24 Maple Grove Dr · Adairsville, GA 30103

$299,900

3 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 89 Days on market

Built 2005 10,018 sqft lot $208/sqft · 24% above area Est $363k · 17% under $33/mo HOA · 2% of rent

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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 +15.0/15.0
• Appreciation +9.8/10.0
• Cash flow +7.0/30.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +1.2/10.0

Listing remarks MLS

This 4 bedroom, 3 bath Craftsman Style Home is a blank canvas, ready for your creativity and personal touch! Conveniently located just minutes from Hwy 41 & I-75, this home offers the ideal blend of space, comfort, and lifestyle. Enjoy an open, inviting layout, spacious bedrooms, and a versatile lower level with a bedroom, flex room and full bath—perfect for guests, a media room, or home office. Enjoy the spacious, fenced backyard with family and friends. Just a short walk away from the community pool in one of Adairsville's most coveted neighborhoods. Prime Location. Functional Layout. Swim Community Living.

Key facts

• Craftsman style home
• Community pool
• Fenced backyard

Tags

• CRAFTSMAN STYLE HOME
• FENCED BACKYARD
• COMMUNITY POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-436 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (25.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (34.6% below list).
• Recommended offer: $196k (34.6% below list) — sets the bar for 1% rule.

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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,618 units permitted in Bartow County in 2024 (265 in 5+ unit buildings).
• This rent runs 30% 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 $31k of equity ($2k loan paydown + $29k appreciation (9.7% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $30k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $196,235 (34.6% 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 89 days. Have you received any prior offers? Is the seller open to a 35% 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: 0.65% ✗
• Cap rate: 4.55%
• Cash-on-cash: -6.23%
• DSCR: 0.72
• GRM: 12.7

CMA / ARV

• ARV (median comp): $362,930
• List price: $299,900
• Delta: -17.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Dewey Dr	0.38mi	4/3.0 (+1)	1,391 (-3%)	20mo	$240,000	$173	51
129 Cherry St	0.60mi	3/1.0	1,312 (-9%)	7mo	$199,900	$152	48
216 Patterson Ln	0.66mi	4/2.0 (+1)	1,404 (-2%)	16mo	$253,500	$181	46
310 S Main St	0.70mi	2/2.0 (-1)	1,567 (+9%)	5mo	$120,000	$77	43

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: 19.1%
• Equity multiple: 2.53×
• Total profit: $128,341
• Equity at exit: $262,521

10-year hold

• IRR: 17.7%
• Equity multiple: 5.74×
• Total profit: $397,936
• Equity at exit: $558,186

Cash invested: $83,972 (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: 12.7×

Monthly cashflow live

• Estimated rent: $1,962 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$256 /mo · $3,068/yr
• Insurance: −$125
• HOA: −$33
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $-436

Break-even live

Break-even rent $2,514

Max offer price $222,861

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Triangle Ln Adairsville, GA	3.0	2.0	1545	$1,900	$1.23	43d	1	0.43mi
305 Rolling Green Dr NW Adairsville, GA	3.0	2.5	1538	$1,850	$1.20	2d	1	1.27mi
115 Village Green Dr NW Unit 166 Adairsville, GA	3.0	2.5	1538	$1,875	$1.22	18d	1	1.29mi
126 Lauren St Adairsville, GA	3.0	2.5	1400	$1,775	$1.27	43d	1	1.36mi
141 Madison Pl Adairsville, GA	2.0	2.5	1188	$1,450	$1.22	12d	1	1.41mi
141 Madison Pl Adairsville, GA	2.0	2.5	1188	$1,450	$1.22	7d	1	1.41mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: pool

Listing history 23 events

1. 2026-06-18
   days on market $299,900 Active 89 DOM
2. 2026-06-17
   days on market $299,900 Active 88 DOM
3. 2026-06-16
   days on market $299,900 Active 87 DOM
4. 2026-06-15
   days on market $299,900 Active 86 DOM
5. 2026-06-13
   days on market $299,900 Active 84 DOM
6. 2026-06-09
   days on market $299,900 Active 80 DOM
7. 2026-06-08
   days on market $299,900 Active 79 DOM
8. 2026-06-07
   days on market $299,900 Active 78 DOM
9. 2026-06-04
   days on market $299,900 Active 75 DOM
10. 2026-06-03
    days on market $299,900 Active 74 DOM
11. 2026-06-02
    days on market $299,900 Active 73 DOM
12. 2026-06-01
    days on market $299,900 Active 72 DOM
13. 2026-05-31
    days on market $299,900 Active 71 DOM
14. 2026-05-06
    price $299,900 626-char remark

    Show marketing remark (626 chars)

    This 4 bedroom, 3 bath Craftsman Style Home is a blank canvas, ready for your creativity and personal touch! Conveniently located just minutes from Hwy 41 & I-75, this home offers the ideal blend of space, comfort, and lifestyle. Enjoy an open, inviting layout, spacious bedrooms, and a versatile lower level with a bedroom, flex room and full bath—perfect for guests, a media room, or home office. Enjoy the spacious, fenced backyard with family and friends. Just a short walk away from the community pool in one of Adairsville's most coveted neighborhoods. Prime Location. Functional Layout. Swim Community Living.

