47 Roundabout Ln NW · Adairsville, GA 30103

$315,000

3 bd · 2.0 ba · 1,258 sqft · SingleFamily public records · 19 Days on market

Built 2022 7,405 sqft lot Est $250k · 26% over $33/mo HOA · 2% 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 +7.7/30.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• 1% rule +1.7/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Traditional ranch with fenced backyard. This craftsman style exterior has a combination of features including stone with board and batten. You enter a spacious foyer leading to open concept living room with fireplace and cathedral ceiling. The kitchen includes white cabinets, granite and white tile backsplash. Split bedroom plan with three beds and two baths. The spacious master bedroom includes incredible closet space leading to master bath with walk in shower. Washer and dryer will remain with the home. This fenced in back yard is ready for its new owners with raised garden beds.

Key facts

• White cabinets
• Cathedral ceiling
• Fenced backyard

Tags

• FENCED BACKYARD
• CRAFTSMAN STYLE EXTERIOR
• OPEN CONCEPT LIVING ROOM
• FIREPLACE
• CATHEDRAL CEILING
• WHITE CABINETS

Property features AI

Finance

• HOA & community: Annual association fee of $390; Community association present

Exterior

• Parking: Two-car carport
• Utilities: Public water; Public sewer; Natural gas available; Sewer available; 220 volts in laundry
• Home design: One-story property; Resale home; Attic space
• Construction: HardiPlank and stone exterior; Composition roof; Slab foundation; Built with public utilities available
• Exterior features: Front porch; Patio; Back yard fencing; Accessible entrance; Accessible kitchen

Interior

• Kitchen: White cabinets; Pantry; Solid surface counters; Dishwasher; Electric range; Refrigerator
• Bedrooms: Three main-level bedrooms; Split bedroom floor plan
• Flooring: Carpet; Luxury vinyl
• Bathrooms: Two full bathrooms; Master bath with shower-only configuration; Both bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Entrance foyer; Disappearing attic stairs; One gas-log fireplace; Double-pane windows; No common walls
• Laundry & utility: Washer and dryer included; Laundry located in hall; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-366 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (20.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (32.7% below list).
• Recommended offer: $212k (32.7% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 4.1% in Adairsville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Clear Creek Elementary School (math 48% / reading 27%, grade F, #474 of 1,228 statewide, top 39%, 675 students, 52% 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 48% FRL track the district average.
• Market conditions: 182 active listings in the ZIP; 2 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 33% 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 $33k of equity ($2k loan paydown + $30k appreciation (9.7% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 5 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.
• Current owner paid $265k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $211,966 (32.7% 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: 0.67% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.98%
• DSCR: 0.78
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $250,342
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Roundabout Ln	0.17mi	3/2.0	1,258 (0%)	15mo	$275,000	$219	80
151 Red Maple Way	0.16mi	3/2.5	1,381 (+10%)	12mo	$250,000	$181	64
134 Red Maple Way	0.12mi	3/2.5	1,381 (+10%)	17mo	$269,900	$195	62
145 Red Maple Way	0.18mi	3/2.5	1,381 (+10%)	20mo	$274,900	$199	57
115 Red Maple Way	0.25mi	3/2.5	1,382 (+10%)	21mo	$274,900	$199	52

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: 20.0%
• Equity multiple: 2.59×
• Total profit: $140,656
• Equity at exit: $275,739

10-year hold

• IRR: 18.3%
• Equity multiple: 5.88×
• Total profit: $430,529
• Equity at exit: $586,291

Cash invested: $88,200 (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: 182
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,120 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$224 /mo · $2,689/yr
• Insurance: −$131
• HOA: −$33
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-366

Break-even live

Break-even rent $2,583

Max offer price $250,391

Occupancy floor —

Sensitivity live

Price	-10% $-187	-5% $-277	+0% $-366	+5% $-455	+10% $-544
Rent	-10% $-533	-5% $-449	+0% $-366	+5% $-282	+10% $-198
Rate	-1.0pp $-207	-0.5pp $-286	base $-366	+0.5pp $-447	+1.0pp $-530

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Village Green Dr NW Unit 166 Adairsville, GA	3.0	2.5	1538	$1,845	$1.20	1d	1	1.34mi
305 Rolling Green Dr NW Adairsville, GA	3.0	2.5	1538	$1,850	$1.20	4d	1	1.35mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 12 events

1. 2026-06-21
   days on market $315,000 Active 19 DOM
2. 2026-06-18
   days on market $315,000 Active 16 DOM
3. 2026-06-17
   days on market $315,000 Active 15 DOM
4. 2026-06-16
   days on market $315,000 Active 14 DOM
5. 2026-06-15
   days on market $315,000 Active 13 DOM
6. 2026-06-13
   days on market $315,000 Active 11 DOM
7. 2026-06-09
   days on market $315,000 Active 7 DOM
8. 2026-06-08
   days on market $315,000 Active 6 DOM
9. 2026-06-07
   days on market $315,000 Active 5 DOM
10. 2026-06-04
    days on market $315,000 Active 2 DOM
11. 2026-06-03
    remarks 588-char remark
12. 2026-06-03
    listed $315,000 Active 1 DOM

ⓘ 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: $2,689 · $224/mo
• Projected year-2 tax: $2,898 · $242/mo
• Expected delta: +$209/yr (+$17/mo · 7.8%)

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 19 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: $25,436
• − Mortgage interest: −$17,645
• − Property taxes: −$2,689
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,035
• − Management: −$2,035
• − HOA: −$396
• − Depreciation: −$9,164
• Taxable loss: −$10,103
• Est. tax savings @ 24.0%: +$2,425
• After-tax cash flow: $-1,964/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

+18.9% since first listed

10 events — show timeline

• 2026-06-02 Listed $315,000 FMLS
• 2026-06-02 Listed $315,000 GAMLS
• 2023-06-08 Sold (MLS) $264,900 FMLS
• 2023-06-08 Sold (MLS) $264,900 GAMLS
• 2023-05-16 Pending — GAMLS
• 2023-05-16 Pending — FMLS
• 2023-04-14 Listing Removed — GAMLS
• 2023-03-16 Listed $264,900 FMLS
• 2023-03-06 Listed $264,900 GAMLS
• 2023-03-06 Listed $264,900 GAMLS

Property tax history

+114.3%/yr

Latest (2025): $2,689 · +5.8% YoY. Source: county tax records.