17 Belfield Ct · Adairsville, GA 30103

$325,000

4 bd · 2.5 ba · 1,811 sqft · SingleFamily public records · 2 Days on market

Built 2022 Good condition 7,405 sqft lot $179/sqft · 8% above area Est $323k · at est. $33/mo HOA · 1% of rent

---

Why this score? — see what drove the C- 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 +14.9/30.0
• Appreciation +9.8/10.0
• ARV discount +7.3/15.0
• DSCR +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• 1% rule +2.9/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

Charming Modern Living in Adairsville. Welcome to 17 Belfield Court, a beautifully maintained home offering a two-story open foyer with comfort, style, and convenience. Located steps from a quiet cul-de-sac, this property provides a peaceful setting just minutes from downtown Adairsville and I-75. The Open-Concept layout is perfect for everyday living and entertaining, featuring a chef inspired kitchen with a stunning seven foot granite top island, ample prep space, and a natural gathering area. High-quality wood blinds throughout add warmth and a polished finish. The spacious primary suite offers a relaxing retreat with double closets for plenty of storage. Step outside to enjoy your private backyard oasis. The fully fenced yard is perfect for pets, play, or gardening. Relax or entertain on the back patio under a canopy with a mosquito net, creating a comfortable space year around. A brand new storage shed adds even more functionality. Don't miss your chance to own this move-in ready gem. Schedule your showing today.

Key facts

• Two story open foyer
• Fully fenced yard
• 7,405 sq ft lot

Tags

• TWO STORY OPEN FOYER
• CHEF INSPIRED KITCHEN
• SEVEN FOOT GRANITE TOP ISLAND
• PRIVATE BACKYARD OASIS
• FULLY FENCED YARD
• BACK PATIO UNDER CANOPY

Property features AI

Finance

• Other: Paved, city street frontage; Directions: From downtown Adairsville head North on US-41/JFH Parkway, turn right to Old Highway 41 NW, continue a short distance, then turn right in to Monticello Estates, turn right on Belfield Court.
• HOA & community: Annual association fee of $390; Community has an association

Exterior

• Parking: Two-car garage; Driveway parking; Open parking available
• Utilities: Public water; Public sewer; Electric service (110 volts); Electricity available
• Home design: Two levels; Resale property
• Construction: Vinyl siding; Composition roof; Slab foundation
• Exterior features: Front porch; Back yard fencing; Exterior lighting; Exterior storage

Interior

• Kitchen: White cabinets; Kitchen island; Stone countertops; Dishwasher; Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: Four upper-level bedrooms; Bedroom features listed as 'Other'
• Flooring: Carpet; Luxury vinyl
• Bathrooms: Two full bathrooms; One half bathroom; Master bathroom with double vanity and separate tub and shower
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Two-story entrance foyer; His and hers closets; Walk-in closets; One fireplace; Open-concept dining area; Family room
• Laundry & utility: Main-level laundry room; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $325k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (21.0% below list).
• Recommended offer: $257k (21.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: 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 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 46% FRL track the district average.
• Market conditions: 181 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,618 units permitted in Bartow County in 2024 (265 in 5+ unit buildings).
• This rent runs 39% 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 + $31k appreciation (9.7% local appreciation)).
• At projected returns (9.7% appreciation + 3.0% rent growth), your $91k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y 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: 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 $256,796 (21.0% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.79% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.27%
• DSCR: 1.06
• GRM: 10.5

CMA / ARV

• ARV (median comp): $323,283
• List price: $325,000
• Delta: 0.53%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Belfield Ct	0.03mi	4/2.0	1,800 (-1%)	16mo	$322,000	$179	82
50 Roundabout Ln	0.08mi	3/2.0 (-1)	1,818 (+0%)	8mo	$315,000	$173	82
23 Winding Flower Walk	0.08mi	3/2.0 (-1)	1,765 (-2%)	9mo	$295,000	$167	78
205 Roundabout Ln	0.22mi	4/2.5	1,822 (+1%)	15mo	$299,900	$165	77
60 Roundabout Ln NW	0.10mi	4/2.5	2,000 (+10%)	2mo	$319,000	$160	76
207 Roundabout Ln	0.23mi	4/2.5	1,822 (+1%)	15mo	$309,900	$170	76
103 Red Maple Way	0.28mi	4/2.5	1,829 (+1%)	12mo	$309,900	$169	76
58 Roundabout Ln NW	0.09mi	4/3.0	1,613 (-11%)	2mo	$320,000	$198	74
20 Belfield Ct	0.04mi	4/3.0	1,600 (-12%)	12mo	$315,000	$197	67
117 Red Maple Way	0.19mi	3/2.0 (-1)	1,605 (-11%)	2mo	$308,500	$192	64
24 Winding Flower Walk	0.07mi	3/2.0 (-1)	1,633 (-10%)	12mo	$315,000	$193	63
12 Roundabout Ln	0.16mi	4/2.5	2,020 (+12%)	15mo	$323,000	$160	61