15. 2026-03-20
    listed $329,900 Active 626-char remark

    Show marketing remark (626 chars)

    This 4 bedroom, 3 bath Craftsman Style Home is a blank canvas, ready for your creativity and personal touch! Conveniently located just minutes from Hwy 41 & I-75, this home offers the ideal blend of space, comfort, and lifestyle. Enjoy an open, inviting layout, spacious bedrooms, and a versatile lower level with a bedroom, flex room and full bath—perfect for guests, a media room, or home office. Enjoy the spacious, fenced backyard with family and friends. Just a short walk away from the community pool in one of Adairsville's most coveted neighborhoods. Prime Location. Functional Layout. Swim Community Living.

16. 2023-09-26
    soldstatus $310,000
17. 2023-09-14
    soldstatus $310,000 Closed 503-char remark

    Show marketing remark (503 chars)

    Move in ready and Pinterest perfect! Open and airy, this 4 bedroom / 3 bath, raised ranch home is flooded with upgrades. Natural light, gorgeous floors and plenty of storage are just a few of the many things to love! Nestled on a large lot in the heart of Maple Village swim community, this stunning property is fenced for furry friends, playing children or simply privacy! Neighborhood features sidewalks, streetlights, a playground and Jr Olympic sized pool! Schedule a showing before it’s gone!

18. 2023-09-14
    soldstatus $310,000 Sold

    Show marketing remark (503 chars)

    Move in ready and Pinterest perfect! Open and airy, this 4 bedroom / 3 bath, raised ranch home is flooded with upgrades. Natural light, gorgeous floors and plenty of storage are just a few of the many things to love! Nestled on a large lot in the heart of Maple Village swim community, this stunning property is fenced for furry friends, playing children or simply privacy! Neighborhood features sidewalks, streetlights, a playground and Jr Olympic sized pool! Schedule a showing before it’s gone!

19. 2023-09-13
    status Under Contract

    Show marketing remark (503 chars)

    Move in ready and Pinterest perfect! Open and airy, this 4 bedroom / 3 bath, raised ranch home is flooded with upgrades. Natural light, gorgeous floors and plenty of storage are just a few of the many things to love! Nestled on a large lot in the heart of Maple Village swim community, this stunning property is fenced for furry friends, playing children or simply privacy! Neighborhood features sidewalks, streetlights, a playground and Jr Olympic sized pool! Schedule a showing before it’s gone!

20. 2023-09-13
    status Pending 503-char remark

    Show marketing remark (503 chars)

    Move in ready and Pinterest perfect! Open and airy, this 4 bedroom / 3 bath, raised ranch home is flooded with upgrades. Natural light, gorgeous floors and plenty of storage are just a few of the many things to love! Nestled on a large lot in the heart of Maple Village swim community, this stunning property is fenced for furry friends, playing children or simply privacy! Neighborhood features sidewalks, streetlights, a playground and Jr Olympic sized pool! Schedule a showing before it’s gone!

21. 2023-09-04
    listed $325,000 Active 503-char remark

    Show marketing remark (503 chars)

    Move in ready and Pinterest perfect! Open and airy, this 4 bedroom / 3 bath, raised ranch home is flooded with upgrades. Natural light, gorgeous floors and plenty of storage are just a few of the many things to love! Nestled on a large lot in the heart of Maple Village swim community, this stunning property is fenced for furry friends, playing children or simply privacy! Neighborhood features sidewalks, streetlights, a playground and Jr Olympic sized pool! Schedule a showing before it’s gone!

22. 2023-09-03
    listed $325,000 New
23. 2005-12-13
    soldstatus $159,900

ⓘ 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: $3,068 · $256/mo
• Projected year-2 tax: $3,068 · $256/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 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $23,548
• − Mortgage interest: −$16,799
• − Property taxes: −$3,068
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,884
• − Management: −$1,884
• − HOA: −$396
• − Depreciation: −$8,724
• Taxable loss: −$10,707
• Est. tax savings @ 24.0%: +$2,570
• After-tax cash flow: $-2,664/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

+87.6% since first listed

10 events — show timeline

• 2026-05-06 Price Changed $299,900 FMLS
• 2026-03-20 Listed $329,900 FMLS
• 2023-09-26 Sold (Public Records) $310,000 Public Records
• 2023-09-14 Sold (MLS) $310,000 GAMLS
• 2023-09-14 Sold (MLS) $310,000 FMLS
• 2023-09-13 Pending — GAMLS
• 2023-09-13 Pending — FMLS
• 2023-09-04 Listed $325,000 FMLS
• 2023-09-03 Listed $325,000 GAMLS
• 2005-12-13 Sold (Public Records) $159,900 Public Records

Property tax history

+3.1%/yr

Latest (2025): $3,068 · -7.7% YoY. Source: county tax records.