85 Castlemoor Loop · Adairsville, GA 30103

$330,000

4 bd · 2.5 ba · 2,228 sqft · SingleFamily public records · 28 Days on market

Built 2021 3,484 sqft lot Est $341k · at est. $21/mo HOA · 1% 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).

• Appreciation +9.8/10.0
• ARV discount +8.9/15.0
• Cash flow +6.7/30.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +1.0/10.0

Listing remarks MLS

Beautifully maintained one-owner home built just 5 years ago! This move-in ready property features upgraded LVP flooring throughout, upgraded granite countertops in the kitchen and all bathrooms, and upgraded tile in every bath. The open-concept floor plan offers seamless flow between the kitchen, dining, and living areas, highlighted by a cozy gas fireplace and abundant natural light. The spacious primary suite is conveniently located on the main level for added privacy and ease. Step outside to enjoy the extended back patio spanning the full length of the home, perfect for entertaining or relaxing in the level, private backyard. Additional features include a 2 car garage and exceptional care and maintenance throughout. This home combines modern upgrades, functionality, and comfort in one stunning package!

Key facts

• Cozy gas fireplace
• Upgraded tile
• 3,484 sq ft lot

Tags

• UPGRADED LVP FLOORING
• UPGRADED GRANITE COUNTERTOPS
• UPGRADED TILE
• OPEN-CONCEPT FLOOR PLAN
• COZY GAS FIREPLACE
• ABUNDANT NATURAL LIGHT

Property features AI

Finance

• Other: Property is in Bartow County, GPS-friendly directions available
• HOA & community: HOA with $250 annual fee; HOA covers grounds maintenance

Exterior

• Parking: Attached garage; 2-car garage; Driveway parking; Level driveway; Open parking available
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available; Underground utilities
• Home design: Two-level home; Resale property
• Construction: Built with other/unspecified construction materials; Other/unspecified roof; Slab foundation
• Exterior features: Front porch; Patio; Wrap-around porch; Part of a community with clubhouse, playground, and pool

Interior

• Kitchen: Eat-in kitchen with pantry and view to family room; Dishwasher; Double oven; Gas cooktop; Microwave; Refrigerator
• Bedrooms: Master on main; One main-level bedroom; Three upper-level bedrooms
• Flooring: Carpet; Laminate; Luxury vinyl; Tile
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with double vanity and separate tub and shower; One full bath on upper level; Half bath on main level
• Heating & cooling: Central heating (electric); Ceiling fans; Central air
• Interior features: Tray ceilings; Walk-in closets; High-speed internet; Double vanity(s); One fireplace with gas log and gas starter in the family room; Open-concept dining area; Bonus room
• Laundry & utility: Laundry room located on upper level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-524 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (28.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (37.9% below list).
• Recommended offer: $205k (37.9% 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; 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 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 $34k of equity ($2k loan paydown + $32k appreciation (9.7% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $204,857 (37.9% 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: 0.62% ✗
• Cap rate: 4.39%
• Cash-on-cash: -6.80%
• DSCR: 0.70
• GRM: 13.4

CMA / ARV

• ARV (on-the-fly): $340,884
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31 Blarneystone Way	0.18mi	4/2.5	2,142 (-4%)	11mo	$340,000	$159	76
525 Adare Pkwy	0.21mi	4/2.5	2,288 (+3%)	13mo	$375,000	$164	75
31 Darby Ln	0.17mi	4/2.5	2,288 (+3%)	17mo	$350,000	$153	74
46 Celtic Ct	0.06mi	4/2.5	2,176 (-2%)	24mo	$310,000	$142	73
41 Darby Ln	0.17mi	4/2.5	2,480 (+11%)	4mo	$305,500	$123	70
23 Shamrock Chase	0.20mi	4/2.5	2,278 (+2%)	20mo	$325,000	$143	70
42 Castlemoor Loop	0.13mi	3/2.5 (-1)	1,916 (-14%)	7mo	$293,000	$153	59
60 Castlemoor Loop	0.07mi	3/2.5 (-1)	1,916 (-14%)	12mo	$300,000	$157	58
28 Darby Ln	0.18mi	3/2.0 (-1)	2,017 (-10%)	24mo	$335,000	$166	49

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: 18.7%
• Equity multiple: 2.50×
• Total profit: $138,407
• Equity at exit: $288,870