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: 24.5%
• Equity multiple: 2.93×
• Total profit: $175,211
• Equity at exit: $284,493

10-year hold

• IRR: 21.7%
• Equity multiple: 6.59×
• Total profit: $508,864
• Equity at exit: $604,903

Cash invested: $91,000 (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: 10.5×

Monthly cashflow live

• Estimated rent: $2,568 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$59 /mo · $711/yr
• Insurance: −$135
• HOA: −$33
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $97

Break-even live

Break-even rent $2,446

Max offer price $325,000

Occupancy floor 91%

Sensitivity live

Price	-10% $281	-5% $189	+0% $97	+5% $5	+10% $-475
Rent	-10% $-106	-5% $-5	+0% $97	+5% $198	+10% $300
Rate	-1.0pp $260	-0.5pp $179	base $97	+0.5pp $12	+1.0pp $-73

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
131 Red Maple Way NW Adairsville, GA	5.0	2.5	2316	$2,580	$1.11	45d	1	0.13mi
115 Village Green Dr NW Unit 166 Adairsville, GA	3.0	2.5	1538	$1,845	$1.20	0d	1	1.27mi
305 Rolling Green Dr NW Adairsville, GA	3.0	2.5	1538	$1,850	$1.20	4d	1	1.29mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 21 events

1. 2026-06-21
   days on marketlisting id $325,000 Active 2 DOM
2. 2026-06-18
   days on market $325,000 Active 54 DOM
3. 2026-06-17
   days on market $325,000 Active 53 DOM
4. 2026-06-16
   days on market $325,000 Active 52 DOM
5. 2026-06-15
   days on market $325,000 Active 51 DOM
6. 2026-06-13
   days on market $325,000 Active 49 DOM
7. 2026-06-09
   days on market $325,000 Active 45 DOM
8. 2026-06-08
   days on market $325,000 Active 44 DOM
9. 2026-06-07
   days on market $325,000 Active 43 DOM
10. 2026-06-04
    days on market $325,000 Active 40 DOM
11. 2026-06-03
    days on market $325,000 Active 39 DOM
12. 2026-06-02
    days on market $325,000 Active 38 DOM
13. 2026-06-01
    days on market $325,000 Active 37 DOM
14. 2026-05-31
    days on market $325,000 Active 36 DOM
15. 2026-04-25
    listed $330,000 Active 1039-char remark
16. 2026-04-25
    listed $330,000 New 1034-char remark
17. 2026-04-21
    historical $330,000 1034-char remark
18. 2026-04-21
    historical $330,000 1039-char remark
19. 2022-12-08
    soldstatus $299,000 Closed
20. 2022-11-03
    status Pending
21. 2022-10-17
    listed $292,500 Active

ⓘ 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: $711 · $59/mo
• Projected year-2 tax: $2,990 · $249/mo
• Expected delta: +$2,279/yr (+$190/mo · 320.4%)

ⓘ 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 ≥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: $30,816
• − Mortgage interest: −$18,205
• − Property taxes: −$711
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,465
• − Management: −$2,465
• − HOA: −$396
• − Depreciation: −$9,455
• Taxable loss: −$4,507
• Est. tax savings @ 24.0%: +$1,082
• After-tax cash flow: $2,242/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This home is in good condition with a modern kitchen and well-maintained exterior. It is ready for a new owner or tenant with minor maintenance items to address.

Value-add opportunities

• Resale Paint exterior trim — Fresh paint can enhance curb appeal and home value.
• Rental Clean gutters — Clean gutters improve drainage and reduce maintenance costs for tenants.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Fresh paint can enhance curb appeal and home value. ↑
• Rental Clean gutters — Clean gutters improve drainage and reduce maintenance costs for tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+11.1% since first listed

9 events — show timeline

• 2026-06-19 Listed $325,000 FMLS
• 2026-06-19 Listed $325,000 GAMLS
• 2026-06-18 Listing Removed — GAMLS
• 2026-05-29 Price Changed $325,000 GAMLS
• 2026-04-25 Listed $330,000 GAMLS
• 2026-04-21 Coming Soon — GAMLS
• 2022-12-08 Sold (MLS) $299,000 FMLS
• 2022-11-03 Pending — FMLS
• 2022-10-17 Listed $292,500 FMLS

Property tax history

+12.6%/yr

Latest (2025): $711 · -4.6% YoY. Source: county tax records.