135 Graham Cir · Adairsville, GA 30103

$353,000

4 bd · 2.5 ba · 2,234 sqft · SingleFamily public records · 22 Days on market

Built 2023 7,405 sqft lot Est $317k · 11% over $33/mo HOA · 1% of rent

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Why this score? — see what drove the F 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 +7.1/30.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0
• 1% rule +1.4/10.0
• DSCR +1.3/10.0

Listing remarks MLS

Move in ready June 2023! The Caldwell plan in Aubrey Park by Smith Douglas Homes, is a great choice that features the Owner's on main. The hub of this home is the centrally located fireside family room that is open to the kitchen and a covered rear porch. Entertaining is a breeze in the separate dining room. This home has upgraded gray cabinets in the kitchen with granite countertops and tile backsplash. Owner's bath has a marble vanity, separate tub and shower. Single-level living can easily be achieved because everything is just steps away! A flexible second story provides a bath and three additional bedrooms. Nine foot ceilings are on both levels. Located in Smith Douglas Homes brand new community, Aubrey Park. Photos representative of plan not of actual home being built.Smith Douglas Homes is the #1 private homebuilder in the Atlanta area. Seller will pay up to $10000 in closing costs with use of preferred lender for a limited time only!

Key facts

• Quality appliances
• Well-maintained yard
• Local amenities

Tags

• MODERN KITCHEN
• QUALITY APPLIANCES
• WELL-MAINTAINED YARD
• OUTDOOR LIVING
• LOCAL AMENITIES
• SCHOOLS

Property features AI

Finance

• Other: Listing accepts Cash, Conventional, FHA, VA, and other financing
• HOA & community: Homeowners association with monthly fee of $400; Association fee covers facilities, management, and reserve fund; Community amenities include playground, sidewalks, street lights, and walking access to schools

Exterior

• Parking: Attached garage with garage door opener; Parking for 2 vehicles; Off-street parking; Storage in garage; Kitchen-level access
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; High-speed internet available; Cable available
• Home design: Single-family residence (house); Two levels; Resale property
• Construction: Built in 2023; Brick and vinyl siding exterior; Composition roof; No basement
• Exterior features: Water feature on the property; Other exterior features

Interior

• Kitchen: Convection oven; Cooktop; Microwave; Refrigerator; Dishwasher; Garbage disposal; Ice maker; Stainless steel appliances
• Bedrooms: 4 bedrooms total; 1 bedroom on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom; Main level half bath
• Heating & cooling: Multiple heating options: electric, heat pump, hot water, natural gas; Cooling includes central air and ceiling fans; electric, gas, and heat pump systems
• Interior features: Double vanity in primary bath; Separate shower; Soaking tub; Tray ceilings; Walk-in closets; Family room, foyer, great room, loft
• Laundry & utility: Washer and dryer listed among appliances; Electric and gas water heaters

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $353k.

Deal economics

• At list price, monthly cash flow is $-505 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $264k (25.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (35.6% below list).
• Recommended offer: $227k (35.6% 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: 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 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 35% 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 $37k of equity ($2k loan paydown + $34k appreciation (9.7% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$59k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($348k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,392 (35.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.64% ✗
• Cap rate: 4.58%
• Cash-on-cash: -6.13%
• DSCR: 0.73
• GRM: 12.9

CMA / ARV

• ARV (on-the-fly): $317,228
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
135 Graham Cir	0.00mi	4/2.5	2,234 (0%)	1mo	$345,000	$154	99
403 Larry Ln	0.13mi	4/2.5	2,234 (0%)	11mo	$354,000	$158	84
201 Graham Cir	0.17mi	3/2.5 (-1)	2,231 (-0%)	11mo	$350,000	$157	78
106 Graham Cir	0.13mi	3/2.5 (-1)	2,231 (-0%)	19mo	$317,089	$142	73
412 Larry Ln	0.11mi	3/2.5 (-1)	2,231 (-0%)	21mo	$317,820	$142	72
413 Larry Ln	0.14mi	4/2.5	2,053 (-8%)	23mo	$324,900	$158	61
512 Fieldwood Dr NW	0.46mi	4/3.0	2,296 (+3%)	17mo	$200,000	$87	58
200 Graham Cir	0.20mi	4/2.5	2,053 (-8%)	23mo	$324,775	$158	58
410 Larry Ln	0.10mi	4/2.5	2,565 (+15%)	23mo	$344,900	$134	52
203 Graham Cir	0.17mi	4/2.5	2,565 (+15%)	22mo	$365,075	$142	49
411 Larry Ln	0.14mi	5/3.0 (+1)	2,565 (+15%)	23mo	$342,415	$133	43
411 Larry Ln	0.43mi	5/3.0 (+1)	2,565 (+15%)	23mo	$342,415	$133	30