10-year hold

• IRR: 17.4%
• Equity multiple: 5.67×
• Total profit: $431,719
• Equity at exit: $614,209

Cash invested: $92,400 (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: 13.4×

Monthly cashflow live

• Estimated rent: $2,049 medium
• Mortgage (P&I): −$1,731
• Tax from tax record: −$253 /mo · $3,035/yr
• Insurance: −$138
• HOA: −$21
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-524

Break-even live

Break-even rent $2,711

Max offer price $237,498

Occupancy floor —

Sensitivity live

Price	-10% $-337	-5% $-430	+0% $-524	+5% $-617	+10% $-710
Rent	-10% $-685	-5% $-605	+0% $-524	+5% $-443	+10% $-362
Rate	-1.0pp $-357	-0.5pp $-440	base $-524	+0.5pp $-609	+1.0pp $-696

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19 Celtic Ct Adairsville, GA	4.0	2.5	1691	$1,865	$1.10	45d	1	0.13mi

HOA detail

• Monthly dues: $21 · $252/yr
• Likely covers: gas

Listing history 16 events

1. 2026-06-18
   days on market $330,000 Active 28 DOM
2. 2026-06-17
   days on market $330,000 Active 27 DOM
3. 2026-06-16
   days on market $330,000 Active 26 DOM
4. 2026-06-15
   days on market $330,000 Active 25 DOM
5. 2026-06-13
   days on market $330,000 Active 23 DOM
6. 2026-06-09
   days on market $330,000 Active 19 DOM
7. 2026-06-08
   days on market $330,000 Active 18 DOM
8. 2026-06-07
   days on market $330,000 Active 17 DOM
9. 2026-06-04
   days on market $330,000 Active 14 DOM
10. 2026-06-03
    days on market $330,000 Active 13 DOM
11. 2026-06-02
    days on market $330,000 Active 12 DOM
12. 2026-06-01
    days on market $330,000 Active 11 DOM
13. 2026-05-31
    days on market $330,000 Active 10 DOM
14. 2026-05-21
    listed $330,000 Active

    Show marketing remark (818 chars)

    Beautifully maintained one-owner home built just 5 years ago! This move-in ready property features upgraded LVP flooring throughout, upgraded granite countertops in the kitchen and all bathrooms, and upgraded tile in every bath. The open-concept floor plan offers seamless flow between the kitchen, dining, and living areas, highlighted by a cozy gas fireplace and abundant natural light. The spacious primary suite is conveniently located on the main level for added privacy and ease. Step outside to enjoy the extended back patio spanning the full length of the home, perfect for entertaining or relaxing in the level, private backyard. Additional features include a 2 car garage and exceptional care and maintenance throughout. This home combines modern upgrades, functionality, and comfort in one stunning package!

15. 2026-05-21
    listed $330,000 New 818-char remark

    Show marketing remark (818 chars)

    Beautifully maintained one-owner home built just 5 years ago! This move-in ready property features upgraded LVP flooring throughout, upgraded granite countertops in the kitchen and all bathrooms, and upgraded tile in every bath. The open-concept floor plan offers seamless flow between the kitchen, dining, and living areas, highlighted by a cozy gas fireplace and abundant natural light. The spacious primary suite is conveniently located on the main level for added privacy and ease. Step outside to enjoy the extended back patio spanning the full length of the home, perfect for entertaining or relaxing in the level, private backyard. Additional features include a 2 car garage and exceptional care and maintenance throughout. This home combines modern upgrades, functionality, and comfort in one stunning package!

16. 2004-10-04
    soldstatus $1,864,200

ⓘ 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: $3,035 · $253/mo
• Projected year-2 tax: $3,036 · $253/mo
• Expected delta: +$1/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $24,583
• − Mortgage interest: −$18,485
• − Property taxes: −$3,035
• − Insurance: −$1,650
• − Repairs & maintenance: −$1,967
• − Management: −$1,967
• − HOA: −$252
• − Depreciation: −$9,600
• Taxable loss: −$12,373
• Est. tax savings @ 24.0%: +$2,970
• After-tax cash flow: $-3,314/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

-82.3% since first listed

3 events — show timeline

• 2026-05-21 Listed $330,000 GAMLS
• 2026-05-21 Listed $330,000 FMLS
• 2004-10-04 Sold (Public Records) $1,864,200 Public Records

Property tax history

+13.0%/yr

Latest (2025): $3,035 · -15.8% YoY. Source: county tax records.