119 Village Green Dr NW · Adairsville, GA 30103

$219,900

3 bd · 2.5 ba · 1,560 sqft · SingleFamily public records · 72 Days on market

Built 2023 1,742 sqft lot $141/sqft · 13% below area Est $252k · 13% under

---

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 +16.7/30.0
• ARV discount +13.3/15.0
• Appreciation +9.8/10.0
• DSCR +5.2/10.0
• 1% rule +4.1/10.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This three-bedroom, 2.5-bathroom townhouse sits in a neighborhood rich with local appeal. From Manning Mill Park to downtown Adairsville's shops and dining, everything you need is within reach. Inside, the kitchen features granite countertops and an energy-efficient dishwasher, making meal prep and cleanup straightforward. Luxury vinyl plank flooring flows throughout the main living areas, offering durability and easy maintenance. Stainless steel appliances-including a refrigerator with ice maker and dishwasher-round out the functional kitchen. The foam-insulated attic provides solid energy efficiency, keeping utility costs in check year-round. Parking is convenient with a concrete pad right outside. The location truly shines: Adairsville Elementary School is close by, Food City Grocery is nearby for quick shopping trips, and downtown Adairsville is just minutes away. Manning Mill Park offers outdoor recreation nearby your door, while I-75 access makes commuting or weekend travel simple. This townhouse combines practical living with an unbeatable neighborhood setting. Schedule your showing today to experience the location and home firsthand.

Key facts

• Garage
• Built 2023
• Listed 71 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/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 $201k (8.7% below list).
• Recommended offer: $201k (8.7% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: schools D-, 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.
• Market conditions: 181 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 $23k of equity ($2k loan paydown + $21k appreciation (9.7% local appreciation)).
• At projected returns (9.7% appreciation + 3.0% rent growth), your $62k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; list at $220k implies a 83% gain — meaningful room to come down on a strong offer.

Recommended offer $200,660 (8.7% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.91% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.69%
• DSCR: 1.12
• GRM: 9.1

CMA / ARV

• ARV (median comp): $252,443
• List price: $219,900
• Delta: -12.89%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
47 Horseshow Rd NW	0.17mi	3/2.0	1,550 (-1%)	21mo	$320,000	$206	71
21 Manning Mill Way Way	0.19mi	4/3.0 (+1)	1,732 (+11%)	12mo	$310,000	$179	56
699 Old Highway 41 #699	0.45mi	4/2.0 (+1)	1,768 (+13%)	7mo	$324,900	$184	44

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: 25.5%
• Equity multiple: 3.00×
• Total profit: $123,268
• Equity at exit: $192,492

10-year hold

• IRR: 22.5%
• Equity multiple: 6.76×
• Total profit: $354,738
• Equity at exit: $409,287

Cash invested: $61,572 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,007 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$202 /mo · $2,428/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $138

Break-even live

Break-even rent $1,832

Max offer price $219,900

Occupancy floor 88%

Sensitivity live

Price	-10% $263	-5% $200	+0% $138	+5% $76	+10% $14
Rent	-10% $-20	-5% $59	+0% $138	+5% $217	+10% $297
Rate	-1.0pp $249	-0.5pp $194	base $138	+0.5pp $81	+1.0pp $23

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	4d	1	0.03mi
115 Village Green Dr NW Unit 166 Adairsville, GA	3.0	2.5	1538	$1,845	$1.20	0d	1	0.04mi
317 Rail Dr Adairsville, GA	3.0	2.0	1246	$1,710	$1.37	0d	1	0.89mi

