Formal separate dining room with a patio area out back. Master bedroom has walk in closet, garden tub, separate shower. Upstairs you will find two spacious bedrooms that share a full bath. all this and the location is awesome. Check it out today.

16. 2025-12-03
    listed $274,900 Active
17. 2025-11-19
    price $274,900 552-char remark

    Show marketing remark (552 chars)

    ENJOY COTTAGE LIVING WITHOUT giving up an inch of space. This beautiful cottage has so many surprises and space is one of them. Step into the cozy living area with gas log fireplace and a half bath. The kitchen is large, granite countertops, lots of counter space and cabinets. stainless steel appliances. Formal separate dining room with a patio area out back. Master bedroom has walk in closet, garden tub, separate shower. Upstairs you will find two spacious bedrooms that share a full bath. all this and the location is awesome. Check it out today.

18. 2025-10-01
    price $284,900 552-char remark

    Show marketing remark (552 chars)

    ENJOY COTTAGE LIVING WITHOUT giving up an inch of space. This beautiful cottage has so many surprises and space is one of them. Step into the cozy living area with gas log fireplace and a half bath. The kitchen is large, granite countertops, lots of counter space and cabinets. stainless steel appliances. Formal separate dining room with a patio area out back. Master bedroom has walk in closet, garden tub, separate shower. Upstairs you will find two spacious bedrooms that share a full bath. all this and the location is awesome. Check it out today.

19. 2025-09-04
    listed $294,900 Active 552-char remark

    Show marketing remark (552 chars)

    ENJOY COTTAGE LIVING WITHOUT giving up an inch of space. This beautiful cottage has so many surprises and space is one of them. Step into the cozy living area with gas log fireplace and a half bath. The kitchen is large, granite countertops, lots of counter space and cabinets. stainless steel appliances. Formal separate dining room with a patio area out back. Master bedroom has walk in closet, garden tub, separate shower. Upstairs you will find two spacious bedrooms that share a full bath. all this and the location is awesome. Check it out today.

20. 2011-02-14
    historical 189-char remark

    Show marketing remark (189 chars)

    Great deal, with great floor plan. Master on Main with two bedrooms upstairs one with sitting area. Walk in closets in master and one upstairs bedroom. Vaulted ceilings and light filled.

21. 2011-02-06
    soldstatus $57,500 Sold 189-char remark

    Show marketing remark (189 chars)

    Great deal, with great floor plan. Master on Main with two bedrooms upstairs one with sitting area. Walk in closets in master and one upstairs bedroom. Vaulted ceilings and light filled.

22. 2011-01-18
    status Pending 189-char remark

    Show marketing remark (189 chars)

    Great deal, with great floor plan. Master on Main with two bedrooms upstairs one with sitting area. Walk in closets in master and one upstairs bedroom. Vaulted ceilings and light filled.

23. 2010-10-07
    listed $69,900 Active 189-char remark

    Show marketing remark (189 chars)

    Great deal, with great floor plan. Master on Main with two bedrooms upstairs one with sitting area. Walk in closets in master and one upstairs bedroom. Vaulted ceilings and light filled.

24. 2006-04-01
    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: $2,606 · $217/mo
• Projected year-2 tax: $2,606 · $217/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $24,510
• − Mortgage interest: −$13,998
• − Property taxes: −$2,606
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,961
• − Management: −$1,961
• − Depreciation: −$7,270
• Taxable loss: −$4,536
• Est. tax savings @ 24.0%: +$1,089
• After-tax cash flow: $869/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

• Census place: Adairsville, GA
• 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

+880.0% since first listed

24 events — show timeline

• 2026-04-28 Pending — CCARMLS
• 2026-04-27 Pending — FMLS
• 2026-04-16 Relisted — FMLS
• 2026-04-16 Relisted — CCARMLS
• 2026-04-13 Pending — FMLS
• 2026-04-07 Contingent — FMLS
• 2026-04-03 Pending — CCARMLS
• 2026-03-23 Price Changed $249,900 FMLS
• 2026-03-23 Price Changed $249,900 CCARMLS
• 2026-03-23 Price Changed $244,900 CCARMLS
• 2026-03-06 Price Changed $254,900 CCARMLS
• 2026-01-26 Price Changed $259,900 FMLS
• 2026-01-23 Price Changed $259,900 CCARMLS
• 2025-12-22 Price Changed $264,900 FMLS
• 2025-12-18 Price Changed $264,900 CCARMLS
• 2025-12-03 Listed $274,900 FMLS
• 2025-11-19 Price Changed $274,900 CCARMLS
• 2025-10-01 Price Changed $284,900 CCARMLS
• 2025-09-04 Listed $294,900 CCARMLS
• 2011-02-14 Listing Removed — FMLS
• 2011-02-06 Sold (MLS) $57,500 FMLS
• 2011-01-18 Pending — FMLS
• 2010-10-07 Listed $69,900 FMLS
• 2006-04-01 Sold (Public Records) $25,500 Public Records

Property tax history

+2.7%/yr

Latest (2025): $2,606 · -1.1% YoY. Source: county tax records.