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: 19.2%
• Equity multiple: 2.53×
• Total profit: $151,587
• Equity at exit: $309,003

10-year hold

• IRR: 17.7%
• Equity multiple: 5.75×
• Total profit: $469,456
• Equity at exit: $657,018

Cash invested: $98,840 (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: 12.9×

Monthly cashflow live

• Estimated rent: $2,274 medium
• Mortgage (P&I): −$1,851
• Tax from tax record: −$270 /mo · $3,239/yr
• Insurance: −$147
• HOA: −$33
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $-505

Break-even live

Break-even rent $2,913

Max offer price $263,831

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: $88,250
• Closing costs: $10,590
• 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	3d	1	0.47mi
115 Village Green Dr NW Unit 166 Adairsville, GA	3.0	2.5	1538	$1,875	$1.22	18d	1	0.48mi
131 Red Maple Way NW Adairsville, GA	5.0	2.5	2316	$2,580	$1.11	44d	1	1.09mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 11 events

1. 2026-04-14
   status Under Contract
2. 2026-03-28
   price $353,000
3. 2026-03-23
   listed $357,000 New
4. 2023-06-09
   soldstatus $312,390 Closed 956-char remark

   Show marketing remark (936 chars)

   Move in ready June 2023! The Caldwell plan in Aubrey Park by Smith Douglas Homes, is a great choice that features the Owner's on main. The hub of this home is the centrally located fireside family room that is open to the kitchen and a covered rear porch. Entertaining is a breeze in the separate dining room. This home has upgraded gray cabinets in the kitchen with granite countertops. Owner's bath has a marble vanity, separate tub and shower. Single-level living can easily be achieved because everything is just steps away! A flexible second story provides a bath and three additional bedrooms. Nine foot ceilings are on both levels. Located in Smith Douglas Homes brand new community, Aubrey Park. Photos representative of plan not of actual home being built.Smith Douglas Homes is the #1 private homebuilder in the Atlanta area. Seller will pay up to $10000 in closing costs with use of preferred lender for a limited time only!

5. 2023-06-09
   soldstatus $312,390 Sold 936-char remark

   Show marketing remark (936 chars)

   Move in ready June 2023! The Caldwell plan in Aubrey Park by Smith Douglas Homes, is a great choice that features the Owner's on main. The hub of this home is the centrally located fireside family room that is open to the kitchen and a covered rear porch. Entertaining is a breeze in the separate dining room. This home has upgraded gray cabinets in the kitchen with granite countertops. Owner's bath has a marble vanity, separate tub and shower. Single-level living can easily be achieved because everything is just steps away! A flexible second story provides a bath and three additional bedrooms. Nine foot ceilings are on both levels. Located in Smith Douglas Homes brand new community, Aubrey Park. Photos representative of plan not of actual home being built.Smith Douglas Homes is the #1 private homebuilder in the Atlanta area. Seller will pay up to $10000 in closing costs with use of preferred lender for a limited time only!

6. 2023-05-03
   status Pending 956-char remark

   Show marketing remark (936 chars)

   Move in ready June 2023! The Caldwell plan in Aubrey Park by Smith Douglas Homes, is a great choice that features the Owner's on main. The hub of this home is the centrally located fireside family room that is open to the kitchen and a covered rear porch. Entertaining is a breeze in the separate dining room. This home has upgraded gray cabinets in the kitchen with granite countertops. Owner's bath has a marble vanity, separate tub and shower. Single-level living can easily be achieved because everything is just steps away! A flexible second story provides a bath and three additional bedrooms. Nine foot ceilings are on both levels. Located in Smith Douglas Homes brand new community, Aubrey Park. Photos representative of plan not of actual home being built.Smith Douglas Homes is the #1 private homebuilder in the Atlanta area. Seller will pay up to $10000 in closing costs with use of preferred lender for a limited time only!

7. 2023-05-03
   status Under Contract 936-char remark

   Show marketing remark (936 chars)

   Move in ready June 2023! The Caldwell plan in Aubrey Park by Smith Douglas Homes, is a great choice that features the Owner's on main. The hub of this home is the centrally located fireside family room that is open to the kitchen and a covered rear porch. Entertaining is a breeze in the separate dining room. This home has upgraded gray cabinets in the kitchen with granite countertops. Owner's bath has a marble vanity, separate tub and shower. Single-level living can easily be achieved because everything is just steps away! A flexible second story provides a bath and three additional bedrooms. Nine foot ceilings are on both levels. Located in Smith Douglas Homes brand new community, Aubrey Park. Photos representative of plan not of actual home being built.Smith Douglas Homes is the #1 private homebuilder in the Atlanta area. Seller will pay up to $10000 in closing costs with use of preferred lender for a limited time only!

