51 Robin Rd · Adairsville, GA 30103

$315,000

3 bd · 2.0 ba · 2,111 sqft · SingleFamily public records · 10 Days on market

Built 2018 27 ac lot Est $315k · at est. $51/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).

• Appreciation +9.8/10.0
• Cash flow +8.2/30.0
• ARV discount +7.4/15.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +2.1/10.0

Listing remarks MLS

Welcome home to comfort, space, and community all wrapped into one incredible property. Nestled in a tight-knit established neighborhood complete with sidewalks and street lights, this well-maintained home offers the perfect blend of functionality and charm for every stage of life. Inside, you'll find spacious bedrooms and a truly ginormous kitchen designed to be the heart of the home. The oversized kitchen island is nearly double the size of most and provides endless space for cooking, gathering, entertaining, homework nights, and holiday memories. Step outside to enjoy the oversized fenced backyard with plenty of room to play, entertain, garden, or simply relax in your own private retreat. Whether you're a first-time home buyer, a growing family needing more space, looking to downsize without sacrificing comfort, or somewhere in between, this home checks all the boxes.

Key facts

• 27 acre lot
• 2 garage spots
• Built 2018

Tags

• OVERSIZED KITCHEN ISLAND
• OVERSIZED FENCED BACKYARD

Property features AI

Finance

• Other: Directions: Hwy 140 to Shake Rag Road to Woody Road (GPS friendly); County: Bartow, GA
• HOA & community: Association with annual fees ($300 and $310 listed separately)

Exterior

• Parking: 2-car garage; Garage faces front; Garage at kitchen level; Level driveway; Open parking available
• Utilities: Public water; Septic tank; 110-volt electric; Cable available; Electricity available; Phone available; Underground utilities; Water available
• Home design: One-level home; Wood siding; Shingle roof; Block foundation; Resale property
• Construction: Built with wood siding; Shingle roof; Block foundation
• Exterior features: Private yard; Back yard fencing; Asphalt road frontage; City street access

Interior

• Kitchen: Eat-in kitchen with view to the family room; Dishwasher; Electric range; Microwave
• Bedrooms: Master on main; Split bedroom plan; 3 main-level bedrooms
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 2 full bathrooms; Master bathroom has separate tub and shower and a soaking tub
• Heating & cooling: Central heating; Central air
• Interior features: Walk-in closets; Double pane windows; No common walls
• Laundry & utility: Laundry room

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 $-295 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (16.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (29.0% below list).
• Recommended offer: $223k (29.0% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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: 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: 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 34% 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 8y 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 $180k; list at $315k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $223,496 (29.0% 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: 0.71% ✗
• Cap rate: 5.17%
• Cash-on-cash: -4.01%
• DSCR: 0.82
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $314,539
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 Starling Ct	0.18mi	4/3.0 (+1)	2,013 (-5%)	8mo	$315,000	$156	68
11 Sonoma Dr	0.37mi	4/2.5 (+1)	2,053 (-3%)	7mo	$289,900	$141	65
32 Starling Ct	0.22mi	4/2.5 (+1)	2,288 (+8%)	5mo	$340,000	$149	65
12 Thacker Trl	0.39mi	4/2.5 (+1)	2,132 (+1%)	14mo	$345,000	$162	62
23 Sonoma Dr	0.46mi	4/2.5 (+1)	2,053 (-3%)	10mo	$306,225	$149	59
42 Sonoma Dr	0.52mi	4/3.0 (+1)	2,026 (-4%)	3mo	$323,500	$160	58
29 Arrington Dr	0.43mi	4/2.5 (+1)	2,053 (-3%)	13mo	$308,875	$150	57
122 Shake Rag Cir NW	0.59mi	3/2.0	2,250 (+7%)	11mo	$550,000	$244	52
39 Sonoma Dr	0.55mi	4/2.5 (+1)	2,053 (-3%)	14mo	$301,530	$147	51
25 Thacker Trl	0.46mi	4/2.5 (+1)	2,384 (+13%)	2mo	$335,000	$141	48
31 Sonoma Dr	0.50mi	4/2.5 (+1)	2,372 (+12%)	11mo	$318,270	$134	40
31 Thacker Trl	0.58mi	4/2.5 (+1)	2,384 (+13%)	12mo	$340,000	$143	34

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: 20.7%
• Equity multiple: 2.65×
• Total profit: $145,186
• Equity at exit: $275,739

10-year hold

• IRR: 18.8%
• Equity multiple: 5.99×
• Total profit: $440,346
• 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: 11.7×

