265 Pleasant Valley Rd NW · Adairsville, GA 30103

$140,000

3 bd · 2.0 ba · 1,736 sqft · Land public records · 41 Days on market

Built 1985 3.32 ac lot $81/sqft · 250% above area ↓ 30% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.8/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity awaits on acreage located between Cartersville and Adairsville! Nestled in a quiet, rural setting, this property offers privacy and natural beauty with mature trees throughout. The doublewide mobile home is not on a permanent foundation and will require some work, but the true value is in the land. Enjoy a fenced backyard and an above ground pool (in need of a new liner). Whether you're looking to renovate the existing home or build your dream home from the ground up, this property offers incredible potential in a peaceful location. Cash only!

Key facts

• 3.32 acre lot
• Pool
• Built 1985

Property features AI

Exterior

• Parking: Driveway parking; Open parking available
• Utilities: Public water; Septic tank sewer; 110-volt electric; Electricity available; Water available
• Home design: Double-wide mobile home; One level
• Construction: Aluminum siding; Metal roof; Foundation: see remarks; Resale condition
• Exterior features: Storage; Above-ground pool; Outbuilding; Back yard fencing, chain-link fenced

Interior

• Kitchen: Eat-in kitchen with stained cabinets; Kitchen opens to family room / has a view to family room; Refrigerator; Electric range
• Bedrooms: Three main-level bedrooms
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms; Master bathroom has separate tub and shower
• Heating & cooling: Window air conditioning unit(s); Other heating
• Interior features: Aluminum-framed windows; Split bedroom floor plan; Other interior features; No shared/common walls
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $140k.

Deal economics

• At list price, monthly cash flow is $811 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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: 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; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,618 units permitted in Bartow County in 2024 (265 in 5+ unit buildings).
• This rent runs 32% 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 $14k of equity ($968 loan paydown + $14k appreciation (9.7% local appreciation)).
• At projected returns (9.7% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, 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 41 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.50% ✓
• Cap rate: 13.24%
• Cash-on-cash: 24.83%
• DSCR: 2.10
• GRM: 5.5

CMA / ARV

• ARV (median comp): $40,000
• List price: $140,000
• Delta: 250.00%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

9.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.4%
• Equity multiple: 4.18×
• Total profit: $124,500
• Equity at exit: $122,551

10-year hold

• IRR: 36.8%
• Equity multiple: 9.29×
• Total profit: $325,094
• Equity at exit: $260,574

Cash invested: $39,200 (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: 5.5×

Monthly cashflow live

• Estimated rent: $2,103 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$58 /mo · $696/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $811

Break-even live

Break-even rent $1,077

Max offer price $140,000

Occupancy floor 56%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4002 Joe Frank Harris Pkwy NW Cartersville, GA	3.0	2.0	2052	$3,000	$1.46	3d	1	1.14mi

Listing history 13 events

1. 2026-06-15
   days on market $140,000 Active 41 DOM
2. 2026-06-13
   remarks 562-char remark
3. 2026-06-13
   pricedays on market $140,000 Active 39 DOM
4. 2026-06-09
   days on market $150,000 Active 35 DOM
5. 2026-06-08
   days on market $150,000 Active 34 DOM
6. 2026-06-07
   days on market $150,000 Active 33 DOM
7. 2026-06-04
   days on market $150,000 Active 30 DOM
8. 2026-06-03
   days on market $150,000 Active 29 DOM
9. 2026-06-02
   days on market $150,000 Active 28 DOM
10. 2026-06-01
    days on market $150,000 Active 27 DOM
11. 2026-05-31
    days on market $150,000 Active 26 DOM
12. 2026-05-04
    listed $200,000 New 554-char remark
13. 2026-05-04
    listed $200,000 Active 554-char remark

ⓘ 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: $696 · $58/mo
• Projected year-2 tax: $1,288 · $107/mo
• Expected delta: +$592/yr (+$49/mo · 85.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $25,238
• − Mortgage interest: −$7,842
• − Property taxes: −$696
• − Insurance: −$700
• − Repairs & maintenance: −$2,019
• − Management: −$2,019
• − Depreciation: −$4,073
• Taxable income: $7,889
• Est. tax owed @ 24.0%: −$1,893
• After-tax cash flow: $7,838/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

-30.0% since first listed

5 events — show timeline

• 2026-06-15 Listing Removed — GAMLS
• 2026-06-11 Price Changed $140,000 GAMLS
• 2026-05-30 Price Changed $150,000 GAMLS
• 2026-05-22 Price Changed $175,000 GAMLS
• 2026-05-04 Listed $200,000 GAMLS

Property tax history

+6.4%/yr

Latest (2025): $696 · -23.8% YoY. Source: county tax records.