8. 2023-04-11
   price $317,490 936-char remark

   Show marketing remark (956 chars)

   Move in ready June 2023! The Caldwell plan in Aubrey Park by Smith Douglas Homes, is a great choice that features the Owner's on main. The hub of this home is the centrally located fireside family room that is open to the kitchen and a covered rear porch. Entertaining is a breeze in the separate dining room. This home has upgraded gray cabinets in the kitchen with granite countertops and tile backsplash. Owner's bath has a marble vanity, separate tub and shower. Single-level living can easily be achieved because everything is just steps away! A flexible second story provides a bath and three additional bedrooms. Nine foot ceilings are on both levels. Located in Smith Douglas Homes brand new community, Aubrey Park. Photos representative of plan not of actual home being built.Smith Douglas Homes is the #1 private homebuilder in the Atlanta area. Seller will pay up to $10000 in closing costs with use of preferred lender for a limited time only!

9. 2023-04-11
   price $317,490 956-char remark

   Show marketing remark (956 chars)

   Move in ready June 2023! The Caldwell plan in Aubrey Park by Smith Douglas Homes, is a great choice that features the Owner's on main. The hub of this home is the centrally located fireside family room that is open to the kitchen and a covered rear porch. Entertaining is a breeze in the separate dining room. This home has upgraded gray cabinets in the kitchen with granite countertops and tile backsplash. Owner's bath has a marble vanity, separate tub and shower. Single-level living can easily be achieved because everything is just steps away! A flexible second story provides a bath and three additional bedrooms. Nine foot ceilings are on both levels. Located in Smith Douglas Homes brand new community, Aubrey Park. Photos representative of plan not of actual home being built.Smith Douglas Homes is the #1 private homebuilder in the Atlanta area. Seller will pay up to $10000 in closing costs with use of preferred lender for a limited time only!

10. 2023-04-05
    listed $315,490 Active 956-char remark

    Show marketing remark (936 chars)

    Move in ready June 2023! The Caldwell plan in Aubrey Park by Smith Douglas Homes, is a great choice that features the Owner's on main. The hub of this home is the centrally located fireside family room that is open to the kitchen and a covered rear porch. Entertaining is a breeze in the separate dining room. This home has upgraded gray cabinets in the kitchen with granite countertops. Owner's bath has a marble vanity, separate tub and shower. Single-level living can easily be achieved because everything is just steps away! A flexible second story provides a bath and three additional bedrooms. Nine foot ceilings are on both levels. Located in Smith Douglas Homes brand new community, Aubrey Park. Photos representative of plan not of actual home being built.Smith Douglas Homes is the #1 private homebuilder in the Atlanta area. Seller will pay up to $10000 in closing costs with use of preferred lender for a limited time only!

11. 2023-04-05
    listed $315,490 New 936-char remark

    Show marketing remark (936 chars)

    Move in ready June 2023! The Caldwell plan in Aubrey Park by Smith Douglas Homes, is a great choice that features the Owner's on main. The hub of this home is the centrally located fireside family room that is open to the kitchen and a covered rear porch. Entertaining is a breeze in the separate dining room. This home has upgraded gray cabinets in the kitchen with granite countertops. Owner's bath has a marble vanity, separate tub and shower. Single-level living can easily be achieved because everything is just steps away! A flexible second story provides a bath and three additional bedrooms. Nine foot ceilings are on both levels. Located in Smith Douglas Homes brand new community, Aubrey Park. Photos representative of plan not of actual home being built.Smith Douglas Homes is the #1 private homebuilder in the Atlanta area. Seller will pay up to $10000 in closing costs with use of preferred lender for a limited time only!

ⓘ 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: $3,239 · $270/mo
• Projected year-2 tax: $3,248 · $271/mo
• Expected delta: +$9/yr (+$1/mo · 0.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 6 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $27,287
• − Mortgage interest: −$19,773
• − Property taxes: −$3,239
• − Insurance: −$1,765
• − Repairs & maintenance: −$2,183
• − Management: −$2,183
• − HOA: −$396
• − Depreciation: −$10,269
• Taxable loss: −$12,521
• Est. tax savings @ 24.0%: +$3,005
• After-tax cash flow: $-3,052/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

+11.9% since first listed

11 events — show timeline

• 2026-04-14 Pending — GAMLS
• 2026-03-28 Price Changed $353,000 GAMLS
• 2026-03-23 Listed $357,000 GAMLS
• 2023-06-09 Sold (MLS) $312,390 GAMLS
• 2023-06-09 Sold (MLS) $312,390 FMLS
• 2023-05-03 Pending — FMLS
• 2023-05-03 Pending — GAMLS
• 2023-04-11 Price Changed $317,490 GAMLS
• 2023-04-11 Price Changed $317,490 FMLS
• 2023-04-05 Listed $315,490 GAMLS
• 2023-04-05 Listed $315,490 FMLS

Property tax history

+6.7%/yr

Latest (2025): $3,239 · +6.7% YoY. Source: county tax records.