Monthly cashflow live

• Estimated rent: $2,235 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$226 /mo · $2,716/yr
• Insurance: −$131
• HOA: −$51
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $-295

Break-even live

Break-even rent $2,608

Max offer price $262,916

Occupancy floor —

Sensitivity live

Price	-10% $-117	-5% $-206	+0% $-295	+5% $-384	+10% $-473
Rent	-10% $-471	-5% $-383	+0% $-295	+5% $-207	+10% $-118
Rate	-1.0pp $-136	-0.5pp $-215	base $-295	+0.5pp $-376	+1.0pp $-459

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
20 Keystone Ln Adairsville, GA	4.0	3.0	2000	$2,100	$1.05	21d	1	0.13mi
126 Lauren St Adairsville, GA	3.0	2.5	1400	$1,775	$1.27	45d	1	1.29mi

HOA detail

• Monthly dues: $51 · $612/yr

Listing history 8 events

1. 2026-06-13
   statusdays on market $315,000 Pending 10 DOM
2. 2026-06-09
   days on market $315,000 Active 8 DOM
3. 2026-06-08
   days on market $315,000 Active 7 DOM
4. 2026-06-07
   days on market $315,000 Active 6 DOM
5. 2026-06-04
   days on market $315,000 Active 3 DOM
6. 2026-06-03
   days on market $315,000 Active 2 DOM
7. 2026-06-01
   remarks 693-char remark

   Show marketing remark (892 chars)

   Welcome home to comfort, space, and community all wrapped into one incredible property. Nestled in a tight-knit established neighborhood complete with sidewalks and street lights, this well-maintained home offers the perfect blend of functionality and charm for every stage of life. Inside, you'll find spacious bedrooms and a truly ginormous kitchen designed to be the heart of the home. The oversized kitchen island is nearly double the size of most and provides endless space for cooking, gathering, entertaining, homework nights, and holiday memories. Step outside to enjoy the oversized fenced backyard with plenty of room to play, entertain, garden, or simply relax in your own private retreat. Whether you're a first-time home buyer, a growing family needing more space, looking to downsize without sacrificing comfort, or somewhere in between, this home checks all the boxes.

8. 2026-06-01
   listed $315,000 Active 1 DOM

   Show marketing remark (892 chars)

   Welcome home to comfort, space, and community all wrapped into one incredible property. Nestled in a tight-knit established neighborhood complete with sidewalks and street lights, this well-maintained home offers the perfect blend of functionality and charm for every stage of life. Inside, you'll find spacious bedrooms and a truly ginormous kitchen designed to be the heart of the home. The oversized kitchen island is nearly double the size of most and provides endless space for cooking, gathering, entertaining, homework nights, and holiday memories. Step outside to enjoy the oversized fenced backyard with plenty of room to play, entertain, garden, or simply relax in your own private retreat. Whether you're a first-time home buyer, a growing family needing more space, looking to downsize without sacrificing comfort, or somewhere in between, this home checks all the boxes.

ⓘ 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: $2,716 · $226/mo
• Projected year-2 tax: $2,898 · $242/mo
• Expected delta: +$182/yr (+$15/mo · 6.7%)

ⓘ 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 6/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,820
• − Mortgage interest: −$17,645
• − Property taxes: −$2,716
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,146
• − Management: −$2,146
• − HOA: −$612
• − Depreciation: −$9,164
• Taxable loss: −$9,183
• Est. tax savings @ 24.0%: +$2,204
• After-tax cash flow: $-1,334/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

-60.6% since first listed

13 events — show timeline

• 2026-06-01 Listed $315,000 FMLS
• 2026-06-01 Listed $315,000 GAMLS
• 2026-01-26 Listing Removed — GAMLS
• 2025-11-22 Listed $305,000 GAMLS
• 2025-11-21 Coming Soon — GAMLS
• 2018-08-13 Pending — FMLS
• 2018-08-13 Sold (MLS) $180,225 FMLS
• 2018-07-29 Contingent — FMLS
• 2018-07-23 Listed $180,225 FMLS
• 2018-06-13 Sold (Public Records) $110,000 Public Records
• 2006-05-01 Sold (Public Records) $2,106,000 Public Records
• 2006-04-01 Sold (Public Records) $508,000 Public Records
• 2006-04-01 Sold (Public Records) $800,000 Public Records

Property tax history

+26.3%/yr

Latest (2025): $2,716 · -6.9% YoY. Source: county tax records.