Listing history 22 events

1. 2026-06-21
   days on market $219,900 Active 72 DOM
2. 2026-06-18
   days on market $219,900 Active 69 DOM
3. 2026-06-17
   days on market $219,900 Active 68 DOM
4. 2026-06-16
   days on market $219,900 Active 67 DOM
5. 2026-06-15
   days on market $219,900 Active 66 DOM
6. 2026-06-13
   pricedays on market $219,900 Active 64 DOM
7. 2026-06-09
   days on market $239,900 Active 60 DOM
8. 2026-06-08
   days on market $239,900 Active 59 DOM
9. 2026-06-07
   days on market $239,900 Active 58 DOM
10. 2026-06-04
    days on market $239,900 Active 55 DOM
11. 2026-06-03
    days on market $239,900 Active 54 DOM
12. 2026-06-02
    days on market $239,900 Active 53 DOM
13. 2026-06-01
    days on market $239,900 Active 52 DOM
14. 2026-05-31
    days on market $239,900 Active 51 DOM
15. 2026-05-16
    price $239,900 1168-char remark

    Show marketing remark (1168 chars)

    This three-bedroom, 2.5-bathroom townhouse sits in a neighborhood rich with local appeal. From Manning Mill Park to downtown Adairsville's shops and dining, everything you need is within reach. Inside, the kitchen features granite countertops and an energy-efficient dishwasher, making meal prep and cleanup straightforward. Luxury vinyl plank flooring flows throughout the main living areas, offering durability and easy maintenance. Stainless steel appliances-including a refrigerator with ice maker and dishwasher-round out the functional kitchen. The foam-insulated attic provides solid energy efficiency, keeping utility costs in check year-round. Parking is convenient with a concrete pad right outside. The location truly shines: Adairsville Elementary School is close by, Food City Grocery is nearby for quick shopping trips, and downtown Adairsville is just minutes away. Manning Mill Park offers outdoor recreation nearby your door, while I-75 access makes commuting or weekend travel simple. This townhouse combines practical living with an unbeatable neighborhood setting. Schedule your showing today to experience the location and home firsthand.

16. 2026-04-10
    listed $249,900 New 1168-char remark

    Show marketing remark (1168 chars)

    This three-bedroom, 2.5-bathroom townhouse sits in a neighborhood rich with local appeal. From Manning Mill Park to downtown Adairsville's shops and dining, everything you need is within reach. Inside, the kitchen features granite countertops and an energy-efficient dishwasher, making meal prep and cleanup straightforward. Luxury vinyl plank flooring flows throughout the main living areas, offering durability and easy maintenance. Stainless steel appliances-including a refrigerator with ice maker and dishwasher-round out the functional kitchen. The foam-insulated attic provides solid energy efficiency, keeping utility costs in check year-round. Parking is convenient with a concrete pad right outside. The location truly shines: Adairsville Elementary School is close by, Food City Grocery is nearby for quick shopping trips, and downtown Adairsville is just minutes away. Manning Mill Park offers outdoor recreation nearby your door, while I-75 access makes commuting or weekend travel simple. This townhouse combines practical living with an unbeatable neighborhood setting. Schedule your showing today to experience the location and home firsthand.

17. 2024-12-17
    historical $1,550
18. 2024-11-15
    price $1,550
19. 2024-10-30
    price $1,695
20. 2024-10-10
    price $1,700
21. 2024-09-13
    listed $1,925
22. 2023-10-27
    soldstatus $120,000

ⓘ 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: $2,428 · $202/mo
• Projected year-2 tax: $2,428 · $202/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $24,079
• − Mortgage interest: −$12,318
• − Property taxes: −$2,428
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,926
• − Management: −$1,926
• − Depreciation: −$6,397
• Taxable loss: −$2,016
• Est. tax savings @ 24.0%: +$484
• After-tax cash flow: $2,141/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

+99.9% since first listed

8 events — show timeline

• 2026-05-16 Price Changed $239,900 GAMLS
• 2026-04-10 Listed $249,900 GAMLS
• 2024-12-17 Rental Removed $1,550 RENT.
• 2024-11-15 Price Changed $1,550 RENT.
• 2024-10-30 Price Changed $1,695 RENT.
• 2024-10-10 Price Changed $1,700 RENT.
• 2024-09-13 Listed for Rent $1,925 RENT.
• 2023-10-27 Sold (Public Records) $120,000 Public Records

Property tax history

+149.4%/yr

Latest (2025): $2,428 · -2.6% YoY. Source: county tax records.